Loading...
HomeMy WebLinkAbout2005-0627 PECPLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING June 27, 2ft05 Tl7ii~OF t''AtI~' PROJECT ORIENTATION -Community Oeuelopment Oept. PUBLIC WELCOME 11:00 am MEMBERS PRESENT MEMBERS ABSENT Chas Bernhardt Anne Gunion Doug Cahill Bill Jewitt (absent following item #9) Rollie Kjesbo George Lamb David Viele DRB Members Sherry Donuard Pete Dunning Lynne Fritzlen Site Visits: 1. Selby Residence - 1463 Aspen Grove Lane 2. Seven Vails, Inc. - 1837 Alpine Drive 3. Cascade Village Metropolitan District - Westhaven Drive Bridge 4. Treetops Condominiums - 460 East Lionshead Circle 5. Vail Valley Medical Center -181 East Meadow Drive 6. Stephenson Residence - 1448 Vail Valley Drive Oriuer: George Public Hearing -Town Council Chambers 2:00 pm Joint worksession with the Design Review Board: A request for a final review of a conditional use permit, pursuant to Section 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 thereto. Applicant: Town of Vail, represented by Pylman & Associates, Inc. Planner: Bill Gibson ACTION: Tabled to July 11, 2005 MOTION: Jewitt SECOND: Kjesbo VOTIW: 5-0-1(Viele recused} Bill Gibson made a presentation according to the memorandum. The applicant's representative, Rick Pylman; Chris Fasching, the Town of VaiPs traffic consultant; Greg Hall, Public Works Director; and Mark ©eVoss, the applicant's traffic consultant, gave an overview of the proposed trafficlcirculativn plan and study. No public comment was added. 2. Joint worksession with the Design Review Board: A request for a correction to the Vail Land Use Plan to designate the Lionshead Redevelopment Master Plan Area and an amendment to the Lionshead Redevelopment Master Plan to amend, in part, Chapter 5, Vail Civic Center Detailed Plan Recommendations, and setting forth details in regard thereto. Applicant: Town of Vail, represented by Pylman & Associates, Inc. Planner: Bill Gibson ACTION: `fabled to July 11, 2005 MOTION: Dewitt SECOND: Kjesbo VOTE: 5-0-1 {Viele recused) 3. A request far a final review of an amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code, to allow for an amendment to an existing platted building envelope, located at 1463 Aspen Grove Lane/l.ot 8B, Lion's Ridge t=iling 4, and setting forth details in regard thereto. Applicant: Robert and Kristine Selby, represented by John Martin Architect, LLG Planner: Blll Gibson ACTI©N: Approved MOTION: Kjesbo SECOND: Lamb VOTE:6-0-0 Bill Gibson presented the project according #o the memorandum. Jeff Manley, the applicant's representative, made himself available for questions. No public Comment was added. 4. A request far final review of a floodplain modification, pursuan# to Chapter 14-6, Grading Standards, Vail Town Code, to allow for the bridge reconstruction, located at the INesthaven Drive Bridge and PedestrianlSkier Bridge (a mare Complete description is available at the Department of Community Development offices); and setting forth details in regard thereto. Applicant: Cascade Village Metropolitan District, represented by Lonco, Inc. Planner: Bill Gibson ACTION: Approved with conditions MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 CONDITIONS: 1. This approval shall be contingent upon the applicant receiving Town of Vail approval of the design review application associated with this request. This shall include,. but not be limited to, the review and approval of demolition plans, sitelgrading plans, erosion control and Best Management Practices plan, landscapingltree preservation plans, structural design plans, utility plans, utility relocation plans, structural analysis studies, construction staging plans, street disturbance {i.e. street cut) plans, and all necessary details. 2. Construction and disturbance within the Gore Greek 100-year floodplain shall only occur during low flow periods {i.e. after August 1 and prior to spring run-off). 3. Prior to construction, the applicant shall obtain the following: a. Town of Vail Storm Water Discharge Permit approval b. Town of Vail Revocable Right-of-Way Permit approval c. State of Colorado I~ewatering Permit approval d. State of Colorado Division of Wildlife approval. e. U.S. Army Gorp of Engineers approval f. Approval of any other applicable local, state, or federal permits 4. The applicant shall submit a stamped Improvement Location Certificate and topographic survey of the post-construction `°as-built" conditions of the subject site to the Tawn of Vail Community Development Department for review and approval, prior to Town of Vail final construction inspection. 5. As determined by the Town. of Vail Administrator, any changes to the proposed design plans may require a revised floodplain study and Planning and Environmen#al Commission approval of a revised floodplain modification application. Bill Gibson presented the project according to the memorandum. Steve Banks, the applicant's representative, described the project in further detail and was available for questions, No public comment was added. Commissioners Jewitt and Lamb stated their concerns about which side of Westhaven Drive the bike path was being located, but noted that issue was not within the scope of this application. 5. A request for a final review of a variance from Section 12-6C-6, Setbacks, Section 12-6C-8, Density Control, and Section 12-6C-9, Site Coverage, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a residential addition, located at 1448 Vail Valley DrivelLot 18, Block 3, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Robert Stephenson, Jr. and John Schofield, represented by Snowdon & Hopkins Architects Planner: Bill Gibson ACTION: Tabled to July 11, 2005 MOTION: Viele SECOND: Kjesbo VOTE: 6-0-0 Bill Gibson presented the project according to the memorandum. Pam Hopkins introduced the project. She explained the scope, background, and reasoning for project. John Schofield further explained the variance requests, adding that some discrepancy regarding the GRFA could be related to the fact that the methods for calculating GRFA within the Town have changed many times. He commented that a similar setback variance had been granted for this lot and similar site coverage and GRFA variances had been approved for other lots. He explained haw he believed the below grade portions of the house should not count as GRFA. No public comment was added. Bill Jewitt commented that he was in apposition to constructing an additional bedroom through a GRFA variance. Regarding the lowest level basement argument, he mentioned his support of changing the GRFA regulations. However, Regardless, his apposition to a GRFA variance remains. Regarding site coverage, he had some difficulty in determining the hardship that was used to constitute a variance from the regulations. Rollie Kjesbo agreed that any square footage below grade should not be calculated as GRFA. However, the currently non-conforming state of the residence's GRFA should not allow a variance for further non-conformity. Regarding the site coverage variance request, the fact that the residence was built within the Town of Vail negated a request for such a variance. George Lamb agreed with the Comrnissioners who had already spoken, stating his faith in Staff's calculations. In terms of site coverage, he expressed interest in site coverage variances which were granted to properties that were built in the Town and according to Town regulations. The parking situation would be improved by the construction of a garage, however. He was in favor of some solution, but thought that it should not include increased GRFA. David Viele commented that he was not necessarily in agreement with the new GRFA regulations. However, the applicant did not show a hardship that warranted a variance from such regulations. Chas Bernhardt commented that he would like to see the item tabled and proposed somewhat differently at the foRlawing meeting. John Schofield added that perhaps simply an entry elevator and a garage could remain a part of the proposal. Bill Gibson clarified that the elevator would be calculated as GRFA on each level of the structure. Biq Dewitt commented that the GRFA request may be more palatable if the site coverage variance was eliminated. Pam Hopkins replied that one of the Town's wishes was to enclose parked vehicles. John Schofield said that site coverage was available upon the lot for a garage and the entry elevator. Doug Cahill asked if the applicant would be willing to table .the item, to which the applicant replied affirmatively. 6. A request far a final review of a conditional use permit, pursuant to Section 12-7H-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, #o allow for a professional business office and studio, located at 450 East Lionshead Circle (Treetops Building}, I_ot fi, Vail Lionshead Filing 1, and setting forth details in regard thereto. Applicant; Vail Resorts, represented by Braun Associates, Inc. Planner: Bill Gibson ACTION: Approved with conditions MOTION: Kjesbo SECOND: Bernhardt VOTE: 8-0-0 CONDITIONS: 1, This conditional use permit for a busiiness office, located at 450 East Lionshead Circle (Treetops commercial building}, shall expire upon the issuance of a final Certificate of Occupancy for the Liionshead Core Site (i.e. Arrabelle). Bill Gibson presented the project according to the memorandum. Jay Peterson, the applicant's representative, made himself available for questions. George Lamb commented that this proposal was consistent with the development that was occurring within the Town at the time. 7. A request for a final review of a conditional use permit, pursuant to Section 12-9C-3, Parking, Vail Town Code, to allow for a revision to the approved parking plan at the Vail Valley Medical Center, located at 181 East Meadow DrivelLots E and F, Vail Village Filing 2, and setting forth details in regard thereto. Applicant: Vail Valley Medical Center, represented by Mauriello Planning Group, LLC Planner: Matt Gennett ACTION: Approved with conditions MOTION: Kjesbo SECOND: Viele VOTE: 5-1-0 {Bernhardt opposed) Matt Gennett presented the project according to the memorandum. i Greg Rapetti, president of the Vail Valley Medical Center, expressed his support of the proposal to use existing, additional space within the Medical Center. Stan Anderson, with the Vail Valley Medical Center commented that the Center has evolved over #ime, which evolution has required careful additions and allocations of space. The prapasal to use same of the existing space is the natural result of an ever-expanding and improving state-of- the-art medical facility, he continued. Dominic Mauriello, the applicant's representative, further introduced the proposal to the Planning and Environmental Commission via a slide presen#ation. He specifically focused an the efforts that the Medical Center had taken to prgvide c©nvenient parking for its patients and staff. Though same of the incentives for employees to make use of alternative forms of transportation seemed unsubstantial, such incentives were successful. The Center's commitment to providing appropriate and practical forms of parking should cantinas to be recognized by the Planning and Environmental Commission. Doug Cahill asked Staff what the required number of parking spaces would be far this proposal, should the incentives be replaced by actual parking spaces. The answer was forty seven (47) parking spaces. No public comment was added. Bailie Kjesbo camrnented that concerns about the parking situation existed at the time that the addition to the hospital was approved. However, because the parking seemed to be currently effective, he would be in support of the proposal. Eventually, the parking situation would need to be dealt with. George Lamb commented that if the hospital could not be considered a service to the public, he wasn't sure what could. He commended the hospital and expressed his interest in full use of existing space. David Viele commented that his firm had been contractually involved with the hospital, but thane dealings had no bearing on today's prapasal. He further added his support of the pro}ect. Ghas Bernhardt commented that patient parking at the Genter has always been goad. However, employee parking was not always quite as successful. Many employees are forced to park in the public structures and at times, on the Frontage Road. The "un-used" shell space, as predicted, was now being requested. He was not in favor of "dealing" with the parking later. Doug Cahill agreed with other Gammissioners regarding the high level of service provided by the Genter. He commented that additional employees must exist now who did not exist at the time of previous approvals. Though he was in support of the proposal today, he also expressed the need to address the entire parking situation as soon as possible. • 8. A request for a recommendation to the Vail Town Council of an amendment to the Vail Land Use Plan, pursuant to Chapter VIII, Section 3, Vail Land Use Plan, pursuant to Chapter VIII, Section 3, Vail Land Use Plan, to establish a site specific land use plan for the "Chamonix Parcel'", located at Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. Applicanto Town of Vail, represented by Suzanne Sllverthorn Planner: Matt Gannett ACTION: Recommendation of approval MOTION: Kjesbo SECOND: Lamb VOTE:6-0-0 Matt Gannett made a presentation per the staff memorandum IVo public comment was added. David Viele commented his extreme opposition to any proposal far aself-storage facility upon the site. Chas Bernhardt added that such a use was not supported previously. Doug Cahill asked about the fire access, to which the Tawn of Vail Fire Chiefi John Gulick responded that the access easement was too far within the Wendy's lot to be entirely usable. 9. A request far a recommendation to the Vail Tvwn Council of an amendment to the Lionshead Redevelopment Master Plan, pursuant to Chapter 2, Section 2.8, Lionshead Redevelopment Master Plan, to amend the boundaries of the study area to include Evergreen Lodge, located at 254 South Frontage ~Rvad West, Lot 2, Block 1, Vail Lionshead Filing 2, and setting forth details in regard thereto. Applicant: Evergreen Lodge at Vail, represented by H8 Development Company Planner: George Bother ACTION: Tabled to July 11, 2005 MOTION; Jewitt SECOND; Kjesba VOTE: 6-0-0 George Ruher presented the project according to the memorandum. TJ Brink, with HB Development, further explained the background of the project. Doug Cahill asked how access would be addressed. The applicant responded that access for the hospital could occur at the Westbank location. The Evergreen access could then occur as close to Vail International as passible. Bill Jewitt thought that making this area a part of the Lionshead study area seemed to make good sense, Rollie Kjesbo continued, saying that adding this area to the Lionshead area seemed to make sense. David Viele stated his lack of support of adding this area into the Lionshead area without serious study of the hospital's future plans. Chas Bernhardt agreed with Commissioner Viele. However, since the Medical Center had now purchased the building to the east, access may work better in the future. Evergreen Lodge should remain amenable, however, to helping solve the traffic situation. Doug Cahill thought that it would benefit the Tawn to include the site within the Livnshead Master Plan area. George Ruttier pointed out that issues including the maintenance of accommodation units, service and delivery access, pedestrian connections, trafficlcongestion, etc should eventually be studied and. added to Chapter 5 of the LRMP. TJ Brink expressed his wish to avoid another joint application with the Medical Center. Chas Bernhardt asked if this was a time sensitive issue. The applicant replied in the negative, stating, however, that a re-zoning application and other applicable requests would fallow which would warrant expedited review. 10. A request for final review of a text amendment to Section 12-7H-12, Density (Dwelling Units Per Acre}, Vail Town Code, pursuant to Chapter 12-3, Amendments, Vail Town Code, to allow multiple attached accommodation units within a dwelling unit, and setting forth details in regard thereto, Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: George Ruttier ACTIflN: Recommendation of approval MpT1C?N; Kjesbo SECQND: Lamb VOTE: 3-©-tt George Ruttier presented the project according to the memorandum. Jay Peterson, representing Vail Resorts Development Company, asked Staff about several passible corrections which should be reflected within the memorandum. He also asked about employee housing and traffic impact fees and requirements. There had been substantial interest for more than one lock off unit within the Arabelle. The only negative to the scenario, he continued, would be "an extra door into the hallway". Owners who were not interested in renting a second unit, would not ask for this privilege through a conditional use request. Rollie Kjesbo commented fhat the idea of more "warm beds" within the Tawn seemed like a good idea. George Lamb said that this proposal would give certain owners a chance to increase rental income. Chas Bernhardt agreed that this proposal seemed to be a goad one. He thought that the employee housing requirement was a bit "stiff', however. Paint 2 (.2} seemed like a better solution. Regarding traffic impact fees, he had na feelings on that matter, Doug Cahill agreed with the benefits of the proposal and stated that he hoped the concept might be applicable to other developments within the Town. George Ruttier commented that employee housing requirement numbers were an attempt at remaining consistent with other approvals within the Town. The generation of new employees was minimal regardless of the number of new attached accommodation units. 11. A request fora #inal review of a variance from Chapter 146, Grading Standards, Vail Tawn Cade, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a retaining wall in excess of 3 feet in height located in the front setback, located at 1837 Alpine Drive/Lot 49, Vail Village West Filing 1, and setting Earth details in regard thereto. Applicant: Seven Vails, Inc., represented by David Flinn Planner: Elisabeth Eckel ACTION: Approved with conditions MOTION: Kjesbo SECOND: Viele VOTE: 5-0-0 CONDITIONS: 1. This approval shall be contingent upon the applicant receiving Town of Vail approval of the design review application associated with this variance request. 2. As a result. of #hs approval and prior to final inspection by the Community Development Department, the applicant shall provide only two parallel parking spaces within the Right-of-Way along Alpine Drive, subject to a new Revocable Right-of-INay permit from the Town of Vail Public Works Department. 3. The applicant shall ensure that no vegetation shall be disturbed which is not indicated to be disturbed on the plans. Additional disturbed landscaping shall be replaced, according to a new landscaping plan, subject to review and approval by the Community Development Department. 4. Prior to final inspection by the Community Development Department, the applicant shall ensure that the driveway be paved, to come in#o conformance with the driveway ma#erial regulations defined in Chapter 14:2 Definitions, Development Standards Handbook, Vaii Town Code." Elisabeth made a presentation per the staff memorandum Pepper Etters was available to answer questions of the staff and Gornmission. There was no public comment. The Commissioners agreed with the applicant's rationale for the physical hardship and believed that relief from the Town"s development standards was necessary. 12. Report to the Planning and Environmental Commission of an administrative action approving a request for a minor amendment to SQI~ No. 38, Manor Vail Lodge, pursuant to Section 12-9A- 10, Amendment Procedures, Vail Town Gode, to allow for modifications to the approved building plans for the Manor Vail Lodge, 59~ East Vail Valley L~rivelLots A, B, and C, Vail Village Filing 7, and setting forth details in regard thereto. Applicant: Manor Vaii, represented by Zehren and Associates Planner: Warren Campbell There was no public comment 13. A request far a final review of a text amendment to Section 12-7A-7, Height, Vail Town Cade, pursuant to Chapter 12-3, Amendments, to increase the height Gmitat'con for a sloping roof from 48' to 56" in the Public Accommodation zone district, and setting forth details in regard thereto. Applicant: Mauriello Planning Group, LLG Planner; George Ruther ACTION: Tabled to July 11, 2Q05 MOTION: Rollie Kjesbo SECOND: Chas Bernhardt VOTE: 5-0-0 14. A request for a final review of a variance from Section 12-~iD-6, Setbacks, Vail Tawn Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of a garage addition within the front setback, located at 26x8 Arosa DrivelLot 2, Block d, Vail Ridge Subdivision, and setting forth details in regard thereto.. Applicant: Brenda and Steve Herman, represented by Mauriello Planning Group, LLC Planner: Warren Campbell ACTION: Tabled to July 11, 2005 MOTION: SECOND: VOTE: 5-0.0 15. Approval of June 13, 2005 minutes MOTION: Rollie Kjesba SECOND: Chas Bernhardt VOTE: 5-4-0 16. Information Update 17. Adjournment MOTION: RollieKjesbo SECOND: Chas Bernhardt VOTE: 5-I1-0 The applications and information about the prapasals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call {970) 479-213$ far additional information. Sign language interpretation is awaiJable upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published June 24, 2005, in the Vail Daily. MEMORANDUM TO: Planning and Environmental Cammission I=RON: Community Development Department DATE: June 27, 2005 SUBJECT: A request for a correction to the Vail Land Use Plan to designate the Lionshead Redevelopment Master Phan Area and an amendment to the Lionshead Redevelapment Master Plan to amend, in part, Chapter 5, Vail Civic Center Detailed Plan Recommends#ions, and setting forth details in regard thereto; and, a request for a final review of a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Cade, to allow for a public convention facility and public parking facilities and structures, located at 395 East Lionshead Ci~clelLot 1, Black 2, Vail Lionshead Filing 1, and setting forth details in regard thereto. Applicant: Town of Vail, represented by Pylman & Associates, lnc. Planner: Bill Gibson I. SUMMARY i The applicant, Town of Vail, represented by Pylman & Associates, Inc., has submitted applications to allow for the construction of a the Ganference Center lacated at the °'Chaper Bus Lot" site adjacent to the Lionshead Parking Structure. Today's discussion will be a joint-work session between the Planning and Environmental Commission and the Design Review Board to allow the Staff an opportunity to present an overview of the Conference Center review process, the roles of the reviewing bodies, the general use gone district and conditional use permit review process, and the applicable elements of the Lionshead Redevelopment Master Plan. The Commission and the Design Review Board are not being asked to take any formal actions at this time; however, Staff encourages the Commission and the Board to listen to a Staff presentation and ask questions. 11. BACKGROUNIa On June 13, 2005, the Punning and Environmental Commission held a worksession at which the applicant presented an introduction/overview of the Conference Center project. L.J III. DISCUSSION ITEMS 7. Conference Center Review Process The Planning and Environmental Commission asked staff to prepare a list of the steps required in the review process of the Conference Center development review applications. The proposed list is not intended to be all- inclusive as there will surely be additional issues that arise from time to time which will require the a#tentian of the applicant, staff, public, and Commission. Instead, the list of next steps is intended to provide an overall picture of the development review process and an aftempt to put a schedule to the review. Dates were intentionally left off the list to eliminate the perception that the process is rigid end lacking opportunity to truly focus on the issues, The following outline of next steps is proposed: Step 1: PEC (June 13) • Project introduction. Step 2. PEC and DRB joint-worksession (June 271 • Overview of the review process. • Overview of the reviewing body's rote and responsibilities. • Overview of the applicable zoning regula#ions and master plans. Step 3: DRB • Project introduction. Step 4: PEC • Follow-up • Overview of vehicular/traffic circulation. • Overview of parking. • Overvi~:w of building. programming. • Overview of building bulk and mass. • Overview of employee housing. • Evaluation of compliance with zoning and master plans. Step ~: DRB • Conceptual review. Stec 6: PEC • Follow-up • Overview of architecturallengineering design.. • Overview of streetscape and landscape design. Overview of public art. • Evaluation of compliance with zoning and master plans. S#ep 7: DRB • Conceptual review. ~J 2 Stet 8: PEC • Follow-up as necessary. • Final reviewlvote Sten 9: DRB • Final reviewlvote 2. Roles of the Reviewing Boards The purpose of this section of the memorandum is to clarify the responsibilities of the Design Review Board, Planning and Environmental Commission, Town Council, and staff on the submitted applications. The Town Council is the property owner and the applicant for the Conference Center project. As the applicant, the Town Council has created a Conference Center Advisory Committee and held several public meetings to evaluate the need for a new conference center, select a site for the conference center, select the programming for the conference center, and select the project design style. Both the Planning and Environmental Commission and Design Review Board will be reviewing the development applications for the Conference Center project. The Commission will be reviewing proposed conditional use permits and amendments to the Lionshead Redevelopment Master Plan. The Commission will be evaluating if this project conforms to the general goals and objectives of the master plan and if the project complies with the specific recommendations and guidelines outlined in the master plan. The Commission will also prescribe ail development standards for this project including; lot arealsite dimensions, setbacks, building height, density control, site ~ coverage, landscapinglste development, and parlcinglloading. The Design Review Board will review the design review application for the Conference Center project. The Board will be will be evaluating if this project conforms with the Town's general design standards and guidelines as well as the design standards and guidelines prescribe by the Lionshead Redevelopment Master Plan. Many aspects of the Board's review will overlap with those of the Commission. 3. Zoning Regulations The following excerpts from Title 12, Zoning Regulations, are directly applicable to khe proposed Conference Center project: Article 12-9C: General Use (GU), District (in part) 72-3C-7: PURPOSP: The general use district is intended fo provr"de sites for public and quasi-public uses which, because of their special characferistics, cannot be appropriately regulated by the development standards prescribed for other zoning districts, and for which development standards especially prescribed for each particular development proposal or project are necessary fo achieve .the purposes prescribed in section 12-7-2 of this title and to provide for the public welfare. The general use district is intended to ensure that public buildings and grounds and certain Types of quasi-public uses permitted in the distn'ct are appropriately located and designed to meet the needs of residents and visifars to Vail, to harmonize with surrounding uses, and, in the case of buildings and other structures, to ensure adequate light, air, open spaces, and other amenitr'es appropriafe to the permitted types of uses. 72-9C-3: CONDITIONAL USES: (in part) A. Generally: The following conditionaf uses shall be permitted in the GU district, subject to issuance of a conditional use permit in accordance with fhe provisions of chapter 16 of this title: Pubfic parking facilities and structures. Pubfic theaters, meeting rooms and convention facilities. ~2-9C-5: DEVELOPMENT STANDARDS: A. Prescribed By Planning And Environmental Commission: In the general use district, development standards in each of the following categories steal! be as prescribed by the planning and environmental commission: 1. Lot area and site dimensions. 2. Setbacks.. 3. Building height. 4. Density confrof. 5. Site coverage. ti. Landscaping and site development. 7. Parking. and loading. B. Reviewed By Planning And Environmental Commission: Developmenf standards shall be proposed by the applicant as a part of a conditional use permit application. Site specific development standards shall then be determined by the planning and environmental commission during the review of the conditional use request in accordance with the previsions of chapter 96 of this title. 12-9C-fi: ADDITIONAL DEVELOPMENT STANDARDS: Additional regulations pertaining to site development standards and the development of land in the general use district are found in chapter ~4 of this title. Chapter 12-T fi: Conditional Use Permits (in part) 72-~fi-1: PURPOSE; LIMITATIONS: In order to provide the flexibility necessary to achieve the objectives of this title, specified uses are permitted in certain districts subject to the granting of a conditiona! use permit, 4 Because of their unusual or special characteristics, conditional uses require review and evaluation sa that they may be located properly with respect to the purposes of this fide and with respect to their effects on surrounding properties. The review process prescribed in this chapter is intended fo assure compatibility and harmonious development between conditional uses and surrounding properties and the town at large. Uses fisted as conditional uses in the various districts may be permitted subject to such conditions and limitations as the fawn may prescribe to ensure that the location and operation of the conditional uses will be in accordance with development objectives of the town and will not be detrimental to other uses or prapen`ies. Where conditions cannot be devised to achieve these objectives, applications for conditional use permits shall be denied. 4. Lionshead Redevelopment Master Plan The fallowing excerpts of the Lionshead Redevelopment Master Plan are directly applicable to the Conference Center Project {Staff will present a mare detailed presentation of these excerpts at the public hearing}: CHAPTER. 2: INTRODUCTI{3N (in part) 2.7 Puroose Qf the Master Plan This master plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives within the Lionshead study area. Both public and private interests have recognized that Lionshead today lacks the economic vitality of Vail Village, its neighboring commercial district, and fails to offer a world class resort experience. Lionshead's economic potential has been inhibifed by a number of recurrent themes; lack of growth in accommodation units ("hat beds"), poor retail quality, the apparent deterioration of existing buildings, an uninteresting and disconnected pedestrian environment, mediocre architectural character, and the absence of incentives far redevelopment. Redevelopment is critical far Vail and Lionshead if the communify is to remain a competitive four-season resort. Other resorts are spending millions of dollars fa upgrade their facilities in order fo attract mare visitors year-round. Growth r'n the number of skiers annually has slowed to one fa two percent, intensifying competition for market share. Skiers are spending less time skiing and more time shopping, dining out, and enjoying other off- maunfain activities. As a result, the demand for quality retail shopping and a greater diversity of experiences has dramatically increased. All of these are sorely in need of improvement in Lionshead. Vail, and specifically Lionshead, will fall behind if the community faits to upgrade the quality of its facilities and correct the existing flaws in its primary commercial nodes. This master plan, developed over a period of two years and with extensive involvement by the communify, is a comprehensive guide far property owners proposing to undertake development or redevelopment of their properties and the municipal offr'cials responsible for planning public improvements. The plan outlines the Town's objectives and goals for the enhancement of Lionshead and proposes recommendations, incentives, and requirements for redevelopment and new development of public and private properties. It also recommends specific public improvement projects that are strategically important to the future success of Lionshead. The master plan is intended to provide direction over the next 15 to 20 years. ~.2 Definition of a Master Plan In the development of the Lionshead Master Plan, the following defrnition has been used as the basis for fhis work' A masfer plan is a guide, a flexible framework for future action. It articulates a community's fundamental land use policies, principles, and goals in a broad and general way. It plans for the future physical development or redevelopment of an area of the community, including its functional and circulation systems and its public facilities. The land use policies in a master plan are generally implemented through zoning ordinances. Existing zoning and land case codes may be rrrodifled and new provisions enacted in order fo conform to the master plan and carry out the plan's objectives. A master plan does not convey approval for particular development proposals or concepts, nor can It be implemented in a short time frame. After adoption of the Lionshead Master Plan, every development proposal will have to go through the applicable development review and approval process, with its attendant public notr'ces and public hearings. A proposal's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. 2.3 Policv Ubiectives The Town Council adopted six policy objectives on November ~', 1996 to outline the important issues to be addressed in the master plan and fo provide a policy framework for the master planning process. 2.3.7 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additions! activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.3.3 Stronger Economic Base TJ7rough Increased Live Beds in order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base (`live beds" or "warm beds') through new lodging products.. 2.3.4 Improved Access and Circulation The flaw of pedestriarr, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2.3. b Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents. 2.3.5 Creative Financing for Enhanced Private Prafits and Public Revenues Financially creative and 1:lscalfy realistic strategies must be identified so that adequate capital may be raised from all possible sources to fund desired private and public improvements. 2.4 Ground Rules for the Master Pfannina Process Can November 4, 1996, the Tawn Council adopted the following ground rules for the masfer planning process in order fo clarify the initial parameters and rules under which the master plan would be developed. 9. The master plan to be developed for alf public and private lands in Lionshead will se-ve as fhe policy framework for all future decision-making an specific development and redevelopment proposals in Lionshead. The master plan will be based on the Lionshead Policy Objectives adopted by the Town Council to reflect the community's interests. 7 2. The Town of Vail will work collaboratively with Vai! fZesorts, inc. on the master plan for Lionshead and will involve all other interested citizens, business owners and property owners in the master planning process. The masfer plan ultimately recommended may or may not reflect development approaches currently being explored by VRI. 3. Proprietary informafion of any private property owner or developer will remain private and conf<dentia! unless it becomes part of a public record. 4, There will be no net foss fo the Vail community of either locals' housing ar parking spaces (public and private) now existing in Lionshead. 5. Collaborative public/private redevelopment and financing ventures, including urban renewal authorities and downfown development authorities, will be considered. 6. The intent of redevelopment includes minimizing short term construction-related impacts of redevelopment on existing businesses and residents and increased cooperation befween the public and private sectors. The Town Council will have final decision-makr`ng authority on the Lionshead Master Plan, adoption of implementing actions, use of public lands, public improvements, and public financing mechanisms. The Town Council or its authorized boards (PEC and DRl3) will make final decisions on subsequenf site-specific development proposals cansistenf with the master plan. 2.5 Urban ©esian Principles On November ~, 1996, the Town Council adopted the following set of urban design principles to guide the development of the master plan.• 1. Connect Lionshead physically and visually to the mountain landscape. 2. Make people physically and emotionaNy comfortable in Lionshead. 3. Provide a sense of arrival to demarcate the Lianshead district. 4. Create fandmarks and turning points to guide people through the area and make it memorable. 5. Provide gates and portals to help define the sequence of public spaces and places. 6. C?efine appropriate land uses adjacent to outdoor spaces. 2.8 Adopfion and Amendment of The Master Plan The Lionshead Master Plan was adopted by resolution No. 74, Series of 1998, on December 75t`', 1998, by fhe Vail Town Council following a recommendation to approve by the Planning and Environmental Commission. Future amendments to this master plan must be approved by resolution or mofion by the Town Council following a formal recommendation by the Planning and Environmental Commission. Implementatt'on activities and ordinances will be appraved in accordance with fhe Town of Vai! Municipal Code. CHAPTER 3: EXISTING CONDITIONS ASSESSMENT AND PROBLEM IDENTIFICATION (in part) 3.2 Existing Land Uses 3.2.4 Conference/Meeting Facilities The Lionshead study area contains several public and private conference fac!lities (see Map L), with the majority of space in private ownership. Aside from Dobson ice arena, which is not suitable for smaller conferences and meefings, the only publicly available conference room in Lionshead is in the Vail Public Library, a small and heavily utilized facility. In general, there is a growing need for additional conference space in Lionshead, especially as the local economy seeks to diversify and provide a wider range of destination resort activities in addition to skiing. 3, 8 Transportation and Cr`rculatian During President's Day weekend in 7997. the transportation planning arm of Felsburg, Holt, and Lillevig conducted an in-depth inventory and analysis of the existing transportation patterns in the Lionshead study area, Their report is captained in appendix A. The following is an overview of the existing transportation and circulation systems in Lionshead: 3.8.1 Vehicular The vehicular access system in Lionshead is comprised of one primary route {the 1-70 South Frontage Road) and four secondary routes (East Lionshead Circle, West Lionshead Circle, Lionshead Place, and Forest Road). 3.8.7.1 1-7D South Frontage Road The l-7Q South Frontage Road (see {gore 3-8} borders the northern edge of the study area and provides vehicular access for all of Lionshead. General issues associated with the frontage road are described below: a. Bicycles and Pedestrians There are no continuous bicycle paths or lanes along the South Franfage Road nor are (here adequate shoulders thaf bicyclists or pedestrians could use ipstead. The need for a bicycle lane was documented in the 9999 Vail Transportation Master Plan and the ?988 recreation trails masterplan. The pedestrian core of Lionshead is an obstacle to bike traffic Through Lionshead fa Vail Village, forcing bikes to take the frontage road instead and causing dangerous conflicts between cyclists and motorists. b. Turning Movements There is one eastbound and no westbound turning lanes from the frontage road into Lionshead, which results in traffic backup during peak travel periods. Westbound vehicles after veer onto the gravel shoulder to pass cars waiting to make a left turn. As Lionshead redevelops and expands its bed base, this emblem will intensify. c. L7rrectional Signage Visitors to Lionshead often complain of difficulty finding their destination. Bewildered motorists slow down at each intersection because there is no signage directing them to their lodgings. The cumulative effects are traffic congestion and irritated guests. d. Overflow Parking. Each winter during peak ski weekends the westbound shoulder of the frontage road becomes a default overflow parking area, stretching westward from the turn across from the Evergreen Lodge to the entry of the Vail Associates service yard. This situation creates a dangerous cont7ict between through~frafflc and pedestrians, as there are no delineated crossings and no sidewalk on the soufh side of the frontage road. Safe crossings are made even more difficult by winter road conditions and traffic congestion and because pedestrians are often wearing ski boots and carrying skis. 3.8.9.2 East Lionshead Circle East Lionshead Circle (see figure 3-9) serves four primary purposes: a;1 providing access to eight lodging facilities; b} serving as the transit route for private shuttles and the public bus system; c) accommodating loading and delivery functions; and d) providing a place for private skier drop-off. a. Lodging Access East Lionshead Circle accesses four lodge properties west of the main bus drop-offf pedestrian crossing and' four others to the east of the bus stop. Vehicular traffic to the four properties to the east poses a significant conflict with the large volume of pedestrian traffic crossing from the western end of the parking structure into the Lionshead core. The southern edge of East Lionshead Circle is fragmented by four separate curb cuts accessing the Lodge at Lionshead. 10 b. Transit Transit traffic on East Lionshead Circle consists of Town of Vail buses as well as local and regions! shuttle bus traffic. Town buses have difficulty making a left turn from Last Lionshead Circle to the west-bound lane of the South Frontage Road because of the street gradient and the volume of traffic that compefes with the bus for breaks in the fronfage road traffic, This backup occasionally causes two westbound buses to stack at the intersection simultaneously and makes it difficult for buses to frnish their circuits on schedule. The volume of shuttle van traffic an East Lionshead Circle is greater than it needs to be. In order for westbound shuttles to reach their queuing area in front of the Subway sandwich shop at the western end of the parking structure, they must drive the entire length of the road, turn around across from Dobson ice arena, and drive back to the queuing area. This movement requires the shuttles to conflict with the west pedestrian crossing twice each trip. The most significant issue with the transit system along East Lionshead Circle is the drop-off area Located at the western end of the public parking structure. This drop-off area, home to buses, shuttle vans, delivery trucks, and personal vehicles, is poorly organized. As the main pedestrian portal into Lionshead, it is one of the least functional and most congested elemenfs in the study area. The primary problem wifh fhe drop-off area is the lack of any clear and safe pedestrian crossing from the parking structure into the Lionshead pedestrian mall. Pedestrians often walk through the bus lanes and across the small planter islands. Delivery vans obscure sight lines when pedestrians step Into the traffic lane of East Lionshead Circle. c. Loading and Delivery Delivery vehicles need to access all of the residential and recall properties on East Lionshead Circle, but the vast majority travel only to one of two locations. The first is the alley behind Vail 2~, Lionshead Pride, and the Lifthouse Lodge. Service vehicles here conflict with a designated fire lane and significantly downgrade the pedestrian and vehicular arrival experience fo these buildings. The other concentration of service vehicles occurs at the Easf Lionshead bus drop-off. Vehicles parkr`ng here cause major conflicts at the pedestrian crossing from the parking structure and detract from the visual image of the primary pedestrian entry into Lionshead. 11 Because these two areas together cannot adequately accommodate peak delivery volumes, service vehicles will occasionally stage outside the areas, further exacerbating fraffrc congestion. d. Pedestrian Traffic The pedestrian systems along Easf Lionshead Circle are marginal in qualify and, in some cases {such as the connection between the public parking structure and the Lionshead mall), hardly functional of all. The section of the street from the eastern drop-off area to Dobson arena has a sidewalk but lacks pedestrian crossings to the residential properties. It also lacks a dedicated pedestrian conneefian fo the walkway east of Dobson That continues into Vail Village. The lack of a sidewalk on the south side of the street farces pedestrians to crass East Lianshead Circle twice or, mare commonly, to walk in the street. e. Skier Drop-Off During the ski season the drop-off area of the western end of fhe parking structure is often used by pri vate motorists as a skier drop-off area although there are no designated skier drop-off locations. Automobiles pose a m ajor conflict with delivery vehicles and further compromis e the safety of pedestrians crossing from the parking structure. Although it is convenient,. skier drop-off at this location is dangerous and should be eliminated or redesigned. 3.9 Parkinq The ground rules of the Lionshead master plan state fhat future redevelopment will not cause a net loss of parking. An assessment of existing parking canditr'ons is discussed in this section. For additional parking information on a town-wide basis, please refer to fhe Town of Vail carrying capacity analysis and the Master Transportation Study. Existing public and private parking facilities in Lionshead are shown on Map !. 3.9.1 Parking Generation Parking demand and generation in a mixed-use resort environment is difficult to quantify. !t is somewhat easier to analyze when broken out into its three components: parking generated by the lodging bed base, parking generated by retail/ commercial activity, and parking generated by the ski mountain and other desfination activities and ever7ts. However, the ski mountain, fhe retail shops, and the lodging facilities da not represent discrete and separate populations, so fhe calculation of pubfic parking demand is `complicated by the high degree of overlapping between these different parking generators. To understand the relationship between future improvements in Lionshead and the public parking demand they will generate, one • • l2 must first understand how visitors will arrive and what they will be doing during their stay in Vail. Only then can the increments! increase in public parking demand be estimated. 3.9.1.1 Parking Demand Generated by Lodging All private residential and lodging properties in Lionshead provide their own parking, either in surface or structured facilities, None, whether existing or planned, is expected to increase the demand for public parking facilities. To the contrary, Lodgings within easy access of the ski mountairr and the resort core may actually reduce the demand for public parking facilities. 3.9.1.2 Parking Demand Generated by Retail/ Commercial Space The retail base in Lionshead, with a few exceptions, utilizes the Town of Vail public parking facilities. Through the Town's parking pay-in-lieu system, retail businesses pay none-time assessment on a square footage basis for the parking demand they generate. The pay-in-lieu formula does not fully adjust far the probability that the parking for many retail customers is already accommodated in their lodgings. 3.9.1.3 Day Skier and Special Event Parking During the ski season, day skiers are the largest users of the Lionshead public parking structure. While it is generally assumed that skiing, not retail, is the primary destination for the majority of wintertime users of the parking structure, no survey data confirms this. 3.9.2 Existing Public Parking The Lionshead public parking structure has a capacity of approximately 1,20(3 cars. In addition, a charter bus parking area is located at the eastern end of the Lionshead parking structure (see figure 3-14). 3.9.3 Existing Parking Shortfall According to the Town of Vail Master Transportation Study, the Lionshead parking structure is filled to capacity approximately 20 to 30 times during the winter, ar roughly 20 percent of the ski season. During these times of capacity usage (Christmas, President's Day, Martin Luther King holiday), overflow parking occurs on the north side of the South Frontage Road. CHAPTER 4: MASTER PLAN RECf~MMENDATI(JNS - QVERALL STUDY AREA (in part) This section of the master plan addresses issues that affect Lionshead as a whole. These issues -and recommendations to address them -should be considered in all planning and policy decisions as Lionshead redevelops. 4.1 Underlvina Physical Framework of Lionshead 13 The Lionshead resort area (that portion of the study area north of Gore Creek) is a mixed-use urban environment with several discernible land-use sub-areas, or "hubs" (see Map N). Although the hubs overlap somewhat, there is no consistent and comprehensive pedestrian connection between them. The primary goal of the master plan is to create a visually interesting and functionally efficient pedestrian environment that connects the hubs fo create a cohesive and memorable resort environment. 4.9. F Lionshead Master Plan Concept Two primary pedestrian streets form the backbone of Lionshead's physical plan: an east west corridor connecting Dobson Ice Arena with the west end of Lionshead and a north-south corridor connecting the proposed north day lot transportation center with the ski yard. The circulation system and new retail and lodging components will follow fhe underlying pattern set by these corridors (see Map T) and fhe entry portals associated with them. 4.9.2 East Lionshead -Civic Hub The civic hub of Lionshead is comprised of Dobson Ice Arena, the Vail public library, the Lionshead public parking structure, and the proposed Vail Civic Genfer site on the east end of the parking structure. Although this area also contains several lodging properties and may support offrce or retail development in the future, all planning and design decisions here should be respectful of and compatible with these civic components. 4.2 Connection to Vail Villacre The lack of connection between Lionshead and Vaii Village was idenfi~ed early in the master planning process. Although both West Meadow Drive and East Lionshead Circle connect the vilfage to Lionshead, the pedestrian systems along this corridor are poor and the streetscape has no consistent visual character. The eastern entry to the Lionshead study area is at Middle Creek (at the Vail public library and Dobson Ice ArenaJ, but fhe true entrance to the Lionshead retail care is at the western end of the Lionshead parking structure. Pedestrian connections should be sensitive to the residential uses on West Meadow Drive and East Lionshead Circle. !t is also important that they be continuous from the Intersection of Vail Road and East Meadow Drive in Vail to the west end of fhe parking structure in Lionshead. The Town of Vai! streetscape Master Plan recommendations for West Meadow Drive should be implemented in a way that is consistent in design and character with the entire Vail Villagef Lionshead connection. 4.3 Connections to the 1Vatural Environment One of the outstanding characteristics of Vail Village is r`ts spectacular visual connection to Vail Mountain, particularly the t4 protected view corridars up Bridge Street from the village parking structure and toward the Gore Range from Fast Meadow Drive, Over the years the village has also strengthened its physical connections to the natural environment by improving creekside parks and trails and by integrating landscape into the built environment at every opportunity. Lionshead has no similarly strong connection to the natural environment even though it is situated even closer to the base of the mountain. To remedy this critical deficiency, the following recommendations are made: 4.3.1 Visual Connections As development and redevelopment occur in Lionshead, it will be vital to protect visual connections to the ski mountain. These visual relationships strengthen the identity of Lionshead as an alpine resort and provide a visual reference that helps Lionshead visitors to find (heir way through the care. Visual connections to the natural environment should be established utilizing the fallowing techniques: 4.3.1.9 View Corridors Creating and establishfig view corridors is an effective way to Link the urban care of Lionshead visually to the natural environment of . Gore Creek and the mountain. The master plan is recommending the creation of several dedicated public view corridors. In addition, all private development and redevelopment should endeavor to create visual connections from and through their properties. View corridors do not have to be expansive to be effective. In many cases, a slender but well targefed view corridor can be just as effective as a broad view. Nor do visual connections have to be continuous; they can reoccur, providing intermittent views from different angles. 4.3.1.2 North-South Orientation of Buildings The predominant east-west orientation of buildings in Lionshead acts as a vr'sual and physical barrier, interrupting the connection to the natural environment. It should be a priority in future development and redevelopment to orient vertical building masses along a north-south axis whenever possible. This will help to accomplish the following objectives: a. Sun Access During the winter months, the sun is !ow in the southern sky, providing the greatest solar exposure to the south faces of buildings and to streets and spaces open to the south. A north-south orientation of building masses will increase the amount of sun reaching the Lionshead pedestrian core and the buildings to the north. i5 b. Views from New Buildings !n double loaded buildings orienfed on an east west axis, units on the south side of the building get great views of the mountain, but units on the north side do not. orienting the building mass on a north-south line creates angled southern views for both sides of the building, and units on bath sides will get direct sun sometime during the day. c. Views from Existing Buildings Publr'c Input throughout the master planning process r'ndicated that existing property owners in Lionshead are concerned thaf new development will block their private views to the mountain. By orienting new buildings on a norfh~south axis, the potential visual impact on existing buildings is reduced. d. Creation of Streets f~ strong view corridor in the Vail Village is Bridge Street. The orientation of fhe street toward fhe mountain provides a constant sense of direction and draws people to fhe destination at fhe top of the sfreet. Likewise, fhe proposed north-south orientation of buildings in Lionshead will help fo create streets oriented to the views, something that is almost complefely lacking today. 4.4 Public View Corridors 4.4.2 Public View Corridors Where Redevelopment of the Viewpoint or the Foreground is Likely !t is proposed that the following three views be established as critical design parameters, but not as benchmarked and surveyed corridors. The extent to which an applicant for redevelopment creates or maintains these views will be a consideration for approval or disapproval by the reviewing board. Prior to approval of a redevelopment application by the Town Council the new vr'ew corridor should be surveyed and formally adopted in accordance with existing Town code. 4.4.2.1 Uiew Corridor Three This view is from the east end of the Lionshead parking structure looking south across the Lvdge of Lionshead buildings toward the ski mountain (see figure 4-3). This site has been identified for future development as a civic facilify; when that happens, this view may become more important. 4.6 Vehicular and Pedestrian Circulation 4.6.2 South Frontage road 4.6.2.3 Provisions for Bicycles and Pedestrians 1 Ea A pedestranf bicycle path should be created on the south side of the frontage road running the entire length of the Lionshead study area. Providing an unbroken pedestrianf bicycle path to connect the main Vail roundabout to Cascade Village, this pathway will conform to the current Town of Vail standards regarding width and material. 4.6.2.4 Vr`sual Improvements It is essential that improvements for better traffic flow be accompanied with aesthetic improvemenfs in order to break up the perceived width of the improved roadway and fo give a stronger image to this north edge of Lionshead (see figure 6-5). Improvements could include landscaped medians and a consistent landscape Treatment between the South Frontage Road and the eastbound Lane of !-T4. Fragile understory plantings should be avoided in favor of street trees and hardy ground covers that can survive winter snowplowing activities, This corridor should also include new directional signage, described in section 4. ~ 0.1.9 4.6.3 Modifications tv Fast Lionshead Circle 4.5.3.4 Visual Improvements As an important link in the transit connection between Vail Road and the east Lionshead pedestrian portal, East Lionshead Circle plays an important role in setting the visual tone and character for people arriving from Vail village. Toward that end, any architectural additions to the south face of The parking structure should comply fully with the architectural design guidelines, and the pedestrian walkway should create a consistent visual character connecting Dobson .Arena with the east Lionshead pedestrian portal. In addition, it is recommended that the Town of Vail coordinate with the adfacent residential properties to provide a visually consistent vegetative screen an the south side of East Lionshead Circle. 4.6.3.5 Aedestrian Sidewalks A new, more intensively developed pedestrian walkway is recommended along the south face of the parking structure to connect the main Lionshead pedestrian portal with the Dobsonf Civic center pedestrian plaza. This walkway will provide access to the potential new retail face of the parking structure and permit unimpeded pedestrian flow between the two ends of the parking structure (see figure 6-6). Given the long and linear nature of this facade, a covered arcade across the walkway, as suggested during fhe master plan public input process, may help to break it up. 1f covered, the walkway should be wide enough to accommodate the flow of pedestrian traffic 17 along the retail face and designed as an integral element of the building. 4.8 Parkr'na Parking is a critical component in a mixed-use resort environment such as Lionshead, and any efforts to enhance this component should adhere to the fallowing goals and guidelines: a. Parking must be sufficient to meet demand. Correcfily assessing parking demand in an environment such as Lionshead is difficult but extremely important. Overestimating parking demand can be as damaging as underestimating demand due to the extreme expense of parking space {especr`ally if structured) in a real estate environment such as the Vail Valley. Likewise, parking is a large consumer of ground and should be designed to occupy as little real estate as possible. In tight margin developments such as mid-range hotels and lacalsfemployee housing, the expense of parking can be the deciding factor as to the ecanomic viability of the project Due to these attributes of parking, it is important that true demand, or desired demand, be distinguished from actual usage. For example, the "free after three"program currently in place for the Town of Vail parking structures has undoubtedly increased the usage of these structures during the evening hours (the Lionshead structure idled in the evening for the first time in 1998). However, there has not been a corresponding increase in sales tax revenue, which was the original intent of "free after three" (Note- concrete studies regarding the utilization of the "free after three" program have not been conducted and it is strongly recommended fhat this occur if the program is to continue). It is hypothesized that a significant porfion of people utilizing the free parking program are in fact employees or people that would have used transit ar ofher means of access if the parking were not as readily available. In other words, parking usage often will rise to fill fhe available space, but the profile of the user may not be who the parking was intended for. To be concise, the parking supply in Lionshead and the Town of Vail needs to not only meet the demand, it needs fo meet the desired demand and should be structured or programmed in such as way to do so. Parking is important, but too expensive and land consuming to be provided without solid reasoning. b. Parking should relate to pedestrian circulation and desired points of access to the pedestrian core. A primary Baal of redevelopment in Lionshead is to increase the qualify of the pedestrian connections into the retaiU pedestrian core and through it to fhe ski yard. Any new public parking must have a strong and convenient relationship to this primary destination. However, 18 parking should not use prime development sites and does not have to be immediately adjacent. c. Parking is only one part of an overall access strategy. Public parking is very important In bringing guests to Lionshead, but structured parking is expensive. The cast of structured parking today ranges from 2a,Og0 fo 30,CJO~D dollars per space, so other means of access should be carefully considered fast. Possible alternatives include an enhanced transr't system, more convenient drop-off facillfies, a reduction in required parking ratios far certain uses (such as employee and' locals housing), ofd site and remote parking, and parking disincentives that discourage driving. d. Parking should be visually inconspicuous. Parking should be structured below ground whenever possible. Surface parking areas should be heavily screened with Landscaping, berms, and walls. Expanses of asphalt should be interrupted with Islands of landscaping or replaced with pedestrian qualify paving materials. Surface parking areas should be avoided In or near the recall pedestrian core area. Although structured parking may be more desirable visually, it must be properly designed so as not to detract from the guest's arrival experience. e. Parking requirements shoufd not constitute an unnecessary disincentive to redevelopment. A thorough review of the current parking pay-in-lieu code and parking ratio requirements Is recommended. Given the above discussions If is important that parking requirements accurately meet fhe true parking demand of new development and redevelopment. For example, a stated goal of the masterplan is to encourage, facilitate, and provide incentives for the expansion of ground level retail in Lionshead. While fhis expanded retail will likely represent some level of incremental increase to public parking demand in Lionshead, this demand needs fo be accurately understood so the parking pay-in-lieu fee does not make the retail expansion economically unfeasible. The fallowing recommendations for parking deal wifh existing parking that may be displaced by development, private residential/ lodging parking, public parking supply and demand, and parking for locals/ employee housing. 4.8.1 Potential Displacement of Existing Parking The ground rules far the Lionshead master plan mandate no net lass of parking as a result of redevelopment. Properties patentialfy affected by this policy include: x'.8.1.3 Charter Bus Parking Laf 19 The charter bus parking area an the east end of fhe Lionshead parking structure is the proposed location for a future Vail civiclcommunity center. The property is extremely valuable fa the community, and its current utilization as a parking lot is not ifs highesf and best use. Alternate locations for charter bus parkr`ng include the Ford Park parking lot acrd adown-valley site. A drop-off point for the buses will stiJ! be necessary and is recommended as a component of the proposed transit center on the Werth day lot. 4.8.3.3 Potentr`al New Parking Sites To respond to the praiecfed parking demand Increase discussed in the traffic study, it is strongly recommended that all town-wide parking opportunities be examined or re- examined prior to any Etna! planning or parking construction. Specific public parking opportunities in Lionshead include: a. Lionshead Parking Structure The existing Lionshead parking structure is a logical location for expanded public parking because it is already owned by the Town of Vail. Also, the structure Is canvenientfy located between the proposed civic center on fhe east and the main portal fo the Lionshead pedestrian mall on fhe west. No other location offers visitors such ease of access. A self-ventilating split deck structure, the garage has six half decks, each holding approximately 2C10 vehicles (12p0 spaces in total). The addition of one complete level would increase the strucfure by 4001 spaces, Ewa complete new levels by 8{7(7 spaces. Snow removal is an issue In the addition of new decks. The top deck of the structure is cleared manually with front-end loaders. Additional decks will make it impossible to continue this method, as the internal dimensions of the structure wr`!l not accommodate front-end loaders. !n addition, the construction of a new delivery staging area on the west end of the structure will remove the snow storage area presently used. Alternatives include heating fhe upper deck, providing for an alternate snow removal access road to the upper deck, and construction of a roof aver the entire structure. Public input during the masterplan process has indicated the importance of the eastward view, across fhe top of fhe parking structure, toward the Vail Village as motorists Crave! east along the South Frontage Road and f-7g. Future expansion plans of fhe Lionshead parking structure should consider fhe potential impacts expansion could have an this view plane. Also an issue is the necessary structural reinforcement of the existing facility to support the weight of additional decks. 20 4.9 Employee Housing Recent community surveys and grass-roots planning efforts such as Vail Tomorrow have identified the lack of locals housing as the mast critical issue facing the Vail community- Early in the Lionshead master planning process, west Llonshead was identified as an opportunity area to implement some of the community's housing goals, particularly relating to employee housing. These opportunities and associated r'ssues are outlined below. 4.9.1 IVo Net Lass of Employee Housing Ground rule number five of the master plan states that there shall be no nef bss of employee housing in Lionshead as redevelopment occurs, 4.9.2 Visual Issues The financial realities of affordable housing often require cost reducing measures, generally involving the quality of detailing, planning, and architectural design. Given the strong desire fo make these housing projects feasible, it is recommended that some latitude be granted fo affordable housing developers. However, if is also important that financial realities not be used as an excuse fo produce unsightly, poorly designed, substandard products. Employee housing does not need to match fhe architectural sophistication of a five star resort development, but if does need to be good quality construction and design. Rivers Edge in Avon r"s a good example of an attractive yet affordable employee housing project. 4.9.3 Policy Based Housr'ng Opporfunifies The first means of implementing housing goals in Lionshead is through policy based requirements such as the employee generafion ordinance currently being pursued by fhe Vai! Town Council. As required by a future ordinance, all development and redevelopment projects, as a prerequisite to project approval, should provr'de housing for employees generated and to the extenf possible this housing should be located in the Lionshead area. 4.9.4 Potential Housing Sites Following are specific sites that have been identified as suitable far locals and employee pausing (see Map WJ. 4.9.4.1 South Face of the Lionshead Parking Structure The south face of the Lionshead parking structure was identified by the Lianshead master planning team, the public input "wish list" process, grad the Vail Tomorrow process as a potential location far housing.. laepending on building height, this location could support two to three 2i levels of housing located above a ground floor level of refail and commercial space. Several planning issues are associated with this site. First, because fhe structure will front the East Lianshead Gircle pedestrian corridor, the architectural quality and relationship to the street and pedestrian environment will be very important. Strict standards of unit upkeep wi11 have to be enforced. Second, any housing units at this location will be required to park in the Lionshead parking structure, but unit size and location should allow the parking ratio to be lower than that of a typical one or two bedroom unit. Third, it is recommended that the height of this potential development be limited so that mountain views from the top deck of the parking structure are not blocked. Lastly, the structural issues relating to an additional parking deck should be coordinated with any south face development scenario. 4.9.4.2 Top Qeck of the Lionshead Parking Structure The upper deck of the Lionshead parking structure has also been identified as a potential location for housing. Although the parking sfructure does offer a large area, several critical planning considerations must be taken into account. a. Parking Issues The mast important future use of the Lionshead parking facifity is expanded public parking. No housing scenarios should be pursued before assuring that public parking needs have been met. !n addition, housing on the structure must provide its own parking; there should be no net lass of existing ar future public parking on the structure. b. Structurallssues Engineering studies conducted during the master planning process indicate that the parking structure can accommodate future expansion above the existing upper deck, but not without structural reinforcement. Any housing on top of the structure must take into account the structural loading of the new development and the accompanying cost implications. c. Visual issues Because housing on top of the structure will be highly visible, it will have to adhere to the Lianshead Architectural Design Guidelines (see chapter 8) and provide for ongoing maintenance. Also, the view of the mountains across the fop of the parking structure is an important part of fhe arrival experience far visifors and contributes significantly to the Lionshead image and character. Any housing on ~~ the parking structure should endeavor not to block this view completely. 4.10 Gateways. Landmarks. and Portals The lack of spatial hierarchy or organizational clarity is a fundamental problem in the Lionshead pedestrian and vehicular network today. This section discusses the need to create a series of gateways, portals, landmarks and useful public spaces that will increase and enhance the character and identity of the pedestrian environment. 4.10.2 Landmarks A landmark is a significant architectural element that all the visitors to Lionshead can identify and remember. Landmarks signify important points of entry, Earning points and crifical intersections in the pedestrian network, as wel! as destinations and visual reference points. The single landmark Jn Lionshead today is the Gondola clock tower, which will be replaced with the Vai! Associates core site redeveloprrrenf. Appropriate locations for new landmarks in Lionshead are the east pedestrian portal, the central retail mall adjacent to the main pedestrian plaza, and the west pedestrian Aorta! adjacent to the intersection of West Lionshead Circle and Lionshead Place. Iri addition, the potential civic center complex at the east end of the parking structure should function as a signr'ficant architectural landmark for the east end of Lionshead. 4.11 Public Art Through the Art in Public Places board, the Town of Vail has long recognized the importance of public art in pedestrian environments. Future development and redevelopment projecfs in Lionshead, especially. projects impacting the retail mall and primary pedestrian environments, should seek to incorporate public art according to the Town of Vail Art in Public Places Master Plan (not adopted as of the writing of this document). Pedestrian circulation systems, portals and gateways, landmarks, pedestrian plazas and archifecture all present opportunities to incorporate public art. CHAPTER 5. DETAILED PLAN RECOMMENDATIONS (in part} See Attachment A. CHAPTER fi: SITE DEVELC3PMENT GUIDELINES See Attachment B. CHAPTER 7: DESIGN STANDARDS 2i See Attachment C. CHAPTER $: ARCHITECTURAL DESIGN GUIDELINES See Attachment D. CHAPTER 9: IMPLEMENTATION The intent of this chapter is to provide guidance fo the Town of Vai! as it seeks to implement the recommendations of this master pion. The recommendations regarding priorities, phasing, and timing are intended to be flexible, not binding, so that the community can adapt the plan to changing conditions and priorities. The project priorities listed below are divided into public and private improvements, although many projects wil! be implemented through joint public and private financing efforts. 9. ~ Project Prioritization 9.1.9 Public Improvements The following fr`sf of major public improvements outlined in previous chapters suggests priorities based on the relative importance of projecfs and the interrelationships among them. 'The plan acknowledges, however, that other variabfes also int7uence future implementafion decisions, including construction costs and funding availability. For example, fhe consfrucfian of a Gore Creek recreation path bypass is not as critics! to the implementation of the master plan as the north day lot fransportation center, buf it might be built sooner because of its lower cost and access fo RETT funds.} 9.1.1.6 Development on the South Face of the Parking Strucfure and East Lionshead Circle Streetscape This project includes fwo important elemenfs: the creafion of a retail/commercial and housing component and the enhancement of the East Lionshead Circle pedestrian corridor. Although these projects can stand alone, or could occur prior to adjacenf projects, they are closely related to the East Lionshead pedestrian portal, the Vail Civic Center, the addition of parking decks to the existing parking structure, and the streetscape connection along West Meadow Drive to Vail Village. The Town of Vail's efforts to promote housing for locals causes these projects fo take on a higher priority. 9.1. ~. 7 South Frontage Road Realignment and . improvements The improvement of South Frontage Road, including widening and acceleration/deceleration lanes, will become more critics! as existing properties redevelop and add density. The timing of roadway improvements depends not 24 only on the pace of redevelopment but also on the ability to finance the improvements. Decisions about realigning the road are contingent on the development plans for the west day lot and the Vail Associates service yard. It r"s likely that the improvements will happen in significant phases.. imposition of impact fees on projects that add density ar traffic volume to Lionshead is one means to secure long- term funding. !t is important to note, however, certain improvements are needed now (acceleration/deceleration lanes, signageJ, making it more difficult to charge those expenses to future projects. 9.?.7.$ Parking Current needs may justify expansion of 500 parking spaces town wide today, but further study of future parking demand may be needed to verify this. Additional decks on the existing structure or a new public structure in west Lionshead may be necessary when the Vail Civic Center is constructed or development occurs on the west day lot and the Vail Associates service yard. !n any case, the development of the west day lot will necessitate replacement of this existing private parking with either structured parking or an adjacent surface lot. if future parking studies demonstrate a need for significant public parking in the west Lionshead area, a joint venture between Vail Associates, the Town of Vail, and other potential development interests should be considered. 9.1. ?.9 Vail Civic Center Additional parking must be built (in the exr'sting Lionshead parking structure or nearby) and the charter bus parking lot must be relocated before the Vail Civic Center can be built. !n addition, this project will be integrally tier! to development on the south face of the Lionshead parking structure and the streetscape enhancements along East Lionshead Circle. This will be a huge project and is likely to occur only after a longer period of planning and fund raising; other, more critical elements of the master plan should not be made contingent on its implementation. APPENaIX: IVIAf~S See Attachment E. RESOLUTION NO. 18, SERIES ©F 2Q04: allowing flexibility in the application of the architecttaral design guidelines. See Attachment F. C7 ~~ IV. STAFF RE~CC114'IIVAENDATION As this is a worksession, the Commission is not asked to take any formal action at this time. Staff recommends that the Cammission listen to the Staff presentation and ask questions. Staff recommends the Commission table these items far further discussion at the JuEy 11, 205, Planning and Environmental Cammission public hearing. VII. ATTACHMENTS A. Ghapter 5: Detailed Plan Recommendations (LRMP) B. Ghapter £: Site Design Guidelines {LRMP) C, Ghapter 7: Development Standards (LRMP} D. Ghapter $; Architectural Design Guidelines (LRMP) E. Appendix Maps (LRMP) F. Resolution No. 18, Series of 20104 u • ~c • • T ~,, ~ , ~. ~i. ,. ~ ,. ~-~ "~, ~~~ _~ -~~ x> ~ ~ v - Attachment: A ~~ r~ ." t. CHAPTERS DETAILED PLAN RECOiviMENDATICINS CHAPTER S Detailed Plan Recommendations This section of the Lianshead Master plan examines individual parcels and groups ofparcels within the Lianshead study area, excluding the residential properties on the south side of Care Creek. The intent of this chapter -and the Master plan as a whole - is to identify important functional relationships and visual objectives within the district and to propose a framework for the long-term redevelopment of Lionshead. The document does not intend to limit or eliminate ideas relating to specific parcels; any proposals consistent with this framework should be considered even if they are not anticipated in this document. The parcels addressed here are organized generally from east to west, starting with the civic hub on the eastern end of the parking structure. ' 5.1 Vail Civic Center • The proposed Vail civic center corzaplex is comprised of the Vail public library, Dobson Ice Arena, and. the existing charter bus parking lot at the eastern end of the iionshead public parking structure (see figure 5-1}. At this time, municipal priorities for the development program on this site are uncertain,, but potential alternatives are described below. 5.1.1 I~istory of Vail Civic Center The Vail Civic Center site was acquired in the mid 1970's by the Town of Vail, after the Town Council rejected a proposal to build a civic center at Ford Park. Tt was determined that a civic center required a Iocation adjacent to a major parking structure with walking distance of both the Vail Village and Lionshead. Since the acquisition of the property there have been several proposals considered and rejected for the site. There have been throe attempts to build a convention center on the charter bus lot site, one including a performing arts center. All three proposals were rejected by the electorate. To date, no proposal has met the grand vision for the completion of the Vail Civic Canter. 5.1.2 Potential Development Scenarios Uses suggested during the master planning process include a performing arts center, a conference facility, a community recreation and service center (potentially including the town government offices}, a second ice rink connected to Dobson Arena, and ahigh-tech convention center. Community participants expressed a strong preference for a locally relevant development serving the local community as ~Fe1I as destination visitors. With a potential of 50,000 square feet per floor, this site could accommodate a variety of uses, provided they are well designed and integrated. It will be the responsibility of the Town of Vail Council to decide upon the development program for use of the civic center site. • LIONSZ-LEAD REDLVELOPMEN"t' IVIASTLR PLAN PAGE 5- CHAPTER 5 DETAILED PLAN RECOMMENDATIONS • • rr •+ i . ~ !tt ar, Z ~~ `.s . ~" {. VAB. PU~3LIC LIBRARY ^-- I30BSC)N iCE ARENA. I'ClTE1~iI'IAL I7E"v'ELt7~~,~' flN SC3I~'`I'H PAGE ClF STP.~.1C°t'[~RE 4.':.'.. ~,i ~r. :d PAGE a-2 LIONSHEAD REDEVF.i.OPMENT MASTER PLAN • ~?~: -i ~:; , ~[:~:~ A /~7I'". ~ ~ : Ai ~. , ~^., , i' ~~' `•ti >7§d . i s°" ~1 „i ~ 3 `~'~ ,^.. a F } •P. rho. i t ,,,r,,,,,d _~. . ~ _ ¢ t .~~s ~J 1 7 3..~ --- ~` .~ • CHAPTERS DETAILED PLAN RECOIV1tv1ENDA"1'loNS • CHAPTER 5 Detailed Plan Recoarrllxlendations This section of the Lionshead Master plan examines individual parcels and groups of parcels within the Lionshead study area, excluding the residential properties on the south side of Gore Creek. The intent of this chapter -- and the Master plan as a whole - is to identify important functional relationships and visual objectives within the district and to propose a framework for the long-term redevelopment of Lionshead. The document does not intend to limit or eliminate ideas relating to specific parcels; any graposals consistent with this framework should be considered even if they are not anticipated in this document_ T'he parcels addressed here are organized generally from east to west, starting with the civic hub on the eastern end of the parking structure. 5.1 Vail Civic Center The proposed Vail civic center complex is comprised of the Vail public library, Dobson Ice Arena, and the existing charter bus parking Iot at the eastern end of the Lionshead public parking structure (see figure 5-1). At this time, municipal priorities for the development program on this site are uncertain, but potential alternatives are described below. 5.1.1 History of Vail Civic Center The Vail Civic Center site was acquired in the mid 1970°s by the Town of Vail, after the Town Council rejected a proposal to build. a civic center at Ford Park. It was determined that a civic center required a location adjacent to a major parking structure with walking distance of both the Vail Village and Lionshead. Since the acquisition of the property there have been several proposals considered and rejected for the site. There have been three attempts to build a convention center on the charter bus lot site, one including a performing arts center. All three proposals were rejected by the electorate. To date, no proposal has met the grand vision for the completion of the Vail Civic Center. 5.1.2 Potential Development Scenarios Uses suggested during the master planning process include a performing arts center, a conference facility, a coma~~uniry recreation and service center (potentially including the town government effaces}, a second ice rink connected to Dobson Arena, and ahigh-tech convention center. Community participants expressed a strong preference for a locally relevant development serving the local community as well as destination visitors. With a potential of 50,040 square feet per floor, this site could accom~nadate a variety of uses, provided they are well designed and integrated. It will be the responsibility of the Tawn of Vail Council to decide upon the development program for use of the civic center site. LIC)NSHF_AD RLDEVELt3PMENT MASTER P1..AN PAGE 5-1 CHAPTER S DETAILED PLAN RECQMMENDATIONS ~. ~# ~~-~~ 4~ ~~ ~_~~ ~ r 1 ~.' ~~ ~. _. r r 4~ ~~ ti VA.IL P'UBLiC LIBRARY r- ROBS©N' ICB:ARIrNA PUTENT'I:AL DIr~'ELDPI4f~'T' QN SOUTH FACE. OF STRUCT[JRE ~~, ' ~ ~ ~ '~e. ..~ ...~ S~'~- .:=~i mss.. , LIC31`v;~~~EA~D FARKi2+3G ~TR~CI, SJ:C~~ _..... .... ... ......_.....-.e,..._,.,,....... _. _._.,_~ .. ~• ^ ri-~! ~ ,.. a. t 4 .. _...-.--...... .._.. _ ~ ~ V1 `~• ~'~ 7..+y. Lim 4 ~+ ~,~ ~ ~~ ~ ~ ~~ ` k1-M1 L. ~-~- P~DT~"I'IAL CIVIC CEh~R [;~?vIPDNE?vT COI3NECTI©N i3ETV~£EN D{~BSflN ICE ARENA AItiT) Pf)TENTIAL CIVIC CEO ~ r,x COMPDN'T t+°AIL IN'I'ERNATIC7 t /^ ~T '# ~"1.. 4., r ~r r 'C ,. A '~:A~ ~ +• 7 ' ~~ e ~:sy~ ~ ~ G¢~ '~:,4 . .r ' ~ l ~~ t ~~' ~ ~ ~ r r. l ~ ~4~~~~ t~~y~ PAGES-? LIONSHEAD REDEVELOPMENT I1/IASTER PLAN NAI, i•- EAST LI(~NSHEAD PEDESTRdAN~ Pt3RTAL Fagsv-e S-! - Yat Cxute Center end .E~t ~,t~nsheaci CHAPTER 5 DETAILED PLAN RI=.Cp1~~SMENDATIf?NS 5.1.3 Functionall2elationshi s p The general goal for this site is to create a single, ev~icsive civic center from three disparate components (the library, the arena and the bus parking lot), using coordinated architectural character and linked public spaces. The new concentration of civic uses can help to connect Lionshead and Vail Village and will become the eastern anchor of Lionshead, connected to the Lionshead pedestrian core by the parking structure and the redeveloped East Lionshead Circle. Specific planning considerations are as follows: 5.1,3.1 Access It will be important that the civic facilities complex be connected to all three circulation networks in Lionshead: vehicular, pedestrian, and public transit, • a. Y'ehacular Access and Parking The Lionshead parking structure will be the primary means of vehicular access to this facility for those arriving by car. Adrop-off point could also lac developed on the frontage road side of the facility (sec figure 5-2), but space is constrained hero and better limited to special access needs. The southeast corner of the parking structure should be converted into adrop-off and arrival point for people walking to and from their ears, This will be the front door for the majority of people accessing the complex and should be designed to provide convenient vertical access to the interior of the facility and the pedestrian plaza on its southern face. The new facility and Dobson lee Arena should be connected architecturally, allowing visitors who arrive via the parking structure t© have a safe, enclosed connection to Dobson (see figure 5-3). This is particularly critical for parents of children attending events at the arena. Although it is possible to create a vehicular drop-off point at the western end of Dobson arena, this is not recommended because it will conflict with service and transit traffic on Bast Lionshead Circle. if this drop-off is required, it should provide access only for targeted uses. fi. Pedestrian Access The primary point of pedestrian access to the new civic center complex should be on the south side, at the terminus of East Lionshead Circle. Because pedestrians~walkinQ from Vail Village and Lionshead will converge at this point, the facility needs a well designed, highly r7isible front entry with ample plaza space accessing bath the new civic facility and Dobson Ice Arena (see figure 5-3). This pedestrian plaza design should pursue incorporating the grade transition down to the Vail Public Library, creating a cohesive pedestrian. plaza linking all • L1pNSHEAD RI=DEVELC7PUfENT MASTER PLAN PAGE 5-3 'SAIL c~vlc cEHTI PAGE 5-~ ~~ VAIL INTERN;A'F'It3Nt+~L ACCESS SERVICE AND DELIVERY BAY F~'i7'EN"I'IAL, I~ RUNT DIt{3I'-~3EF' POINT Ergots 5-1-Civic f;~nter and i'ait frrr.~a~tationat Aceess LIONSkIEAD REDEVELOPMENT MASTER PLAN CHAPTER ~ DETAILED FLAN RECOMMENDATIONS VAIL ilv l rtcN'ATIO?~IAL CRAI]E 'I'RAAtSITI~3N Iv{7ItTH ~:u~STRIAI3 ~"TEiANCE CHAPTERS DETAILED PLAN TZECOMTvIENDAI'1QN5 elements of the Vail Civic Center complex (the civic center, Dobson, library, and the parking structure). A secondary access point should be created an the north side of the new structure, allowing. pedestrian access to and through the site Pram the Vail International condominiums and the pedestrian. walkway an the north side of Dobson Ice Arena (see figure S-3). c. Tr-urrsil Car~nections Currently, the in-town shul`tle stop is between Dobson Ice Arena and the Vail public library for both east- and westbound buses. A transit stop is also needed adjacent to the new main pedestrian entry on the west end of Dobson (see figure 5-3}, allowing transit riders to access boih Dabson and the propased.civic center complex from this point. This will allow greater flexibility in the transit system and reduce the potential for conflict between pedestrians,. service vehicles and transit vehicles on the south side of Dobson. d. En2eraency Access A new emergency vehicle route {sec figure S-4} will be needed if the extension of East Lionshead Circle into the Vail International condominiums is closed. It is proposed that this route wrap around the southeast corner of the civic complex to the north side of Dabson Ice Arena (requiring a structural upgrade to the existing walkway}. This access route must be designed so that it is not blacked by delivery vehicle traffic an the eastern end of the arena. e. YehicleAccess to Yeeillnlernadiar~t~l If the East Lionshead Circle extension is closed, a new access paint from South Frontage Raad will be required (delineated in figure 5-2). Service anci'Delivery Two service and delivery points are proposed far the proposed civic renter complex. The first is located on the southeastern end of Dobson [ce Arena. The second will serve the new civic facility from South Frontage Raad (see figure S-2}. It is strongly recommended that no 3elivery points be constructed that would introduce regular service and 3elivery traffic onto East Lionshead Circle or `Nest. Meadow Drive. service and delivery traffic that will not be able to access the site from the South Frontage Road should be distributed equally across East Lionshead Circle and ~~Vest ~~Ieadow Drive. E~elationship to East Lionshead Circle The proposed new civic center complex should function as the eastern visual terminus to East Lionshead Circle. The architecture connecting ME1*x'I' MASTER PLAN PAGE S-S CHAPTER S DETAILED PLAN RECQMMENDATIDNS Dobson Ice Arena to the civic center should be integrated into the potential development an the south face of the parking structure {see section 5.~}. The East Lionshead Circle pedestrian environment should have a strong connection to the pedestrian plaza in front of the civic center complex. 5.1.3.3 Relationship to Dobson Ice Arena Perhaps the most critical functional relationship is the connection of the proposed new structure to Dobson Ice Arena (see figure 5-3). Cura-ently, the main pedestrian entry to Dobson is the doorway on its south face, where there are often conflicts with delivery vehicles and the transit buses during times of peak activity. A common entry point an the western end of Dobson can become the new front door to the arena, thus reducing the potential for conflicts on the south side. It can also be designed to provide common Lobby, ticketing, and concession space for both structures. There is an opportunity to make abelow-grade connection from the common entry to the ice level in Dobson. This could make possible a second sheet of ice or large recreation space in the lowest level of the new civic center structure. Tlus would, however, require large structural spans and would be very costly. 5.2 South Face of the Lionshead Parking Structure The linear strip of land on the south face of the Lionshead parking structure {see figure S- 1) should be considered for the development of retail and office space on the ground level and housing for locals on the upper levels (see figure 6-6}. The planning objectives of this potential development are threefold. First, it would energize and visually upgrade East Lionshead Circle by enhancing pedestrian activity on the street. Second, it creates the potential for a locally accessible retail environment. The Town of Vail should consider retaining ownership of the ground level retail/office space and making it available to local entrepreneurs anal businesses, much in the same way that deed restricted locals housing is provided in the Vail Commons. Finally, this site presents an opportunity to locate locals/ employee housing conveniently adjacent to the Lionshead pedestrian core. PAGES-6 LIONSHE.AD REDEVELOPMENT MAS"1'ER PLAN • • ~~~rtre ?-.3 - ~ ail C:t~m~ni~natp Civic Center Ct~nnecJi~nr LIONSI-3E11.D ILfDEVELOPMEN~I- MATER PI..hN PAGE S-7 ~~,~. ~.. -~ +~: ~. ~` 41: L v,~n.~Iv~I~~ATION~L DQ~3SON IGE ~'1;.ENA ANU VAIL INTERt3r~TIONt~,~.. FIRE I..:~'~E P,h,GE 5-$ C:IIAPTER S DETAILED PLAIN RECC7MMENDATIONS ~. Frgerr~ S-4 -133oi~sr~n Ice Arens and Vui! InlernudiCatr~1 finer~e!ic1~~ Frehicl~:.€~cc~ss LIONSI-IEAD P.EDEVELOP1vIENT MASTER PLAN TRA.'~i 5 ~'I'r`~RGENCY VEHICLE ROUTE f~~ .Yyy' •i 'CHAPTERS DETAILED PLAN RL~[7MMENDAI'I~ONS Retail back doors and entrances to the residential units in the new development will be accessed from the parking structure, and any private parking associated with these uses will be in the parking structure. Some of the building's service and delivery needs may handled interior to the parking structure, but most will be accommodated in the facility proposed on the west end of the parking structure. East Lionshead Circle would only be used in short-term overflow situations. Because ofthe narrow depth and small square footage of the commercial space, it is not anticipated that it will generate the need far larger delivery trucks. Because the garage is anon-mechanical self-ventilating structure, any new vertical development must be offset a minimum of ten feet from the face of the existing structure. The effect of adjacent development on the ventilation of the parking structure must be thoroughly evaluated. 5.3 Lionshead Tourist Information Center The Lionshead Tourist Information Center is currently located just west of the entry to the Lionshead parking structure and is accessed directly off of the frontage road. If the entrance to the Lionshead parking structure is relocated as shown in figure 5-1 this existing facility will need to be relocated. Potential locations for the center include the Future Vail Civic Center, the parking structure, and the North llay Lot transit center.. 5.4 Gore Creek Corridor The master plan goals far the Gore Creek corridor are to protect and enhance its natural beauty and environment, to conaxect it to the Lionshead core, and to make the Gore Creek recreation path safer and more inviting as a passive recreation amenity- Specific recommendations for this corridor are as follows x.4.1 Creation of a Recreation Path `Bypass' Around the Ski Yard The existing Gore Creek recreation path is discontinuous and confusing. It should be extended along the creek, under the skier bridge and behind the lift line mazes to form an unbroken streamside trail. around the ski yard (see figure 5-S}. Close coordination between the Town of Vail and Vail Associates lift operations will be needed for a safe alignment in this area. LIONSIILAI) REDEVEL{)PMEN7' MASTER PLAN PA~~. 5-'~ r ~ -~-.~. ~:.. ~ t -..~°{ '~' ._ ~IIAPTEI~ 5 DETAILED PLAN RECUTvIMENDATIONS PASSIVE RECREATIE?N!l4~ATU'~E TRAIL PEIIESTRIAN ACCESS TCl CRF~K EDGE E~i~iu+TCr VVC}QD'ETr' ACCESS I3RIi~E W G{}~ CREEK. RECItEATI'gN PATi-~ BY-PAS5 .i~a~~.1.V 1 !l^~13 Vt/.6~.A~ ~kt.{..r.L:l\ i11n1+n H•-A 11~/.A7 :L' 2.'l~l ~ ~'.. _. ~ T ~. f1 ' - .. . r}Ys 4 w7i t~ ~ XA~ ~' ~' +~- ;'~'~ ~ ~ ~ ~ ~' °. ~ ~. w ~~_ . ~ , ~ / R 'r , • ~'cre ~-3 -Cicare Cr~c~ '~tTtc~c! C'n~ner#ic~ns ~ ~ecreutitan f'~dh l3';~-Pease PAGES-14 ~.IONSHEAD REDEVELOPMENT MASTER PLAN CHAPTERS DETAILED FLAN RECOMMENDATIONS 5.4.2 Picnic and Seating Areas slang the Recreation Path The existing picnic area on the recreation path behind the Lodge at Lionshead should be significantly improved. Bicycle racks, new beaches and picnic tables, and adequate trash bins should be added. At least two other seating and picnic areas, consistent in design and furnishings with iaaprovemcnts at the existing area, are also recommended. Regular upkeep ofthe existing and proposed amenities will be required. 5.4.3 Safety Issues The existing Gore Creek recreation path is a relatively safe environment, but conflicts between pedestrians and cyclists will increase as the popularity of bicycling grows. A clearly delineated bicycle lane wide enough for a bicycle with a pull-behind child carrier is needed. The path should be wide enough for a cyclist to pass another bicycle without endangering nearby pedestrians. The design ofthe path should eliminate blind curves where cyclists riding in opposing directions might collide- The pool deck behind the Antlers presents such a hazard, and all potential measures should be taken to remedy that situation, including removal or modification of the pool. 5.4.4 Lowland Area South of Gore Creek lmprovements and restoration activities in this section of the Gore Creek comdor are discussed in chapter four, section 4,3,2. 5.4.5 Revegetation and Landscaping West of the Ski Yard Slope revegetation and landscaping are needed along the western portion of the Gore Creek recreation path. This section, which traverses a fill bank above Gore Creek, may never have the forested character of the section east of the ski yard, but if can be greatly enhanced by planting more trees. The focus should be on the more barren north side, with less intensive landscaping on the south bank framing views to the creek (see figure 6-4). The added landscaping should be as natural as passible and appropriate far a riparian environment. The use of small understory plantings that would increase maintenance requirements should be minimized.. 5.5 East Lionshead Dus Drop-off Area This area is an essential pedestrian connection between the Lionshead parking structure and the Lionshead retail mall. The master plan recommends the removal of service and delivery activities, skier drop-off; and shuttle vans from this area in order to make pedestrian crossing safer. Other improvements include: • LIONSHEAD REDEVEI,OPML NT MASTER PLAN PAGE 5-11 CHAPTER S DETAILED PLAN RECOMMI/NDATIOI~15 5.5.1 Pedestrian Connections The pedestrian corridor between the parking structure and the Lionshead retail mall should be direct and unobstructed {see figure 5-b). A small volume of vehicular and transit traffic will continue to cross this area, but the space should be redesigned to make it clear that these vehicles are subordinate to pedestrians. Its design should suggest that cars are intruders in a pedestrian space rather than that pedestrians are crossing a vehicular road {as is the case today). Techniques to accomplish this goal include the elimination of grade separations at the pedestrian crossing, paving patterns that differentiate the pedestrian crosswalk from the vehicular lanes, and bollards that delineate vehicular crossing lanes (see figure 5- 6). Landscaping may be appropriate in this plaza, but it must not impede the flaw of pedestrian traffic between the parking structure and the core. 5.5.2 Transit Stop The transit arrival and drop-off points should be relocated slightly to the east of their present location to remove the existing conflict with pedestrians crossing from the parking structure. Figure 5-6 delineates the proposed east- and westbound bus stops. It shows a single bus lane in each direction and a turnaround with a SO-foot radius. In order to maintain the pedestrian's dominance in this area, westbound traffic leaving East Lionshead Circle should share the transit lane and should be required to stop and wait if the bus is picking up or dropping off passengers. 5.5.3 Potential Building Inlill Site When the skier drop-off and service and delivery functions are removed from the transit drop-off area, the transit stop may be reduced in size, yielding a site suitable for infill development. This property, owned by the Town of Vail, presents several opportunities. First, it will enable the creation of a strong gateway into the retail core and better definition of the pedestrian corridor that connects it to the parking structure. Second, it brings the retail edge closer to East Lionshead Circle, reducing the distance between the parking structure and the retail environment. Finally, it is an opportunity to generate revenue for the Town of Vail to help fund the public improvements detailed in the Master plan. 5.6 West Face of the Parking Structure In order to remove service vehicles from their current location in the pedestrian crosswalk area, a service; and delivery facility should be developed at the western end of the Lionshead parking structure {see figure 4-11). 5.7 Vail 21, Lionshead Arcade, Lifthouse Lodge, Lions Pride Cluster This group of adjacent structures i~ critical to the ability of the Lionshead core to pull people into its core (see figure 3-7). Because these buildings constitute a significant portion of the existing retail frontage in Lionshead., they greatly influence the overall character and image of Lionshead, especially for those who enter the core from the east. PAGE ~-12 LIONSHEAD ~EDEVI:LOPMENT MASTER PLAN • `s _.. ~ag Attachment: B . ~3 4 i' "+~. s ~4c n r r CHAPTER ~ SITE DESIGN GLTIAELINES CHAP'I`El~ 6 Site Design Guidelines Chapters four and f ve identified important public spaces and pedestrian corridors that together define the underlying structure of Lionshead and form essential connections between the district's primary destinations. This chapter on site design guidelines describes the detailed elements that lend character and quality to the overall fabric of public spaces. The master plan envisions a hierarchy of pedestrian spaces and, as outlined in this chapter, demands increasing attention to detailing in areas where public use will be more intense. Any projects or situations that do not fall within the framework described below shall conform to the existing Town of Vai] regulations. 6.1 Primary Pedestrian Mall • The primary pedestrian mall is a heavily utilized. pedestrian street or corridor characterized by ground level retail frontage on both sides. In Lionshead today, the pedestrian/ retail core area meets this definition. Areas within the primary mall (see Map P) shall conform to the Architectural Design Guidelines regarding building setbacks and build-to lines an a primary retaiU pedestrian street. 6.1.1 Spatial Proportions The appropriate dimensions of pedestrian nodes, plazas and corridors will vary depending upon the intended function and character of the space, the proportions of buildings at the edge, and exposure to views and sun. On double-sided retail streets, it is generally desirable that pedestrians are able to see storefronts on both sides of the street. 6.1.2 Pedestrian Surfaces Pavement in the primary pedestrian mall should be snowmelted. Consistency in paving materials is recommended, but variations in paving patterns are encouraged to define spaces, transitions, and predominant traffic flow patterns. Refer to the Vail Streetscape Master Plan for recommended materials and design. 6.1.3 Site I+urtlishings Site furnishings such as benches, seatwalls, trash receptacles and bicycle racks are essential to increase the level of activity in the primary pedestrian. mall. Seating areas should be located where there are interesting view relationships with adjacent activities, people passing by, or special scenery. Seating should be concentrated at the edges of activity areas, slightly set back from the flow of pedestrian traffic. North facing walls and consistently shady areas are generally less desirable than sunny places for seating, although it is important to give r L,IONSHEAQ 1~.CI)LVELQPMFNT MAS'I`a/A PLAN PAGE fi-1 CHAPTER ~ SITE. I]1SIGN GUIDIL,INES people places to sit in the shade if the desire. The deli and a earance of site y 2m pp furnishings should be consistent throughout the primary pedestrian environment. 6.1,4 Lighting Site lighting iS encouraged in the primary pedestrian environment to make evening use safe and comfortable. Lighting must. be shielded so as not to create a nuisance for upper level residential units. Where possible, site lighting should be incorporated into the adjacent architecture that dunes the space. Variation in the light level to create gaols of light is encouraged. Accent lighting (such as bollards, uplights, and tree-mounted lights) is encouraged at seating areas, grade transition areas, and other focal points. The design of f xtures and the color of light they emit (lamp type) should be consistent throughout the pedestrian environment. Fixtures should avoid cold or blue light; warmer or yellow light, such as from incandescent lamps, is preferred. The standard village fixture specified in the Streetscape Master Plan is reconunended. 6.i.5 Signage Creativity is encouraged in individual retail business Signage. C)rdinary stock or prefabricated signage should be avoided in favor of custom designed and fabricated artisan Signage. Consistent directional and identity Signage installed by the Town of Vail is recommended at all intersections, portals and gateways in the retail environment and at all pedestrian points of entry to the core. Pedestrian directional Signage should be attractive and understated, visually accessible and clear. 6.1.6 Landscaping. Because the primary pedestrian/ retail mall is a mare urban environment, landscaping will be less intensive than in mare open pedestrian areas. Landscape areas should be used to provide accent, shade, and spatial definition around activity areas, decks, and the edges of plazas. Transparent landscape materials such as aspens and other deciduous trees are preferred. I3ense screening trees such as spruce should be used only in accent. situations; landscape screening should not be necessary in a cohesive, well designed retail environment. Great care must be taken not to create barriers between the pedestrian flaw and the retail storefronts. Landscaping also can be used to create niches and quite areas out of the main flow of pedestrian traffic, as well as to focus views and provide focal points. To the extent possible, development and redevelopment projects should endeavor to relocate existing trees on site that othena~ise would be cut down. 6.1.7 Artwork An objective of the conununity is to enhance the beauty of our environment by incorporating quality visual art in highly accessible and visible places, bath • privately and publicly owned, for the enjoyment of residents and guests, The P.~GE6-2 Lt©NS1-iEAD REDF'+~EI.OFMEN'T MASTER PLAN CHAPTER 6 SITE DESIGN GUIDELINES master plan encourages art installations as permanent elements integral to the design of exterior spaces, architectural components, site furnishings, and paving. Artistic site furnishings and accessories could include, but are not limited ta, benches, railings, bike racks, ski racks, signage, trash receptacles, lighting and utilities. Art is particularly effective in activity areas, at entrances, at the intersections of pedestrian corridors, and where views terminate. Art that is interesting and specific to the regional context of the valley is encouraged. Intercrelive arhvark that can be enjoyed by both children and adults, such as found in the Boulder pedestrian retail mall, is highty encouraged. Artwork accessible to the public must be constructed of durable materials and be easy to maintain. The Design Review Board reviews artwork that is integral to structures ar is displayed on private property. The Art in Public Places Board reviews proposals for art installations on public rights-of--way. Refer to the Vail Art in Public Places program Pr~lic•ics arrcl Guiclelirzes and the Vail Art Master Plan for further information. fi.1.8 Diversification of Activity in the Public 12ighf-of-Way It is a fundamental goal of the master plan to intensify the level of activity in Lionshead's primary pedestrian mall area. Activities such as outdoor eating, childrens' play, and special event merchandising are encouraged to diversify the opportunities for recreation and enjoyment in the mall. Proposals by private businesses to use the public right-of-way for those activities are reviewed by the Town's Planning and Environmental Commission and Design Review Board, 6.2 Secondary Pedestrian Mall The secor~clary perl~strlan rrtall area, like the primary, occurs adjacent to ground floor retail frontage. Unlike the primary mall, however, these areas are not located where pedestrian flow is rraast intense, they tend instead to be alcoves and smaller, more intimate spaces slightly removed from the primary pedestrian environment. 6,2.1 Pedestrian Surfaces Snowmelting is optional in secondary areas; the choice depends upon the anticipated intensity of use and the area's solar exposure. A higher degree of flexibility in the choice of paving type, color and design is permitted to allow these more intimate areas to develop their own unique character and sense of place, Creativity is encouraged, but duality afmaterials is as essential here as it is in the primary mall. G.2.2 Site Furnishings Site furnishings such as benches, seatwalls, trash receptacles and bicycle racks are as important in secondary areas as they are in the primary pedestrian mall. Furnishings can be placed wherever warranted by exposure to views and sun and where they will not obstruct pedestrian traffic or emergency access. North facing walls and consistently shady areas should generally be avoided as seating areas. LIt~~ISHEAI7 R.EDI:V~LOYMENT MASTER PLF1N PAGE b-3 CHAPTER 6 SITE DESIGN GUIDELINES Greater flexibility in design and appearance of site furnishings is permitted in secondary mall areas. 6.2.3 Lighting The lighting of a secondary pedestrian mall area should conform to the same guidelines that apply to the primary pedestrian mall. 6.2.4 Signage The signage in a secondary pedestrian mall area should conform to the same guidelines that apply to the primary pedestrian mall. 6.2.5 Landscaping In the secondary pedestrian mall areas; there is a greater oppariunity for landscaping and for more intricate planting connposition. Otherwise, the same guidelines outlined for the primary mall area also apply in secondary areas. 6.3 Primary Pedestrian Walk A primary pedestrian walk is a heavily utilized, linear pedestrian corridor, most often associated with. a street edge {see figure 6-2). Outside the pedestrian/ retail core, the overall east-west pedestrian connection. between Dobson lee Arena and west Lionshead falls into this category- 6.3.1 Pedestrian Surfaces Under most conditions, snowmelting of pavements in these areas should not be necessary. Consistent with the Town of Vail Streetscape Master Flan, paverstones are preferred over poured concrete walks for durability and aeSt11et1CS. 6.3.2 ~Vldth Primary pedestrian walks. should be a minimum of eight feet wide, potentially wider at street intersections and extremely high volume pedestrian areas. 6.3.3 Site Furnishings Site furnishings such as bcncl~es, seatwalls, and trash receptacles are encouraged on an intermittent basis along these corridors, concentrated primarily at intersections, in view corridors, anal other logical gathering or resting areas, Site furnishings should be placed out of the flow of pedestrian traffic, creating comfortable but easily accessible opportunities to sit and rest. Site furnishings should be consistent along primary pedestrian walks. 6.3.4 Lighting Lighting should comply with the parameters of the Vail Streetscape Master Plan. PAGE6-4 - LIONSHEAD REi?EVELOPMENT MASTER PL.:S.N HAPTER ~ SIT' E DESIGN GUIDELINES 6.3.5 Landscaping Street trees and understory plantings are strongly encouraged along primary pedestrian walks. The landscape treatment need not be homogeneous, A mix of deciduous and evergreen trees is desirable, although deciduous trees are favored to protect views or sun exposure. Ornamentals, perennials, and annual flowers are encouraged to provide a wide variety of textures and seasonal color. Landscaping material should not interfere with the pedestrian walk or snow storage requirements at matilre growth. G,4 Secondary Pedestrian Walk Secondary pedestrian walks (see figure b-3} are similar to primary pedestrian walks except that they are not located on primary pedestrian corridors and thus carry a lower volume of pedestrian traf#ic. The suggested minimum width for these secondary walks is six feet, although wider walkways may be required where anticipated pedestrian traffic volumes are greater. Paused concrete may be used as a paving material. All other design parameters that apply to primary pedestrian walks also apply here.. 6.5 Vehicular Pedestrian Retail Street In addition to the Lionshead pedestrian malls and pedestrian walks there is the opportunity to create linear pedestrian retail streets parallel. and adjacent to vehicular streets. One such example, as shown in figure 6-6, is the potential addition of retail to the face of the Lionshead parking structure. Future development in west Lionshead may present the opportunity to add a linear retail component along the pedestrian walks associated with vehicular streets. These linear pedestrian/ retail environments should be characterized by wider walkways, increased lighting, increased site furnishings, and a higher level of detail and visual activity. In addition snowmelt systems may be required depending on the pedestrian environments solar exposure and intensity afuse, V+There possible landscaping should serve to provide a separation between the vehicular street and the flaw of pedestrian traffic, most likely in the form of tree-grates or at-grade planters. As within the pedestrian malls the mass of the building should step back after the ground floor retail level, conforming to the architectural design guidelines {see chapter 8) for retail pedestrian streets. 6.6 Pedestrian Path Pedestrian paths are located outside of the primary Lionshead pedestrian environment (see figure 6-4). They include stand-alone circulation corridors, such as the Oore Creek recreation. path, that are most often built with asphalt surfaces. These pathways generally carry a lower volume of traffic, but their width should reflect both anticipated volume and anticipated type of traffic, as bicycles, rollerblades, and skateboards also utilize these pathways. Lighting, signage, site furnishings and landscaping will be a function of a pathway's intended use, location, and traffic volume. • LiCJNSIIl~A- REDEVELC}]'MENT MASTER PLAN PA~;E 6-5 CHAPTER ~ S1T`E DESIGN GUIDELINES b.7 Sa na e ' ~ g The Town of Vail should implement a consistent, comprehensive directional signage program. Vehicular and pedestrian scaled directional signage should be incorporated into the design of all primary corridors. ~.8 Fences and Enclosures 6.8.1 Allowable Occurrences As a general rule, fences, walls, and other screening devices are not desired in a higher density, pedestrian oriented environment such as Lionshead. However, under Iimited circumstances screening fences and walls. will be allowed, subject to approval by the Design Review Board.. a. Code requirenents_ Swimming pools and other potentially hazardous areas must be fenced according to existing codes. b. Service ar-eus. Service docks and loadingl delivery areas should be visually screened from surrounding uses. c. Private cnurtyar-d r~reus. Subject to approval by the appropriate reviewing boards, Outdoor courtyards and other private gathering areas may warrant fencing or another form of enclosure. 6.8.2 Dumpster Enclosure Criteria All dumpster and outdoor trash storage areas should be completely screened and enclosed, according to the following criteria; a. Existing Cncle Rer~uirerrzerzts. Any existing code requirements regarding dumpster and trash enclosures shall oat be diminished by this section. b. Extent of Enclosure. All dumpster and trash storage areas shall be completely screened and enclosed, including latchable doors and a roof. c, Mnterials. All dumpster and trash enclosures shall be constructed out of materials matching or complementary to the adjacent architecture. d. Design. All dumpster and trash enclosures shall be built to accommodate trash removal requirements. Enclosures shall be solid and sturdy, designed to visually blend with the surrounding architectural and site environment. e. Landscape. To the extent possible, dumpster and trash enclosures should be screened and visually softened through the use of landscaping. 6.$.3 Fence and Screen Fall Criteria All fences and screen walls should be constructed according to the following criteria: a. Existing Code Re~tairernents. Any existing code requirements regarding fences and screen r~ralls shall not be diminished by this section. • PAGE6-6 LIQNS)~IEAD 1~EDEVELC7PMENT MASTER PLAN 'CI-IAPTER C S1TE DESIGN GUIIaELTNES ~. b. Materials. Fences and screen walls shall be of high quality materials that match or complement the adjacent architecture. T-111, paneling, chain link, and other non-substantial materials shall not be used. c. ~esr:~n. Fences and screen walls should be well articulated, utilizing visually strong posts, corners, and columns (where appropriate}. Horizontal top and bottom railings should be visually strong and heavier than the fence center materials. Screen walls should lank like extensions of the architecture. Fences should be unobtrusive, and neutral and subdued in color. d. Co~~strtretio». Fences and screen walls shall be constructed to withstand all expected wind and snow loads. Design and siting offences and walls must take snow removal and snow storage into consideration so as to minimize winter damage. e. Landscupira~. Where appropriate, fences should be designed to include landscape screening. Landscape material should be located on the oa~tside of enclosed areas so that the fence is screened from the adjacent public areas. The dimensions of landscape beds shall be sufficient to provide adequate area for the dimensions of landscape material. Long, unbroken, and barren stretches of fencing or walls are not acceptable. f.9 compliance with Town of Vail Streetscape Master Plan A goal of the Lionshead master plan is to improve the connections and relationships between Lionshead and Vail Village. Towards that end, it is recommended that all site design issues not. dealt with in this chapter, including but not limited to site furnishings, site lighting, landscape principles, paving types, and signage conform to the intent of the Town of Vail Streetscape Master Plan. An exception is the opportunity to create a distinct character of site furnishings, lighting, and other site design elements for the Lionshead pedestrian and retail core. Consistent with section 6.1.7 above, r~rt~vorlc, the creative use of otherwise standard site elements {benches, trash receptacles, phones, light standards, grate inlets, etc..) is encouraged to help establish a strong, vibrant, and distinct character and sense of place for the Lionshead core area.. LIONSiIfAD 1~EDEVELOPMEIi1T MAS'T'ER PLAN PAGE E7-7 •cC x ~~ „- o ~: 7 r ~j o~ ~b °~ ~ i ~y f ` ~ ^v4 ^6 `~ ~Y ...A....... t 2` _,. !'7 ~' , `: ;. !~, µ~ ~ ~ ~ ~ 1~w 1 1 a._ .. ~ ` .v z ~o rr1 ~ „~ _ ~ ~~ .:~r ~~ ~: ~a ,, ~~ ~ a ~~ e~ ~ e*i P Se •~ ~" SW r: ~~ ~: ~~ ~~ .., ~ ~ ~~ ~~ i ? ~ ~ ? ~ I ..fir ~ § # ww.r ~~ E ~: ~ ~~ ~ $ ~~~ ~a .~ . "~_. ~°. ~.. ~~ . -.....~, +~...,......,:r+~. _~ da F ,:~3r,~: '-:~¢ _? way ~. I :~ , `~e~~.1 ~ r y f ~' I4 ~! `~ ' ~ a .+L7 ~ j ~ ' dP ~ • ~ „r ~ ~ `~w~. , ~... . ~, r fi~ W ... ry`~ V ~~ I Z " ~ ~s w. l ~ w 4 i ~ ~ , aC ~+ o i f ~~ "ai "~ ~ s ~. ~r m ~ T a 4 ~~1„ ~7 F. t Y E • _ .~, - -3 ~, 3 f)i+ilvl~CTlt3ti } ,,,. ~ ~ :, i' ".` ._ ~~~r,.. " ~~~`'` ~` ~ ~ ~ u~v r 4 s ~i Y o. _, . s_.,... _ i 'sett s nY i.:~ ,v~ ~ + i . n; ..~ fr ~%~ . r'~ Attachment; C t~.F i 5 ,~~ ~a. -- __. L. is ~. _ .f ~ r "°.~ ~~ f ~ ~ ~: ~ p.,. ~ * z `~ i ^~: ~ w ~f ~'°°.' , , ..~ • CHAPTER 7 LIEVELf7PMENT STANDARDS CHAPTER 7 Development Standards This section outlines recommended development standards for private property in the Lionshead study area. In some cases, implementation of these standards will require revision of applicable provisions in the Town of Vail zoning regulations. Adoption of special provisions for redevelopment of properties that already violate existing development standards should also be considered. It is critical to note that all of the following recommended standards apply equally as future projects are reviewed far compliance. When one standard is more restrictive than another, that is the standard that shall be the limiting factor. These standards do nit represent entitlements in any way. For example, if the GRFA ratio of a project cannot be met after the building height, setback, and other architechxral guideline standards have been applied, then that project is not entitled to the maximum allowable GRFA. In this case, the quantitative and. qualitative standards of the architectural design guidelines would take precedence over the potential GRFA allocation. 7.1. ~,andscape Area The master plan does not recomtraend modification of this standard for Lionshead. The Town's current standard, which applies to the majority of sites in Lionshead, requires that at least 20% of a parcel be landscaped. This standard should be flexible for properties alvnb bz~ilc~-t~ lines and in fhe,~edestr-iarr retail c~vre area so they may be able to decrease planted area and increase hardseape in order to create the functional pedestrian corridors and spaces outlined ui the master plan. This potential reduction of landscape area is not a right and should require the approval of the Planning and Environmental Comrriission. 7.2 Site Coverage The master plan does not recommend changing this standard. The Tovvn's current standard, which applies do the majority of sites in Lionshead, prohibits site coverage by structures in excess of 7C1% the area of a site. This standard should be flexible for properties along build-tn lines and in the pedestrtr~n retail c~Ure urea so they may be able to increase site coverage as required to create the functional pedestrian corridors and spaces outlined in the master plan. This potential increase in site coverage is not a right and should require the approval of the Planning and Environmental Commission. Below grade development is not counted as site coverage. 7.3 Setbacks The master plan does not recommend changing this standard. The curren# setback requirement on the majority of sites in Lionshead is 10 feet from the property line on all sides. This requirement shall be war`ved in areas. with designated build-to lines, and. leeway should be considered in areas of significant hardship that otherwise meet the intent of the master plan and do not negatively impact adjacent properties. 1~IONSIIL;AD REDEVELOPIvIENT MASTER PLAN PAGE 7-1 CHAPTER 7 DEVELOPMENT STANDARDS 7.4 Grass Residential Floor Area (GRFA) An important component of the Lionshead Master Plan process was the analysis of GRFA's effectiveness as a tool for insuring the quality of architecture and the built environment within Lionshead. In short, the mastcrplan team found that GRFA was not effective as a primary means of providing for architectural quality. Based on this finding it is the conclusion of the master plan team that GRFA should nr~t be the primary means of regulating building size. To accomplish this, one of two options must be pursued. First, GRFA could be eliminated- Secondly, the GRFA ratio could be increased so that it functions as a safety valve to insure that buildings do not exceed tlae maximum residential floorplate area that would otherwise be allowed according to the criteria of the architectural design guidelines. If this second course of action is pursued, the following recommendations arc made: a. The ratio of Grass Residential Floor Area (GRFA) to lot area should be increased on all properties within Lionshead, excluding the residential properties south of Gore Creek, so that the site and architectural design guidelines, nc~t GRFA, are the primary building size and mass constraint. b. The method of calculating GRFA should be greatly simplified and changed to include common space so that basic floor plate area calculations will suffice. 7.5 Density (Dwelling Units Per Acre): The allowable density of development in the study area should be increased to provide ample incentive and create the fnancial mechanism for redevelopment of properties. Additional consideration must be given to existing properties that currently exceed the density limitations. A mvde[ developed during the master planning process showed that an increase of at least 33% over existing coning ar existing dwelling units on a given site would be needed to make redevelopment an attractive option. in vrdcr to encourage the development of live beds or warm beds in Lionshead, the master plan recommends that accommodation units, hotel rooms and fractional orvalership units not be counted in the calculation of density. Further, because it is a connnunity goal to increase the number of permanent residents in L.ionshcad, employee housing units that are deed restricted for local employees should not count toward density. 7.b New Unit Definition The master plan recommends that the zoning regulations be modified to include "lodge unit'" as an additional definition of a residential unit. This product is defined as a small condominium dwelling unit with limited kitchen and floor area. {The floor area usually averages less than 65{l sq. ft.} Units of this small size are most likely to be in short-term rental pools, with occupancy rates similar to those far hotel rooms. Because an increase in tl~e short-term bed base in Lionshead is a key objective, the planning team recommends that lodge units count as one-quarter of a normal dwelling unit (i-e- 4 cadge units count as one dwelling unst). Further, it recommends that units of this size in existing properties be treated as lodge units for the purpose of calculating density. 7.7 Building Height This standard is addressed in the Architectural Design Guidelines (see chapter $). P.gGE7-2 LIONSHI:AD REDEVELOPMENT MASTER PLAN Attachrrtent: L3 • ,, ,~ DESIGN • ' CHAPTER EIGHT • CHAPTER ~ ARC~TITECTUt~L DESIGN GUIDELINES C.IIAPTER Architectural Design Guidelines 8.1 `'Vision Statement The Lionshead neighborhood. in Vail presents the opportunity to establish a dynamic and exciting community within ozae of the premier resorts in the world. Lionshead's mountain location, proximity to the ski slopes, and ample residential base evokes the vision of a truly special place, full of vitality and interest. This vision can be achieved through redevelopment of the community by addressing site and architectural issues, and through consistent and effective transitions from existing to new buildings. The pedestrian experience of the public spaces within Lionshead is the most critical issue for redevelopment. Many of the existing spaces are static and uninteresting, due to a prevailing grid organization and lack of animation and architectural coherency within the spaces. One of the most effective ways to intensify this experience is through careful design. of the architecture which defines the public spaces. Visually dynamic variation at the pedestrian level can help avoid a monotonous streetscape, and judicious use of ornament, detail, artwork, and color can reflect individuality and establish a variety of experience. The architecture of Lionshead is envisioned as a unified composition ofbuildings and public spaces based on the timeless design principles of form, scale, and order, made responsive to their setting and environment. It is not envisioned as a strict dictation ofa specific "style"" or "theme."' Many existing buildings within the community are built of monolithic concrete slabs and lack any sense of order or personality. The new image for Lionshead should move towards the future- using historical alpine references and Vail Village as antecedents. This design framework will allow individual property owners freedom of expression within the personalities of their buildings while establishing and maintaining an overall unifying character and image for the entire community, In addition, it is paramount that the redevelopment effort. address specific design considerations generated by the location, climate, and surrouzzding environment., such as addressing views, using indigenous building materials, a~zd reflecting the alpine heritage. Designing in response to our regional heritage, adhering to a consistenk architectural order, and ezzha~zcing the public experience will enable Lionshead to define its own identity-making it a distinct and special place not just within the context of Vail, but within kindred mountain communities around the world, • LIONSHEAD REI)EVELOYMENT M~+.STER PLnN Page $-1 CHAPTER $ ARCHITECTUAL DESIGN [irUTDELINES 8.Z Qrganization, Purpose and Scope The organization of the Lionshead Architectural Design Guidelines is based upon describing the "big picture" of the redevelopment effort first, and then studying the mare detailed aspects. Sections 8.1 and f1.2 begin with the "big picture" and offer the "vision" for Lionshead, and provide explanatory information regarding organisation, purpase, and scope. Section 8.3 contains special provisions for existing structures, including redevelopment priorities, triggers, and transition tools. Section 8.4 contains the Guidelines themselves, but begins first with the "big picture" of plaru~,ing considerations which may overlap with the Lionshead Master Plan. Prospective developers and/or designers should study this portion of Section 8.4 carefully, to see what. design criteria must be met if their project occupies a special site relative to building roles, pedestrian streets, or transition spaces. The latter portion of Section 8.4 deals with the architectural principles of the ®esign Guidelines, starting first with overall issues such as building form and massing, then moving into mare detailed issues such as dimensional criteria for architectural components, materials, and colors. Section 8.5 provides a "quick glimpse" of the quantitative values outlined in the Guidelines. Tlye purpose of the Lionshead Architectural Design Guidelines (AI7G) is to work in concert with the Lionshead Master Plan to enhance the existing experience within the Page 8-"? LIONSHGAD RED);VELQPCVII;NT MASTER PLAN d•a~F{-J 77rctrraa~e~~fr =~r:;~rrcarl,laurr?t'tc:rate~h:rt~tcr~ts",~'c'trse.:?I:?f~;~°e • CHAP~'ER $ f~RCIIITECTUAL DESIGN GUIDELINES community, improve the duality of life, focus direction far future growth, create visual harmony, and improve property values for businesses and homeowners. This document constitutes a design philosophy for the community, which when integrated with the Lionshead Master flan, helps to establish Lionshead as a coherent, dynamic village with a true "sense of place." These Guidelines are intended to direct the growth of the community througlf distinct levels of perception, from views afthe neighborhood from the mountain and the highway, to perceptions within its pedestrian streets, to the detail level of artistry and ornamentation on the structures themselves. n The scope of the Design Guidelines includes all criteria related to the architectural design of new and remodel projects within. Lionshcad, along with site and planning criteria which relate directly to architecture. Qther site and planning criteria may be found in the Lionshead Master Plan, and should be reviewed concurrently with these Guidelines. Structures which have been reviewed and approved by regulatory agencies far Lionshead prior to the endorsement date of this document may present special cv-cumstances with respect to the criteria cited within these Guidelines, and will be handled per Section ~.3. 1_,ION5HEAD REDEV'E:L.C7PMENT MASTER PLAN Page &-3 1=i~ 5 ' 1'rT: tdlr's esllrrr d'ec°.rr rrF l,e fi~:ct ~'rilrr~;CS lrf fl+c etirrae7ttrr:ia~ l~~ i~t'e1.3ta•ivlss. CHAPTER ~ ,ARCHITECTL}'AL DESIGN GUIDELINES $.3 Existing Structures 8.3.1 Special Provisions While these Guidelines offer a roadmap for the redevelopment of Lionshead, they are not intended to limit the efforts of developers andfor designers involved with existing structures. It is understood that many of the buildings within the community may be unable to comply with some of the criteria described in the ADG. Many existing buildings, for instance, may already exceed the height criteria identified. Some existing roof pitches within the community may not meet the numerical valtaes described. And many of the existing pedestrian streets may fall well short of the "ideal" proportions depicted. These and similar issues will be handled on a case-by-case basis, with determination of compliance based upon whether the building meets the general intent of these Guidelines and the tenets. described herein. Proposed renovations or additions which meet the general intent of the ADG will 6e offered more latitude with respect to specific non compliant items than those which stray from the overall vision of Lionshead as described within-variances will be granted from the detail of the Guidelines if the overall intent is met. In addition, r~ny rnec~ningful efforts to enhance existing structures will be recognized as positive progress, and strict compliance with the "letter" of these Guidelines is not meant to discourage potential improvements. 8,3,2 Development Master Plans Since many of the structures within Lionshead are pre-existing, Development Master Plans are highly encouraged to define long-range goals far buildings within individual parcels. These Plans should be presented to the Design Review Board (DRB) far review when applying for initial building design. approval, and should include information such as: • Qverall architectural "vision" for all buildings within the site • Design strategies far maintaining consistent architectural language between renovations. and new construction within the site • Proposed phasing plans 8.3.3 Redevelopment Prioritization and "Triggers" Consistent with Section 8.3.1 above, existing properties are encouraged to renovate and rehabilitate, to the greatest extent passible, the exterior of their buildings according to the parameters of the ADG. It is recognized, however, that a single, complete, and comprehensive exterior renovation may not be economically possible for all existing structures, and incremental improvements must be allowed. Having said this, the following potential exterior improvements • Page 8-a I.iONSHEAD REDEVELOP1vIENT MASTER PLAN CHAPTER $ .4RCHITECTUAL DESIGI~I GUID$LINES should ho considered as priorities by both private property owners and the Town of Vail. All reasonable efforts to encourage, provide incentives, and facilitate these improvements should be made. • Renewed and expanded retail frontage. For properties fronting the Lionshead retail mall and retail pedestrian streets, the renovation and expaz~sian of the ground floor retail level is perhaps the most critical element in revitalizing the Lionshead retail core. • ;hoofs. As outlined in the ADG, the roofscape of Lionshead is a critical component in "knitting" together the built environment and providing visual cohesion to the urban fabric of Lionshead. • Planning considerations. AlI buildings in Lionshead, both existing and new development, should seek to full 11 the roles of landmarks, portals, turning points, and other roles as outlined in the Master Plan. • Form, massing and height criteria. Building s~zrface treatment- walls, doors, windows, signage, etc. • All other components of the architectural design guidelines. A critical question regarding the renovation of existing structures is when compliance with the architectural design guidelines is "triggered" or required. Regarding this, the following guidelines should be considered: • To the greatest extent possible, renovating properties should endeavor to make significant and meaningful improvements to their properties as opposed to small, insignificant improvements. This does not discount the importance of any improvement to a properties exterior, Any single incremental improvement to one building element will not necessarily trigger compliance on all remaining building elements. However, any portion of the building being improved should do so according to the parameters of the architectural design guidelines. For example, if a property applies to resurface the walls of their building, this resurfacing should be done according to the AI]G, but will not in and of itself also require the replacement of the roof, or another major modification, at the same time. Any proposal to add significant volume or mass to a property will trigger full and reasonable compliance to the Master Plan and Architectural Design Guidelines. LIONSHI;AD REDEVLiLOP'MENT IVfASTER PLAN Page 8-5 CHAPTER $ t~-RCI-IITECTUAI. DESIGN GUIDELINES 8.3.4 Transition Tools Transition foals used to revitalize Lionshead are generally outlined in the specific design criteria within these Guidelines, but are important enaugh to merit their own subsections, 8.3.4.1 Build-ta Lines i I ti~~ ~~ ~, E. ~r~;t!.r x-_s ~t ` ; F:.tt~trrl•!?.rrir,r:~~s errs ear rr~actule~=ti~;,U +•ux<:+l,~t ~~~~~~.•+:rr~./r~. r.+~ r~n;lli:~rnrs, d6rlrr~r~~~:irtr~cfi+f ,`r~~~r Build-to lines can be used to better define the existing public spaces, and to create new ones. Delineation of these build-to lines is illustrated within the Master Plan. When using these planning parameters to define public _~~~"°~" ~~-~ space, designers should give '~ =~_ -r ~- ==~'~ careful consideration to the `_~ i _ - ~~ ~ ~. _~ ,~ "ideal" pedestrian street width- ~" -~ ,~~~ .t;'i ~ to-height relationships illustrated ;:"` ~'.`"1 ~ •'~~~~=~~- in Section 8.4.1.3. Design of new building edges within '~"~~"~"~' ~"~ at,t,~u~ed build-to lines should be carefully evaluated to make maximum use of the new retail ~ u,: space, and haw the added building mass adds to the overall pcdestxiaax experience. 8.3.4.2 Roaf Replace-rnents The replacement of flat roofs with pitched roofs can Greatly improve the image of Lionshead, and roofing projects far existing structures which incorporate the criteria described herein should be considered whenever passible (see criteria for existing roof ca~npliance in Section 8.4.2.7). Roofing projects which are part of planned building maintenance programs should be used as opportunities to add life and interest to buildings, through the addition of pitched (or mansard} roofs v,~hich meet the farm, pitch, material, and solar criteria identified within these • • Page 8-6 LIONSHEAD REDEVELOPMENT ~VTASTER PLAN n Cl-iAFTEIt S ARCIrIITECTUAL DESIGN GU]DELINES guidelines. These retrofitted roofs will greatly enhance the image of the individual structures, and will also act to tie dissimilar structures together within the community. 8.3.4,3 Doar and Window lnhancements Enhancements to doors and fenestration can also serve to add vitality and interest to otherwise uninspiring buildings. Doors at primary entries and retail frontages should be improved whenever possible, to encourage pedestrian interest and add to the vitality of the streetscape. Modifications to overall building fenestration and window detailing {at lintels, trim, jambs and sills) can be used to articulate the notion of base, middle, and top on buildings, and to introduce mountain-friendly windows to the con~nautxity in terms of energy efficiency and views. 8.3.4.4 Building Finishes Simple improvements to building finishes, such as covering drab, monolithic precast concrete panels with textured stucco, or applying stone veneer to tie buildings to their sites, can act as successful transition tails, with relatively rninimal casts- New finishes add to the aesthetic appeal of buildings but can also be used to provide tangible, value-added improvements to structures, such as installing exterior insulation and finish systems {E1F5) to increase thermal performance of buildings, or stone veneer to protect lower levels from impact damage during snow removal. 8.3.4.5 Detail and Ornamentation And finally, the addition of ornamentation and other detail appropriate to Lionshead-used in conjunction tivith one or more of the previously mentioned strategies--can greatly refine the quality of architecture throughout the community. Wall-crafted retail fronts will entice passers-by into shops and other commercial areas, while careful detailing at cave lines on new roofs will interlock roofs with building masses and tie new roofs to the overall building language. Custo2n lintels aver doors and windows will also add visual interest, and detail on building knishes-such as articulated bands on stucco or finely- craftcd scone caps on stone veneer will add to the overall quality of structures within Lionshead. L,lONSHEAD RE.C~EVEI_CJPMENT MASTER PLAN Page ~-~ CHAPTERS ARCHITECTUAL DESIGN GUIDELINES $.4 Design Guidelines 8.4.1 Planning Considerations 8.4,1.1 Introduction As noted earlier, most criteria governing site issues relative to Lionshead redevelopment may be found in the Master Plan. However, some site issues relate directly to the architecture of the canamunity and are therefore described within this section. Issues such as special "roles" buildings may play within the community, comfortable proportions for pedestrian streets, and the notion of domain are crucial concepts which rely heavily on the~architecturaI entities which define them, and are therefore described in detail on the following pages. 8.4.1.2 ~Ullding ccItOle5~~ Certain building sites within Lionshead occupy special locations within the urban "fabric," ar "texture" of the community. To make best use of these special sites and energize the pedestrian experience, buildings on the sites. will be required to meet the criteria that immediately follow, in addition to the general criteria described throughout the rest afthe document. The locations of the special sites are identified within the Lionshead Master Plan. This section outlines specific architectural requirements for buildings which occupy these critical sites, based upon the types of buildings, or building "roles" most appropriate to the sites, including portals, edge definers, space definers, and landmarks. Pnrtals Portals act as the "front doors" to communities or urban spaces and therefore often present the first images to pedestrians. Buildings which are located on key sites need to act as inviting and "friendly" portals to or within Lionshead. Stand-alone structures can act as portals through appropriately-sealed, large openings and significant mass, while multiple structures can accomplish this through proper siting and relationship to one another. Human scale can. be achieved with portals by introducing horizontal architectural components which relate to the surrounding context, such as retail frontage heights and other critical save heights. This can also be achieved through careful design of detail which is considerate of the Duman form.; that is, detail which relates to dimensions people are most eomfortable with, such as railing heights, head heights, story heights, and similar proportions. Portals within Lionshead can be effective if they present enough mass Page 8-8 L10NSHEAD REI]EVELOPMENT MASTER PLAN CHAPTER 8 Al~.exlTl;cTUAL D)~SIGN GL)TDELINIES ,,. to enclose the spaces they are defining, with enough open area to present the sense of entry needed for a corrxmunity of its size and complexity. They may serve additional functions as well, such as living areas, bridges, or enclosed connectors, which can help to further animate the portals and provide additional income- generating space. • Eni~e Defamers Whereas portals act as the "front doors" to urban comrunities, edge- def~n~~g buildings act as the "exterior walls" for communities. Where the edges of Lionshead meet areas exterior to the conununity such as Vail Village, the Gore Creek Corridor, and the highway, buildings must present appropriately-scaled, well-defined edges to contain Lionshead or act as distinct transition zones from one neighborhood to the next. The form, massing, and height guidelines identified in Sections 8.4.2.2 and 8.4.2.3 will direct much ofthe design of these edges, but additional considerations such as building siting, scale, and architectural image should be taken into accounk as well. • I,IONSHEAU REllEVELOPMENT MAS"I~ER PLAN Page $-9 1~ ~~s ~-k~-~7 ~'; s>ii~1~'i" 771(lS.ti fLSE'Cf IF7 i~~~ll t_ '?;7_~P CHAPTER S ARCHITECTUAL DESIC7N GUIDELINES Building siting should allow for openings to occur between structures which make up the community edge, to encourage passers-by to take inviting glimpses inside Lionshead. In addition, buildings along edges should be scaled according to nearby structures. Architectural language should be used to offer a consistent image of Lionshead from the outside-proportions of buildings and the ways in which they are detailed need to reflect the overall imago found within the community, and "loud," self promoting buildings which reference only themselves should be avoided. Pub[i`c Space Definers To continue the analogy, structures which define public space act as the "interior walls" of Lionshead. These buildings should address public spaces with their primary facades, and should not "tum their backs" to the spaces. Buildings which define public space should have distinct wall planes, with relatively minor plan and elevation offsets. Building footprints which are based upon rigid grid layouts ~ ,~ :,.~ F , ; :;> , ~rPtr~ ,.. r =sa~~{s~~n:~=,~w. should be avoided; instead, designers are encouraged to develop more inviting, irregular public spaces which offer surprises to travelers as they proceed through Lionshead. Definition of the corners of public spaces is critical to contain those spaces, and can be accomplished through significant massing at the corners. In addition, important heights such as tops of shopfronts and prominenk cave lines should be reinforced on buildings which define public space, because they encourage the eye to follow the "walls" of the public space around its perimeter, thereby strengthening the sense of enclosure. Lattrlmarks A landmark provides a sense of orientation for the community, and reinforces its "sense of place" or image. As such, it must be visible from key locations within the community, such as portals and major public spaces, and must offer an image consistent with Lionshead. As Page 8-10 LIQNSHEAD REDLVELC)PMENT MASTER PLAN CHAPTER $ ARCHITECTUAd. DESIGN GUIDELINES a unique architectural element, a landmark should be designed to clearly stand out from the rest of the community, while still presenting a consistent design language. Care should be taken to provide a clear hierarchy between the village landmark and other, secondary landmarks. Landmarks are most successful when they servo special functions such as bell towers, clock towers, monuments, or public art, rather than being self-serving, Furthermore, they should be carefully scaled to the buildings ad3acent to them, as v,~ell as to the overall scale of the urban village. err7Cr,~~r ~~/'e`e:j~ta'irr.tf 8,4.1.3 Pedestrian Streets Witltli-tn-~flcight Rehr#innships Ratios of width to height at pedestrian streets and other outdoor spaces are crucial to the success of those spaces. While ideas of comfortable, inviting scale differ greatly between cultures and individuals, for the purposes of these Guidelines, European mountain antecedents- integrated with our Colorado resort location-have been used as the basis for determining "comfort." With this in mind, pedestrian streets shall be designed with cross-sections exhibiting l:lr'~ to 1:1 %z width- to-height ratios. " Approved Bross-sections for pedestrian streets will be calculated using the ~~ectrr'st walls which line the streets. Wa11s which are 16' high or less (to the cave} from ground level will not be considered as part of width and height calculations. Walls greater than 1 b' high (to the cave}, however, interrupt pedestrian site lines from street level, and offer a strong sense of enclosure far pedestrians. Therefore, these walls ~=iIl be included as part of street width and height calculations. The sketches shown in this section illustrate some examples of acceptable ratios, using both "short" and "tall" walls. LIONSHEAD REDEVELOPMENT MASTER FLAN Page 5-11 :~'t~~^ .--_~ L.trrf+vcrs~%x rt~rr~fnrw~c rha CHAPTERS ARCHITECTUAL DESIGN GUIDELINES r~i ~ . -' , Ott' ~~r~tth Setb f:r~y .~'-'~~ f:1 ~"' rK~r;fir r1 h~~fr ur~1,f~), ., ~ ,. ~<;~. a ,r M ~:cti,:3ci: Y?-!" 4E- iJth tictbaek ~'~1~ ,~-/fT ` << 1 f•"~ f':;71ffJ r ~' 1;J~,'1' "7 tPFf.C/,. The intent of the width-to-height principles is to direct the development of comfortable, human-scaled pedestrian streets. However, ail other criteria identified within the Lionshead Master Plan and the rest of this document, such as build-to lines, form and massing criteria, and hei~ltt restrictions:, take precedence over the ratios identified herein. ~1Vithin these parameters, exceptions to the listed ratios may be considered ifthe intent has been met. ;: ~~ ,~-;"; .~,~~,>,~rrrt~k' ?r~;r;s';titn; frr~xrr ~'tzi?!ic• an ~rtvrt Public and Private 1)amQin Proper understanding of the nation of public and private domain presents the opportunity to introduce another level of pedestrian movement through Lionshead~ne in which traffic flows laterally across outdoor spaces, rather than simply along them. This lateral flow also reinforces the concept of weaving the sides of outdoor spaces • Page ~-12 LIONSI-IEAD REDEVELOI'MEN`r MASTER PLAN • • CHAPTER $ ARCHITEGTUAL DESIGN GUIDELINES ': ' ,F., ,,~ ,,, '~r-. /f"-r r:' " 'i: together, through psychological, visual, and physical ties. ~"''~" -` Specific levels of domain ~~ '. { ~ ~ a ~~~^~ " can range front public, n ~~ ,~,.~~ semi-public, semi- ,~ rr ~ private, to private. i ~ ~ "~~`~' ~ a i~ Designed properly the ~ , ~; ~ ~", ~ ~ ~ , varying relationships '"' " ~ between these levels can `~ r:~ ~: _ ;'~ •,;, act to strengthen the ties ~.~; ''~•' . ' within a village, and add a .__. to the spatial interest~r 1 ~~r Y. ~<-c^nxf~3. in+~t(IS arTr~p~rtri tt•1 [aa ~ ,•., quality level~of the • 7. s,,;i ~~17f1i fY: UJS'~!{fl 11C l.. ~..` .~... ,"71. ,. ~. outdoor spaces. These additional "layers" of space along public ways add excitement and vitality by presenting varying strategies of design and detailing to pedestrians as they travel through the layers from public to private space, or vice-versa. In addition, they provide comfortable transition spaces from public to private, rather than presenting an abrupt experience from one domain to the next. However, poor design of domain and the ways in which the different levels interact can lead to psychological, visual, and physical segregation of the levels, leading in tuna to empty and monotonous public spaces rather than active and interesting ones. The aim of these Guidelines is to reinforce the concept of trarrs~~ar~rtey between public and semi-public., or street and shop. Segregation of these levels of domain shall be avoided whenever possible. To this end, cnlonnades, arcades, partic.as, and other covered ways along shopfronts shall be designed to invite-rather than repel- pedestrian traffic. This may be accomplished through thoughtful design of visual and artistic elements such as signage, window displays, shapfront lighting, and the like, and physical elements such as columns, planters, and artwork. As visual and physical barriers are removed, psychological ones will follow suit. Design of street-edge sidewalk cafes, patios, and colonnades are described in Section 8.4.1.4 of this document. LI©NSIIEAD REDEVI/LOPMLN'I` 11rIASTER PLAN Page 8-13 CHAPTER $ .ARCHITECTUAL DESIGN GUIDELINES 8.4.1.4 Trattsiticrn Spaces general For the purposes. of these Guidelines, transition spaces are defined as the architectural components which line pedestrian streets and other public spaces. With this in mind, all structures which form transition spaces shall be designed with the transparency and other characteristics described earlier in this document, along with the dimensional criteria to follow. The intent is to create a layer of frontage with interest and life, rather than the typical homogeneous shopping center so common today. T'o this end, great latitude is permitted for the design of transition spaces. Qutrloor 1?ining/ Sirrtewalk Cafes Semi-public areas such as outdoor dining and sidewalk cafes offer the opportunity to engage pedestrians with dining activities ~ and serve to i ~ animate the j public spaces with the presence of people. E1s r~~r>«~~ ,•r,r3,~r:~~ ~~ ~.«-~~ c~.k ozttc.,,,:,r~ ir:~,p~ .:=,.t "outdoor rooms„ 1 r f' r4 , r`1 r , themselves, these types of spaces create a high Jewel of transparency between public and semi-public domains. Minor grade changes can actually be very effective in these areas, and planter walls, guardrails,. and the like can act to define the spaces and add another level of detail to the public ways. However, the subtle awareness and interaction of people from the public spaces with people inside the dining areas or cafes is important, and therefore severe physical or visual barriers should be aninimized whenever possible. Page 8-14 LIONSI-IEAD REDEVELQPIvSENT MASTER PLAN CHAPTER $ ARGHITECTUAL DESIGt'J Cr[JIdELINES • SireetfrantPatips, Caurtyrxrcls, att,rl Gardens As semi-private spaces, patios, courtyards, and gardens which serve hotels, residences, and other private uses must maintain the solitude far which they were designed, while at the same time allowing for some interaction between resident or hotel guest and the pedestrian traveler. In addition, as components which contribute to the fabric of public spaces, patios, courtyards, and gardens with street frontage must work in concert with the street and add to its dynamic nature, through careful attention to scale, materials, and detailing. These semi-private amenities should be scaled small enough to avoid competing with significant public spaces, to maintain the hierarchy of the outdoor roams, and make clear distinction between the public, semi-public, and semi-private domains. Moreover, the materials which define the ground plane (such as pavers or tiles), the walls of the space {such as stucco or wood), and the ceiling of the space {such as woad trellises}, must work in harmony with the architectural language of the building itself, and with the materials used along the street frontage. Details used to articulate these areas can also contribute to the overall. image of the public space and reinforce to its "sense of place." Colannr~des, Loggias, nnrl Arcades Architectural features such as colonnades or loggias-comprised of columns supporting one edge of a roof and often called arcades-offer yet another way to provide successful transitions from public space to semi-public space. To maintain transparency, however, the components which make up these features-such as columns, piers, and planter walls---should be designed to allow unencumbered pedestrian movement around and through them. A minimum clear space of 6' shall be kept between building faces and streetfront columns, piers, and planter walls. This clear space will encourage two-way circulation along retail fronts, and foster comfortable movement. In addition, the ratio of solid mass {expressed by the column or pier width} to open area {expressed by the widths of the openings between the columns or piers) should be designed so it does not act. as a barrier which prevents pedestrians from traveling along ar through the colonnade. Changes in ground plane between public spaces and colonnades, loggias,. anal atria can also hinder freedom of pedestrian movement, and should therefore be generally limited to 12" or less_ The overall intent of this section is to direct the careful design of architectural entities so they da not act as barriers between public spaces and the buildings those spaces serve, Within these principles, ~,IC)NSHEAD REDE~~ILOI'MENT MASTER PLAhi Page 8-15 CHAPTERS ARCHITECTtJAL DESIGN GUIDEI INES other factors such as elegant proportions, appropriate scale, and accessibility must also be considered. 8.4.2 Architecture 8.4.2.1 Introduction The architectural portion of these Guidelines is intended to provide a unified, conceptual fxarnework using historical alpine references. It is imperative that the redevelopment effort address specific architectural design considerations generated by the location, climate, and surrounding environment-such as addressing views, using indigenous building materials, and reflecting the alpine heritage. However, within this framework, the architectural language of buildings within Lionshead should strive to reinterpret its heritage and look to the future, instead of simply mimicking the past. 8.4.2.2 Building Form and 11~assing Building form and massing-as design determinants-are especially critical to the success of Lionshead as an interesting, inviting resort. The farms of buildings and the ways in which they are massed offer opportunities to present a comfortable, pedestrian scale to the Lionshead traveler, and to strengthen the continuity of the streetscape throughout. Other vita] corridors within Lionshead which are not along primary pedestrianlretail routes such as the Gore Creak Corridor-can also benefit from well-designed massing which relates to the scale of those corridors. Farm and massing act to marry a building. to its site, whether the site is part of a paved plaza or sits within natural topography, and serve to "break dawn" the scale of the village fabric when viewed from the ski hill. The overall design strategy of building form and massing shall relate to the horizontal organization found within Lionshead (such as shopfront heights, important floor lines, and critical save lines), and to the planning considerations outlined in the Lionshead Master plan (such as build-to lines, sun pockets, and view corridors}. The intent of this section is to guide the creation of a village which is ar,NA~priately scaled through the use of segmented forms and masses. The underlying fabric shall be constructed of structures which rise out of the ground gradually, rather than being vertical blocks set on the ground plane. At the pedestrian scale, the street level should be Page 5-16 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAP"I'ER $ ARCHITEGTUAL DESIGN GUIDELINES • dynamic and interesting, by varying forms and masses at the bases of buildings. These building "skirts" should not be uniform one- or two- story masses, but rather fragmented forms which offer interest and diversity. 8.4.2.3 Building Height Generaf The fpllowing building height and massing criteria shall apply to the Lionshead Master Plan study area, excluding all residential properties south of Gore creek. Primary Retai! Pedestrian Frontages • Can any property edge fronting a retail pedestrian street or mall {see site design guidelines far definition and locations), at least SO% of a building face shall have a maximum 1 ~' initial cave height, at which point that face must step back a minimum of 12'. The remaining percentage of building face may have a maximum 36' initial cave height, at which point the building face shall step back a minimum of 12'. Eave height is defined as the distance from finished grade to the initial prinraary cave of the structure. Gable faces of buildings are also measured to their eaves, excluding the actual wall area which comprises the gable. The intent of this retaillpedestrian street requirement is to present a dynamic, fragmented streetfront to outdoor spaces, rather Haan uniform blacks of building mass {see Section 8.4,2.2). s~ert~i[°drrrl trF~~rt,5~, ;lrN ~rtt~+i?t rs rte /arm 1>71r}4i. df6f78~ !IJ tr17r1 3G' mctxi7nunr ec14~s ~rc~t j^tS ,"rrta/ !.: 'step -. .. • L1C)?~SHEAD REDEVELC3P~v1ENT MASTER PLAN Page 8-17 CHAP"I'ER $ t~.RCHITECTUAL DESIGN GUIDELINES Ski Yard and Open Space Frontages This paragraph applies to the portion of any property oat meeting the criteria of the Primary Retail Pedestrian Frafita,;es section above, and fronting on the ski yard or the Gore Creek corridor. Due to the unique and highly visible nature of these areas, building faces fronting them shall be limited to maximum initial eaue heights of 4$', at which point those faces shall step back a minimum of 12'. It is critical to note that the 4$' maximum initial eaue height does not allow for an unarticulated, flat building face from grade to 48'. The horizontal and vertical maximum unbroken building face requirements, as well as all other guidelines contained in this chapter and the Master Plan, shall apply. Remaining Building Frontage ~~ Building faces that do not meet the special site criteria of the sections above may have a maximum initial save height of b0', at which point those faces must step back a minimum of 12'. To the extent possible, all new and redeveloped buildings in Lionshead should avoid "turning their backs" on other buildings or important pedestrian corridors. However, it must be acknowledged that very few buildings have prime frontage on all sides and almost all buildings will ha~~•e different programmatic requirements and visual characteristics on their different faces. Toward that end, a building's greatest vertical mass and "back of house" functions should occur on the frontage with the least volume of pedestrian traffic. In addition, components of a building with the greatest verkical mass should be oriented north-south to minimize the blockage of southern views and sunlight. It is critical to note that the 60' maximum initial cave height does not allow far an unarticulated, flat building face from grade to 60'. The horizontal and vertical maximum unbroken building face requirements,. alC other guidelines contained in this chapter and the Master Plan, and DRB review and approval, shall still apply. Walt Surface Criteria Notwithstanding the previous height and setback requirements, there shall be no vertical wall face greater than 35' an a building without a secondary horizontal step in the building face (the horizontal step may be a cantilever or a setback). This requirement is intended to prevent large, unbroken planes in the middles of building faces, to further Page $-1$ LIrJhISHEAD REI7EVELC?PMENT MASTER PLAN CHAPTER $ ARCHITECTiJAL DESIGN GUIDELINES • mitigate the visual impact pf building height, and to provide for higher quality and more interesting articulation of structures.. While many instances will necessitate a distance of at least 24" for this movement, it shall be incwnbent upon the developer to demonstrate that the intent of this requirement has been met. Absolute Maximum Heights Absolute Maximum Height is defined as the vertical distance from existing, finished ar interpolated grade -whichever is mare restrictive - to the ridge of the nearest primary roof form to drat grade. With this in mind, the Average Maximum Height of any building shall not exceed 71 ft. Notwithstanding the nation of Average Maximum Height, the Absolute Maximum Height of any building shall not exceed $2.5 ft. Within any building footprint, height shall be measured vertically from the ridgeline of the primary roof form on a proposed or existing roof to the interpolated or existing grade directly below said point on a proposed or existing roof to the imaginary plane created by the interpolated grades (see Figure $-ISa-c} Calculation nfAverrrge Maxifnum Height • The intent of implementing an Average Maximum Height for buildings is to create movement and variety in the ridgelines and roof forms in Lionshead. Toward that end, the Average Maximum Height of a building shall be calculated based upon the linear footage of ridgeline along primary roof forms. Any amount of primary roof form ridgeline that exceeds 7 ] ft. must be offset by at least an equal amount of primary roof form ridgeline falling below 71 ft,, with the distance below 71 ft. equivalent to or greater than the distance exceedixag 71 ft. The average calculation shall be based on the aggregate linear footage of primary roof farms across an entire structure, not separate individual roof forms (see Figure 8-I Se) Average Marxirnurn Heigrht Calculation Average Maxirnurr~ Height = [Primary Ridge Length (A) X Average Hesght at Ridge (A}] + [Primary+ Ridge Length (B) 7L Average Height of~ Ridge (B)~ +[Primary+ Ridge Length (C) X Average Height of Ridge (C)] +[...] [Primary Ridge Length (A) + Primary Ridge Length (B} =Primary Ridge Length (C) + {,.....)] L_J L.IC~INSI-IEAD ~EDEVELOPMIrNT lVIAS'9'ER PLAN Page $-19 CHAPTER $ ARCHITIrCTUAL DESIGN GUIDELINES Ariditinrral RcquirementslExceptinns All buildings, regardless of permitted building heights and massing principles, shall conform to all established Public View Corridors (see Lionshead Redevelopment Master Plan). Special "landmark" building elements, such as chimneys, towers, or other unique architectural forms, may exceed the Absolute Maximum Height, subject to approval by the reviewing board. This provision is intended to provide for architectural creativity and quality of building form, and shall nat be used as a means or circumventing the intent of the building height limitations. In addition, regardless of final building height, buildings shall avoid monotonous, unbroken ridge lines, and shall provide visual interest through the use vaned peak heights, roof forins, gables, and other appropriate architectural techniques. • Page 8-2U LtC)NSHEAD ~ZEDE~'EL~JPMENT 1VIASTEIt PLAN GI-IAPTER $ ARCIII'TECTUAL DESIGN GUIDELINES • • l~ u v~ u v bn .~ i e ~.~ ti 00 4 .~! .~ LIONSHEAD REDEVELOPMENT MAS"1`ER PL.gN Page 8-21 7 tea: .`. N :i cxITEeTU~'~ ~"'.. ~x~,~~TER $ P'R ~a a ~ ~c k~ W •~ ~ ~" ~ ~~ ~. ~ ~ ~iM ly .. .-- .,v ^- ` .v: s w, ~~' ~ 4 i ,, ~ ,- `. A~ i i r 1 ~~ r ~+ '~ 1. '~ ,f :r .`h ~l ~+ ~ +:, ~. !~ a `~ h b 4 ~-§ 1 sr~~ 00 c~ 4« ,N J ~r I+: ~ w x ~ Y W M ~ ~~~ ~ i- ~, ti,~ ~1 9 3 .?~; } 'sS, is ~. v ;, ~. ~ ") /" h ~® .. r, .,. n ~ .ter ~' ~^ ~E~E~TELC~p~F,NT ~` 'y' Z ~c~N~~EF'I7 CRAFTIER $ ARGHITECTUAL DESIGN GUIDELINES :!: J. } ~. c nP; ~i rv~ 4.H7 ~x?~,t~:H ~` ~; r;? cu 1' r, :7 i n} pp~ i? L, S ~``, W ~l ~` s li A. - 4' .~. _ ~ ~. 1 5 .,y 1 I I ~ _,~_ _ ~,; ;~, . ri ...~.. 1 ............. ..... .,..._.........,.....,.. LIONSHEAD Fl.EDEVELQPMEN'1' 1VIASTER PLAN ti 0 .~ ~e >` .~„ s U C5 a; r v I "'i oa X '~ a x }. C Y Page $-23 CHAPTERS ARCHITEGTiJAL DESIGN GUIDELINES $.4.2.4 Exterior Walls General Exterior walls within Lianshead shall be designed with clear defmition of base, middle, and tom. This organizing principle will weave the separate pieces of the community into a consistent fabric. The tripartite strategy of base, middle, and top will establish key datums, or special horizontal layers, withui the community which reinforce the - farm, massing and height guidelines described earlier. To this end, the three-part definition of buildings shall relate directly to organizing principles such as existing datums, architectural elements such as storefront colonnades and awnings (where applicable), and massing strategies such as building setbacks and ~':1; }-: ry ~ _.. ••. ;!C!1€1!fl f~iS r7. ~'dl St', d7Fli:~r~~t~`. 1r71v. maximum heights. This strategy can relate to form and massing principles through the development of street-level setbacks defining the bases of buildings where appropriate, and minor setbacks relating to the middles and tops of buildings. The bases of buildings should be visually dynamic to heighten the pedestrian experience. In addition, their interface with the topography of the site is crucial, as they act as the transition zones between man- made structures and natural grade. `Visual dynamics at street level are mast effectively accomplished through the introduction of secondary forms, materials, colors and detailing. • Page g-~4 LIC)iVSHEAD REDEVEL©PMENT MASTER PLAN C1-IAPTER S ARCHITECTUAL DESIGN GUIDELINES r -~ ~~ "~ ~,.Fhi ltt~d i•u !~'ryr Y_ - -{°'~fdY,'38i~€#ttT7 [(rr.1j.4 , n ~[~ £n ~ z ~ trr [>=71t. 17H'i~i'~i8: a7;7 tiY c°.3 ry. al'r ty :titr'{rc,.r~as' However, the use of indigenous materials at the primary elements {see fallowing sections for definitions) is critical in tying buildings to their sites. Rhythm and order should be introduced to guide the traveler through the streetscape, and offer an enhanced sense of movement through Lionshead. To reinforce this intent, street-level walls shall not span more than 30 feet horizontally without significantly varying at least 2 of the following 5 characteristics: • Massing or Height • Material, Fenestration, or Color • LI(]NSHEAD REDEVELOPMENT MAS`I'LR PLAN Page $-25 +•t~~~'-1,K 5e'r.Y.Sz7rtl'~'r~,.,4;rrrr~~.~y, r. :rs~°e~ diJ ~~t'fJ~t); ~t;'t :. ;"fris't(1;,=;;.1 fil !Fl~:'it' S'~.ti n:;.t Ea,~r:rili f' by - "i When massing or height are varied, buildings with street-level walls may vary material, fenestration, or color to meet the 30-foot span requirement; however, if massing or height are not varied within 3a feet, material, fenestration, and color must be varied. CHAPTER S ARCIIITECTUAL DESIGN GUIDELII~,F>JS :s~' may Kt htiwht `:- nGS~ lrei==>n[ ~ '~ ~J is`3° n:~cx nt rnatccr:i ~ ::t?lnr "A~ netti ri7zt'I tVf 14 Ci7GUT i ~ i .. ~` ~Ee~r~ Existing buildings may disregard the 30'-maximum horizontal wall guideline if their structural bays or other organizing elements exceed 30', provided that the distance over 3q' falls within reasonable limits. An existing building with 36' structural bays, for instance, is not required to fiurther divide those bays; however, an existing building with 48' structural bays may be required to divide those bays into 24' sections, depending upon the nature of the pedestrian street frontage. The middles of buildings within Lionshead shall read as "quiet" masses when compared to building bases and roofs, and should act as a unifying background throughout the community. This should be done through the use of'simple materials, such as stucco, and more consistent, repetitive fenestration and detailing (see Sections 8.4.2-5 and 8.4.2.9}. ,Building middles should not be designed as less important, banal elements, but rather as elements which present interest and articulation thr©ugh subtle detailing-through fenestration, shutters, trim, and the like-instead of massing. The tops of walls shall be designed to comfortably engage their pitched roofs, without the abrupt changes in form and massing so commonly found in structures with primarily flat roof's. Walls sliauld also be used to • • Page 8-26 LIt?NSf~EAD REnEVELQPMENT MASTER PLAN i'ts; ;Y-"%: f ~r'{s~~rrrE~~. a~r;ti s~~,;~?,irzu~{ s•ratrrr~xi CHAPTER $ ~RCHITEC'I'UAL DESIGN GUIDELINES _. visually reduce roof heights, through the careful design of lowered plate heights and integrated dormers, which help to merge wall planes with roof forms and interlock building masses with roof masses. The tops of buildings shall be capped with well-proportioned, pitched roofs, acting as the uppermost unifying image within the architectural fabric of Lionshead. Roofs viewed from pedestrian streets should nearly disappear from view as travelers approach, due to their pitches relative to ground-level sightlines. However, viewed from a distance, roof forms within Lionshead should offer a consistent roofscape to the observer within the community or on the rziountain adjacent to it. Guidelines which direct the design of the roofseape are described in Section $,4.`?.7. Materials (General) As mentioned earlier, building materials should be carefully selected to recall the heritaga of our alpine antecedents, yet look forward to the vision of Lionshead as a modern resort community. The specific requirements and limited palette of major building materials described herein are inteaxded to reinforce the visual harmony envisioned for the community and act as additional unifying thread for the resort_ Materials used at primary building elements~eflned as those which exceed Sao square feet ~Sk'} in wall surface area-shall recall and relate to the indigenous materials of the area and enhance the sense of our Colorado mountain resort heritage. They are described below according to their most appropriate locations within the tripartite order of individual structures. Secondary building elements, or those which cover an area of 500 Sl? or less, may be comprised of varying materials to add design flexibility, encourage individual expression, and enhance visual interesk. Tljey are not specifically listed within these Guidelines, but. may include materials such as painted steel, canvas and similar textiles, colored unit masonry, and the like. Within this framework, creative use of materials is encouraged,.but "patchwork" designs of inconsistent material locations or patterns should be avoided. All secondary building elements will be approved at the discretion of the reviewing body. Buse Materials Materials selected for the bases of buildings must balance the transparency required at retail shapfronts with the strong, anchoring • LI©NSHEAD REDEVEILUPMEI~IT MASTER PLAN Page 8-27 CHAPTER $ AitCHITECTUAL DESIGN GUIDELINES elements needed to tie buildings to their sites, That is, they must successfully integrate the notions of mass wall and frame wall. In addition, they should offer both large- and small--scale texture at the ground plane, to add varying levels of interest and heighten the pedestrian experience. With this in mind, building bases shall be primarily constructed of individual pieces ox unit materials such as stone veneer. When using stone, veneers should be selected which lend authenticity to mass walls---thin veneers or thaw which appear as mere surface applique should be avoided. Battering may be used as an additional-but optional-design tool to visually strengthen the bases of structures. As mentioned earlier, secondary elements within building bases may incorporate accent materials, but these materials should be carefully selected to act in concert with the rest of the architecture. Shopfronts and other special street-level amenities have the most latitude with respect to material selection, but can be very successful if constructed afhond-crafted, durable materials. These types of materials can hold up to the careful scrutiny of the street-level observer, along with the physical abuse eomtnon to public ways. Acceptable accent materials include-but are not limited to-wood, wrought iron, forged ar farmed metals, and etched glass. Middle Wa11 Materials The middles of buildings shall be constructed of neutral field materials such as true stucco, EIFS, or wood. These types of materials help to establish the "quiet" ar "background" vertical surfaces necessary at the major wall planes which typically make up the bulk of structures. In addition, they offer an interesting difference between the dynamic nature of building bases and the mare repetitive, subtle patterns of building walls above street level.. Materials such as stucco should be designed as an expression of mass, rather than infili between structural members. Where building walls meet roofs, materials which successfully integrate the tops of buildings to their middles, such as wood in the form of brackets., rafter tails, and the like, are most effective. Approved materials far use on building roofs are described in Section 8.4.2.7 of'thcsc Guidelines. Colors Building colors for structures within I,ionshead should be chosen to blend stnrctures with the mountain environment, while offering visual and psychological warmth to observers. To this end, earth tones and • face 8-2$ I,IC)NSHEAD REDEVEL©PMENT MASTER. PLAN CHAPTER $ ARCHIT'ECTUAL DESIGN GUIDELINI~S _.. other low-intensity colors derived directly from the surrounding mountains should be used on primary building elements, defined as those which caner more than 500 SF. Earth tones include hues. such as ofl=whites, beiges, tans., and light grays, introduced in shades slightly darker than their natural counterparts. Colors inherent to the materials used, such as natural stones and naturally-weathering woods, generally offer the hues and textures most desirable within Lionshead, and such materials should not be painted- However, integrally-colored concrete, stucco, and semi-transparent wood stains are acceptable as well. In an effort to limit the palette of colors used on buildings and avoid the "patchwork" effect, no more than three colors should be used on primary building elements. Secondary building elements (~00 Slv or less in area) may be clad in accent colors to add visual interest to the overall streetscape. They should act as highlighting elements at storefronts, primary entries, and signage, and are mast appropriate at lower levels to engage pedestrian interest.. Upper leve]s, in an effort to act as the more "quiet" fabric of Lionshead, should avoid brighter colors and remain true to the earth tones listed above. When used, accent colors should reflect the natural mauntain enviromnent ofLionshead, with golds, oranges, reds, and shades of green, blue, and purple used most often. Colors foreign to the mountain setting should be avoided. Trine Trim colors, generally used on elements to express structure, door and window openings, significant floor lines, fascias, and the like, shall act in Concert with field and accent colors. This is most effectively accomplished through the selection of deep or vibrant colors having the same or similar hues, but using different shades or tints. At street level, accent colors may be used on trim to express storefronts and reinforce the rhythm of the streetscape. 8.4.2.5 Exterior Uoors and l'~'indaws Cene~°al Tn the tradition of mountain antecedents, openings for exterior doors Ind windows in buildings within the Lionshead community shall be Treated as recessed elements in mass walls of stone, concrete, or stucco, rather than flush surfaces on them. 41Jithin frame walls, they shall be expressed as infill material between structural members, and ~.I©NSHEAD REDEVEEOPMENT 1VIASTIER pI.t^4,I~ Page 8-29 Gl`1APTER $ ARGHITECTUAL DESIGN GUIDE[.INES recessed from those members. This treatment lends itself to the image of structures comprised of significant mass or structure, instead of curtain walls clad over lightweight frames- Given this general approach, however, door and window sizes, shapes, types, materials, and colors should relate to the tripartite order established through develapment of base, middle, and top. Exterior ~nrrr Sr`zes, Shapes, and Types Door sizes should be appropriate to their materials, with rustic, "heavy" doors generally used in stone or concrete to accentuate mass, and glazed, "light" doors used in field materials such as stucco and wood siding, or at window wall assemblies (see commercial front exceptions to fallow in this Section). Entry doars located along retail streets and other public ways offer the f~'rg :`- ~'i: l'ntr~< ilranr~ ~,r r~,~~fr first true ,glimpse of buildings .eJrnrss si~eatt?r•a' ~+x~gt•c~~.~ r~i'rcrir rtltaAJ when approached from those `~' 1rr~:s°,;,"''`.~~1"':` . spaces, and should therefore be designed with hand-crafted quality and attention to detail. These doars should be oversized when possible, but in proportion to the frantage of which they are a part. Entry doors for large retail centers or hatels should be significantly larger than those found in smaller, mare intimate chaps. Qther doors for structures, regardless of location, should be designed as part of an obvious hierarchy, with primary entry doors the largest, secondary entry doors somewhat smaller, and private ar egress-ozrl.y doors smaller yet. Shapes of doars should relate directly to their locations on the building, with rectangular shapes being the most prevalent. Specially- shaped doors and double doors are encouraged at primary entries along retail frontages, or as custom portals for private residences, while the middles of buildings should be characterized by more standard shapes. Special shapes should not be overused or used in a random, ad-hoc fashion; shapes such as arched heads or square, overhead doors should relate to the overall building architecture. • • Page A-30 LIONSHEAD RiDEVELOPMENT MASTER PLAN • 'CHAPTERS ARCHITECTUAIj DESIGN GUIDELINES 5 .: •~'^-'' ~(F.'~'. c ~'~%dla~t; C e t aftfT{ ,, „4'f'~11., src~'p...e~ a7#"E.rtuaE' i.~2r' S1fiEt f~.`'A7e~[~ trltt~' r;;~ gat ~~~~arir~>~ ~>n1~r xfti` 1<~~' ~.~= r:~as~r-att~rs. Exterior Door Materials and Colors x1,11 exterior doors within Lionshead shall be constructed of high- quality, durable materials such as wood, metal-clad woad, or metal; doors at primary hotel, condominium, or re#ail entries may also include large areas of glass to attract pedestrians. Glass doors should relate to building orientation, views, ar functions, with large areas of glass generally avoided in locations other than those noted. Maintenance-free materials such as copper, baked aluminum, and naturally-weathering woods are encouraged painted metals and woods should be availed whenever passible. Copper cladding and wrought iron doors may be left to patina naturally, while industrial metals such as steel and aluminum should be baked ar anodized with finish colors to match building trim. • commercial fronts and private entries offer the unique ability to introduce hand-crafted, custom-built portals for businesses and private residences, and must also have the ability to display shop wares. They are therefore permitted mare latitude with respect to materials, colors and amounts of glazing. Aluminum storefronts may be used on commercial structures, provided they are finished in factory finish. All-glass doors are permitted as well, with no limits set on the amount of glass permitted at retail level. Etched glass is encouraged to bring a level of detail to special storefronts. Doors which are part of window LIONSTIEAD 1~' EDEVELOYMEI~TT MA.S"TERpL:~N Page $-31 CHAPTERS ARCHITECTUAL DESIGN GUIDELINES wall assemblies may also have large glass areas, to take full advantage of mountain views. All exterior door glazing shall be non-reflective, to minimize off-site glare, particularly from the ski mountain. Exlerinr D©nr Hardware Variations ixz designs and materials for exterior door hardware at primary entries are encouraged to bring a level of fine detail and creative expression to buildings within the community.. Approved. materials include brass, copper, wrought iron, wood, and industrial metals such as aluminum or steel. Industrial metals shauld be prefinished in colored or clear factory finish systems to reduce maintenance problems. Door hardware in areas other than primary entries shauld cornplement the surrounding materials and details, YYindnw Sues, Shapes and Types As with exterior doors, window sizes shauld be appropriate to their surrounding wall materials, with narrow, relatively tall windows used in stone or concrete, and larger, more expansive windows used in field materials such as stucco and woad siding, ar in window wall assemblies. Fenestration within field materials shauld be designed with decorative trim and sills, or heavy structural frames, so they do .~~ ~~; ~; ~ ~ ~" not appear as "punch-outs" within ~'~, ` .1 ~ those materials. Windows located .~ ~ fi' ~ ° ; along retail streets and other public , . :, ~ , ~..., ~- x=- ~_ l -: » ! ~ ~ : ~ ways offer locations to which to , . : , •a display goods to pedestrians, and ' ~. ~; ~ , shauld therefore be designed with ,, ~ '~'~' ~ ~~ 3 :~:~ ~- particular care. Window walls shauld be designed in proportion to ~.-z. ~ ~~~~~~ ~:._~ ~ their associated frontages, with ,~~< '~~+ ::~-. windows at large retail centers ar ,~ - ~ `_~ ' ~"` ` ~ }lotels significantly larger than. those t , ~ , ~ ~~ found in smaller, more intimate ~~~ ~~~ `. ri. ~..~ ~ t ~; ~ . ' 1r shops. Other fenestration ~ ,. .. „ 'r~ ""''` °' .i "' " regardless of Ioeatian, should be ~'~`', -'~~'";--~'~',G~,~~" • designed as part of an obvious ';~:.," .-~'~ hierarchy, with lower-level, retail street openings the largest, and ' ,L , " t.:'~Crc:r• ~,~ r~:,,,,,:.~:; .;,:. ~:, windows above somewhat smaller. `'I 1'~71P, fP:.'F~Lr:~. iiYi4~ ARJ.~. • Shapes of windows shauld also relate directly to their locations on the building, with rectangular shapes being the most prevalent. Page $°32 I,IONSHEAD REDEVEL©PMI/NT MASTER PLAN CHAPTER $ A~CHITECTUAL DESIGN GUIDELINES ~J Fenestration located within the middles of buildings should be shaped and organized into fairly regular patterns, to establish rhythm and continuity. Specially-shaped windows are encouraged at walls along retail frontages, or as custom openings in distinct areas oFprivate residences. They are also appropriate at dormers and other special roof elements. As with doors, specially-shaped windows should relate to the overall building architecture. And as a general rule, tt~e variety of geometric shapes used should be limited to 3 on any given building. Acceptable window types include high-quality fixed, double-hung, awning, and easement units. Sliding windows and multiple-opening units such as,jaIousie are generally lesser-quality units not conducive to the mountain environment and should be avoided. At retail levels, bay, box and bow windows are encouraged to animate the pedestrian street and integrate public and semi-public domains. All windows should strn~e to add visual interest through careful design of mullions, muntins, and divided lites. The intent of the Guidelines is to recall the regional heritage through the thoughtful design of fenestration and how it relates in scale, proportion, and materials, to the tripartite order of structures within the community. Winslow Mctieriuls and Colvrs Windows within Lionshead shall. be painted or stained wood, ar clad in maintenance-free metals such as copper, or aluminum and steel with Lacked finishes- Capper cladding may be left to patina naturally, while baked enamel colors for aluminum and steel cladding should be similar to trim colors, and in similar complementary hues to wall colors or stained wood colors. Factory f°mishes should be selected to withstand the intense ultraviolet radiation found at higher elevations, and prolonged fade-resistant warra~aties should . , ~ : , ~,;:.,~, ~ ;,:,,; be considered. In addition, glazing sljalI be non-reflective, to minimize off site glare, particularly from the ski mountain. LIONSHEAD h' EDEVELt)FMENT MASTER PLAN Page $-33 CHAPTERS ARGHITECTUAL DESIGN GUIDELINES Decorative shut#ers are permitted within Lionshead only if they are designed to operate or appear to operate, When used, they should be constructed of wood and finished with durable stains or paints. Their design and placement should be consistent and should trot take an a random or haphazard appearance. Design freedom is encouraged within these parameters, and within the context of the other architectural elements found on the building, including handrail designs, ornamental iron, and similar detailing. 8.4.2.6 Balconies., Guardrails, and Handrails Locatiaat anrlSi;e Balconies should be carefully located with respect to their orientation to the sun, involvement with public spaces, and snow and watershed from structures above and onto structures or passers-by below. They should be sized as outdoor roams, with ample space for outdoor furniture and other amenities, or merely as small, private parapets used as "step-outs" to allow fresh air into the adjacent roam. False balconies and balconies which straddle these two roles should be F~i~s ~~- >- tX ~• ~; C"tsstt~n7 ,rtlf7l'[~Y:7~ ti tit11t'~~ :7eliC'l]171' idf'I~1;fG dl'P, c'11C'(~dllis~r6'tl l1'Ij~pt7P C(t'.S'f~€?tf avoided, as they tend to lack the benefits of either and are often left unused, Proper location and size will ensure that balconies become animated spaces, rather than outdoor storage areas. As animated spaces, their placement in public plazas and pedestrian streets- straddling the semi-private and public domains-will infuse those spaces with the vitality needed to draw visitors to Lionshead. Page 5-34 LIONSHEAII RI~I~EVELOI'£vIENT IVI;ASTER PLAN CHAPTI/R $ ARCHITECTUAL DESIGN GUIDELINES Balconies which face service alloys or are located within other socially "dead" spaces, or are susceptible to water or snowshed are generally unsuccessful spaces and should be avoided in Lionshea.d. The intent of this Section is to infuse public spaces with the energy of occupied balconies, and encourage designers to avoid the design of lifeless balconies which remain unoccupied and therefore detract IluAAA public spaces. Materials and Designs Custom designs for balconies, guardrails, and handrails offer the opportunity for truly creative expression within these Guidelines, and unique design solutions are encouraged. ~lppraved materials for primary elements such as guardrails, handrails, pasts, and support brackets include stucco-covered walls (for guardrails only, naturally weather-resistant woods, wrought Iran and other decorative metals, and steel.. Materials such as glass, plastic, pipe rails, and metal panels are strongly discouraged. Secondary elements. such as pickets and ornamental detailing may use other materials not listed above but will be reviewed on a case-by-case basis. Materials which meet the intent of the Guidelines and work in harmony with the architectural language of the building can lead to positive solutions, but all secondary building materials will be at,NAA,ved at the discretion of the reviewing body. Drainable balconies~or those which shed water off them via waterproof membranes as opposed to letting water trickle throasbh them--shall be designed whenever other balconies, pedestrian streets, or other public ways are exposed to water or snowshed from those balconies. Placement of the drain systems should be carefully considered to avoid passers-by below. Non-drainable balconies may be used in all other locations and sl3ould be constructed ofweather- resistant woods or ornamental metals. Within these general parameters, balcony, guardrail, and handrail designs should be patterned after a rational order of structure and detail, Primary structural or decorative members should be in proportion to the balconies they are supporting, which in turn should relate to the overall building scale. A.n honest, straight-forward expression of structure should be sought whenever passible, avoiding design far~x pas such as stucco-covered beams ar grossly undersized brackets. • ~.IONSHEAll REDEVELOPMENT IVIAS7'LR PLAN Page 8-~5 CHAPTER $ riRCHITE,CTUAL DESIGN GUIDELINES 8.4.2.7 Roofs Ger:curl In keeping with the spirit of the area's mountain architecture, primary roofs within Lianshead are to be predominantly gables and hips, with sheds or flat roofs permitted at smaller, secondary roofs. Primary roofs are defined as roofs which cover more than 500 SF of roof area, while secondary roofs are those which cover 500 SF of roof area or less. Secondary roofs. which occur at logical breaks in building massing may exceed S00 SF if the general intent of fragmented forms and visual harmony is mat. Free-standing sheds and butterfly roofs are not permitted. Mansard roofs are permitted on buildings where pitched roofs would be impractical, if the mansards are of similar form,. pitch, material, color, and detail to other roofs within the community (and identified within these Guidelines). Ifused, these types of roofs should be considerate not only of views from the pedestrian street, but also those from the ski mountain. To this end, areas of flat roof within the slopes of the mansard shall be limited to the practical minimum, and the materials for the flat roof shall be black or in a color to blend with the sloped roof. In addition, rooftop equipment within the flat.. areas shall be painted to blend with the roof material (see "Miscellaneous Equipment" Section to follow}. The overall image for Lionshead takes its cue from the simple, fragmented, gabled roof forms of European alpine villages, where views of the toofscapes from the mountains are paramount. • All new construction shall comply with the following roof criteria. Substantial expansions and renovations shall also adhere to these Guidelines, along with the remaining portions of the building which are not being expanded or renovated (see exceptions above, in Sections 8.3.1, 8.3.4.2, and later in this Section). Roof framing shall be expressed wherever possible, particularly through exposed ridge beams, outriggers, rafter tails, and fascia boards. Page $-36 LIONSHEAD REDEVEL©PMENT MAS"I`ER PLAN ~t~?~-'G• ,1~rtie nscrnAcr-sslrorrlef't•isuttltt• 4liar:l't. ~:r~~! ~#:';£atlect lit tf~lexle tin 1I ~~ r}:.4f rl{ !1#~.' ~r~irRlil~:Yt~>~t i}~'wi#f!£,'l:'iE!°i~ f f€.''r:3~xltGYt?a,'. CHARTER $ ARCHITECTtJAI_ DESIGN GUIDELINES Dimensr'nnal Guidelines Roofs should be constructed with 3d" minimum cave and rake overhangs, with dimensions dependent upon overall building size. Secondary roofs may have overhangs as small as 1$", but should work with the overall scale of the roofscape_ Ridge beams and outriggers should be of visually sturdy znenabers (6x or $x material for wood, and equivalent sizes for other materials}, sized to support rafters and overhangs; decorative end cuts or patterns are encouraged. Rafter tails shall also appear sturdy {2x or 3x material for wood} and be exposed to express struchire. Eave and rape fascias shall be wide enough to screen end profiles at metal roofs, and to offer a consistent image with respect to structural roof members. Pitch Roof pitches for primary roofs shall be from b:12 to 12:12,. inclusive. Pitch breaks are permitted when they occur at architecturally `_ ~; `. -~, _~-~~ ayf,. Vpriate locations such as plate lines, ~~ ~ - ,. , ~~~rt~ .:4 s'1rr~~~ r> rEr~~ changes in plane, etc. .a ~•.°:~rl , ,r.;~st~r,~ rrf~f_i~a13.~1~~~t~c~'. TO add Varlety t0 the Lionshead roofscape, secondary sloped roofs inay have pitches ranging from 4:12 to 12:12, and flat roofs may have limited use as secondary forms. Existing structures with especially large footprints may deviate from tine pitch requirements if they meet the overall intent of the roof guidelines and are responsive to views from both the pedestrian street and the ski mountain. Steep mansard roofs which exceed the 12:12 maximum pitch criteria are not encouraged, but may be necessary in certain instances when excessive building dimensions make the 12:12 pitch requirement impractical. These buildinbs ~w~ill be handled vn a case- by-case basal, and evaluated vn intent rather than quantitative criteria. LI©NSHEAI7 R>~©EVELGPMENT MASTER PLAN Fage $-37 CHAPTER $ ARCHITECTtJAL DIrSIGN GUIDELINES Materials and Colors Primary roofs shall be covered ~tvith a limited palette of unit materials to present a coherent image far Lionsheade Approved materials for primary roofs include-but are not limited to-metal shingles, cementitious shingles,. concrete tiles, wood shakes or shingles, and high-quality asphalt shingles which offer acceptable colors and depth. Metal shingles may be of copper (16 ozlSP minimum weight), terne metal, or other materials. with natural patina. Secondary roofs may be covered with metal panels, in corrugated, rolled, or standing seam profiles. Primary roofs shall be in neutral, earth-tone colors, with brown or gray tones bright colors or reflective materials are not permitted. Roofs may incorporate blends to achieve desired colors- on-site mock-ups are rewired when blends are proposed. At retail levels, accent colors are permitted for secondary roofs to add vitality to the streetscape. Changes in roof materials or colors shall take place in logical locations, such as changes in pitch or changes in plane. Dormers Dormers are considered secondary roof elements, and as such are permitted some latitude in terms of form, pitch and material. Dormers may be gables, hips, or sheds, with pitch as identified previously for secondary roofs. When designed as an extension of upper-level walls, they should be constructed in the more traditional manner, above broken eaves on both sides of the dormers, as opposed to continuous eaves. up and over the dormers. Design freedom is encouraged, and dormers with non-compliant forms or pitches will be considered if the overall roofscape provides the image intended. 1-ts-:~ _'^ JrreJ9s.~taerr11,3ctc~rlti si;~r~a,1,i rw=cfts r~~ ,r;ia~.=~;.=td,'tatc;trr•ua i~ic;na~„rs rrrz fj~~=.:i.-u`sa;s~ Snowguarcls, (';utters and D©wnspouts 5nowguards or snowciips shall be used wherever significant amounts of snow may accumulate over occupied areas, such as pedestrian streets, entries, patios, decks, balconies, or uncovered parking areas. Pitched roofs which face north are particularly susceptible to snow and • Page S-~8 LIONSHEAD RIJDEVEL(]PME?~IT MfISTER PLAN iCHAPTER g A.RCHITECTUAL DFSION GUIDELINES ice accumulation. as are lower roofs to the north of--and therefore in the shadow of--their higher neighbors. In these cases several rows. of snowguards or many snowclips may be necessary. Snow and ice accumulation on metal roofs-which heat quickly during sunny winter days-is especially dangerous to unsuspecting persons or equipment. Metal roofs which face south or are located significantly higher than adjacent, lower roofs shall be equipped with snowguards or snowclips to prevent injury to people or damage to lower roofs. C7utdoor gathering areas which face south and are not completely covered may be exposed to water drip from the roofs above them. These locations-which may include heavily-used public spaces such as sun pockets or pocket plazas-are ideal candidates for gutters and downspouts. Where roofs are inconstant shadow or have northern exposures, gutters and downspouts used in conjunction with heat tape may work well, Gutters used below snowguards should be designed to take the load of the accumulated snow and ice which snowguards frequently release. Approved materials for gutters and dovv~~spouts within Lionshead include aluminum or steel with baked finish, and copper or lead-coated copper. Gutter sections may be traditional or half round. snowguards shall be constructed of painted plate steel vertical supports (painted black, or to match roof or building trim color) with horizontal members made of materials which recall the structure of the building, such as timbers, logs, or tube steel . Large structures, where snowguards are not rowdily visible from street level, may use the more utilitarian expanded metal or mesh dams, welded to steel horizontal sections and vertical supports. All exposed steel shall be painted.. Miscellaneous Eguiprrtent A]1 miscellaneous rooftop equipment, including roof vents, antennas and satellite dishes, shall be painted to blend with the roofs to which they relate. 1Vlajor pieces of equipment on commercial buildings shall be strategically located to conceal them from view, or hidden. in cupolas or other structures--exposed equipment is not permitted. All (lashings shall be copper or painted metal to match those found on exterior walls. The intent of these provisions is to present a weil- blended roofscape throughout the community, as seen from the public spaces as well as from the mountain. I IONSHEAD REDEVELOPMF.N'I' MASTER PLAN Page $-39 C1-IAPTER S ARCI-IIT)CTUAL DEStGI'~I GUIDI/L1NE5 Skylights/Snlar Panels Skylights and solar panels are permitted within Lianshead if they are less than 3 feet higher than the surrounding roof. Both elements must be included in maximum roof height calcu]ations, and shall be well- hidden from street level and the mountain. 8.4.2.8 Fireplaces and Chimneys Fireplace Requirements hireplaces shall be designed to meet alI applicable Codes, including the restriction onwoad-burning units within Lianshead. Exposed flues and vents for gas-operated fireplaces or other equipment such as furnaces should be hidden from primary views, and painted to blend with the nearest building materials. Cfrr'n:ney Sites and Slxcrpes °~= ~ :tY All flues b" diameter or greater t.-~~ ~,; ti~ ~~ which penetrate roofs shall be } ~ xY~?,~~ designed with chimteys. The sizes .,f'.,,L r ~ ~~ f. "'~ of chimneys should be in scale with ':;~, ~~ ~' ~ {~~~"~'°^~ the architecture of the building- ~{.~ ~ ~ ~~ ' not small enough to be lost in the ~~ ~ ~,-. '~'~ ~ massiveness of the structure, but `" ~ "__ not large enough to overwhelm the -~-.~,~,,... structure. Chimneys should be designed with relatively slender ~t~ ,~+'-.'~' t 7~-z r~i iFl!'i`[- : j~~~i~}IxF~.',i• C~c'?-1s prOp{7It1aC1S when V1L'wed fTOII1 at c°cr,~ ~arici f,1i r.~°:r , prz,,~.zr,l:sc~tTt7~- least one profile, with height greater than width, and in rectangular shapes. Heights of gas-burning chimneys ar boiler flues shall be designed to proportionally match their wood-burning counterparts, to lend authenticity and consistency to the overall roofscape. Chitnne,-~ Materials Chimneys within Lionshead shall be covered in stone veneer (to match building veneer) or stucco, to express the alpine heritage of the area. Wood or metal-clad chimneys are permitted at small, residentially- scaled buildings only. Page $-4a LIONSHIAD REDEVELOPMENT MAS`fF,R ALAN CHAPTERS ARCHITECTUAL DESIGN GUIDELINES Chimney Caps Chimneys may terminate in decorative caps of stone, stucco, or metal. Creative designs, such as arched openings within caps, barrel or pitched metal roofs, and the like are encouraged to leztd interest to the building roofscape, Chimney caps should act as elegant crowns to nicely-proportioned chimneys, and should not seem bulky or top- heavy. When flat or pitched stone caps are used, they shall have a minimum thickness of 4". All chimney caps shall be designed to screen spark arrestors and other utilitarian equipment as much as possible. 8.4.2.9 Detail Detail should be introduced to the architecture of Lionshead to infuse" heritage, culture, and artistry to the Lionshead environment. Well- designed ornamentation can sen,Fe to complement and perhaps intensify the other architectural principles discussed in these Guidelines, but should be designed to work in harmony with-and not against-the basic architecture. The design of signage, brackets, lightposts, and the like should present ahand-crafted quality, particularly at street level. Detail at the middles ofbuildings should rely more upon pattern orcarefully-designed repetition to visually connect parts of a building together or separate buildings to one another. 1'f"ti iti~-`li <rt^1, ~~ i'~ i~i'Itllf~'7f?,>i~r1lE'fl'PGI i7r"t"-'lClf'Pt?!f#!'r_tT1f71t[if c'r~P3F1?.1"f • L1©NSIiEAD RETaEVEIrC}PMENT MASTER FLAN Page 5-41 CHAPTERS A,RCHITECTUAL DESIGN GUIDELINES $.5 Summary Table of Quantitative Criteria `The following table offers a "quick glimpse" of the quantitative criteria established within these Guidelines, by Section number. However, iC is not designed to act in lieu of a thoraugh review of this document. The values listed in the table should be evaluated in conjunction with the actual Sections which they pertain to, particularly in light of the explanations of design intent, clarif cations, possible exceptions, and other pates not identified within. Sect Descrintio~~ Criteria 8,4.1.3 Pedestrian Street Width-to-Height Relationships l:lf2 to 1:1 %z $.4.2.3 Bldg Eave Height at RetaillPedestrian Streets 50% wall face ~ 1G' maximum height 50% wall face (r~r7 36' maximum height 12' minimum step back 8.4.2.3 Bldg Eave Height at Ski Yard,~Gore Cr Corridor 48' maximum cave height 12' minimum step back 8.42.3 Bldg Eave Height at Remaining Areas b0' maximum eave height 12" minimum step back $.4.2.3 Wall Surface Criteria 35" maximum vertical face Horizontal step required . 8.4.2.3 Maximum Ridge Heights 71' average maximum height 82.5' absolute maximum height 8.4.2.4 Exterior Horizontal 1~'all Spans 30' maximum span at street Icvei $,4.2.4 PrimarylSecondary Bldg Material Definitions Primary: exceed 500 SF area Secondary: 500 SF area ar less 8.4.2.4 PrimarylSecondaryBtdg Colors Primary: exceed 500 SF area Secondary: SDO SF area or less 8.4.2.7 PrimarylSecondary Roof [)eiinitions Primary: exceed 500 SF roof area Secondary: 500 SF roof area or Iess Compliance Criteria for Existing Roofs Substantial expansion,'renovaton $.4.2.7 Roof Dimensional Guidelines 30" min eave and rake overhangs 18" overhangs at secondary roofs 8,4.2.7 Roof Pitch Primary: b:12 to 12:12. Secondasy: 4:12 to 12:12 (or flat} L'T'D OF Af?CfffTECTr':'IRAL DESfGN Gtrff7~ELLNES Page 8-~? LIONSHEAD REDEVELOPMENT MASTER PLAN o~ ^ o ~~ \~ _ J W 4 {] U} Q U' ~~ d~~° Attachment: E W a b Ud v7 G~ U7 J z' Zy ~W 1J ~ Q? ~~ W t7 ~ d~ O~ W~ rU O~ Vi U ~~ C ~ ~~ ~~ LL7 d ' ~ D ®4 ; ~` ~ a ix2 o m ~ Q° a Y-~ W a :_~~ y o r O m 0 a J a .y ~i ~~i~r~. r J 2 Q O 4 w a r y 0 a z a W 2 7 g3 J D Z D K 6 r` of Q ~(] 1 yi _ 4 ~ t~iy ~' ~ ,, rt l1 ~~~ 5 `~ l ~ ~ ~ LL ® ~sSC F+xi s`~1 1~ ~~. of ~t ; w ~ ~, , s'~t s~ s \ -7'\_r- ~ ~7 ~< G ~ ~ ~ m s N ! SRI G ~l` r ~ r x~ ~,4 ~ ~~ ti ~i '}tt \\ ~ ~~jj~ ya~ya© u ~ W k ~ p': t : ~ ~ J' ti.l \ ~ ~Y1 b.:~ ~ ~ S7 f !; 1` - r ~ ~ry{eI 9 t ` c y PP '~r-r` v r` ' ~' , ' ~ ` .~....__.... _ _ ..---- ---~.} ~ .µF _.____. _ ._ ~ ~ '~ r is ~ ~~ ~ + ~ .~ '.~`• ` ~ '~, '~ ~'y+. ~~ ~~ ti ~ ~ Y ~ ~~ ~ ~ ~ ~ ~~~ ~ ~ _. _...---' _ ~ ' 1 ~ 1 ~ ~' 111 ~ '8 ~~. ~ ~ ~, J ".~ f~ ~~ t~ `i 144111 1 '~ ..~ 91~~ : y t;.~... ~ ~ ~~ ~., ~ 1 _ _ li ~,~~)~" ~ ~•~~ art ~I °. ~_ ~ =,..-~ ~ ~ I fj g ~ ~~i~ s~ ~ ~ ~~, ~ ~ 4 r 4 °~ ~ ~ ti .. ( ~ 11~`~ r ~\ _f--~ /~ e ~_ e _ ~ }v y y ~ 4 I it I I ~ ~y ~`•y ~! _~lil _ ~I y g~v ~~'K jl ~ Pik 6 4yk ~ ~' Jr r.i ~ I ~ ~, ~` p1 i~ j r (~~/~ 11/• ' _ ~y, ' ;r ~ ~ .~r,~. ~ ~ _.., .: _ tip' t ~ r r Id -~- r ~ i5~ a i " ~ ~r " I 1~,. r f ~~ _ ; j • • • I + 1 X11 4 ~. ~ ~~'11 \ ~ ~ ,,\ '~.;, t'~/.'~i ~~ a ~ W ~ ~ ~ Q i _ r ~j ' i ii . .,~ 1~ ~ , `, ~'~~ L[i71 Q c.ir ~ iii u ~ j J ~ ~- 4 '~+ ®~ w .' ~ ~ ~ ~ W ~ W a 1 Q ~~ ~\ "1/ ~ Pa ~ ~~r ~/ W z ~ ' 4,/ ~ !a~ syti H ~' M VI W W ~ 4 ~ ~ ~ ~ ~, ~, ~ ~? ~- ~ w rr ~ ~ }' ,,,. ~ 4 ~ ~s 1 F ONE ~~ ~ ~ ~~~ C y O Chi. ~~,~ ~ ., `~•,~~~~• ~ , ~ ~ ~ t ~_ ~ UJ l _~ ~~ - ~ ~ f ~ '~ ~ ~ ~ ~ r ', ~~~~~' ~ y 1 ~ ~ C1~ ° m ~ ~~ i 11 a ~~~ q ~~o _ 1 ~ ~ ti~ ~ 4` ~~, ~ ~~ x ;-~. ~ ~I ~ d ~- { g a ~+ ~~ o ~ ~~ ~ ~ ~ ,~~~ ~ Q ,~ q U O C} ~ a~{ ~ ,... j ~ - ~ .r` ~~ d 4 ~ t. ~ ~ -- 7 ~ ~~ ,r~,~ ; ~/`~``~ ~ may,, . ~, ~ '~ i~ `'-'-'^ ~``~ ~ ~, J t ~ ~1 ~ ~ r 4? i r~ ~', ,• t7 ~ w ®E , ,~ f~ w r~ ~ ~ Gwl~1 w m F-+ ? a ~ ~~ . \\ c1+w~ ~~~ ~ ~ ~ ~ al ~ ~~ o: t` ~ ~!"; ~ F 41 R ~ rf`'r) ~ 4 d 4~ 1 1 ` y a ~, j ~ _ _ ~--~ l ~~ r 31 ,, ~i5' _ azF i ~ a K ~ ~~ 1,} k ~5'=, } ~ ~~.s ~` ~ t y `' t R -+ -,.t i f { ~ ~~ 0 1 5 "~.. ~.~" r _ r ~ ~ J' ~ Y~~ i ~ ~ ~ ~ a i ~ f ~ ,. ~ .'~~ ~ t ~-' ` Q r i _ _ -~ it r y ,' ~ ti~ f y l ~ J R 1 ~~" _ _~ _~ a ~_ l `~~ ~ ~--, - ~ ~~ ~ !r ~~~Q ~ i- - i _ _ _ ,L_ t ~~ 1 )f/r a ~! c `, `/~f~~ 1~ i If _ - - ~ :y 4~,~r, i.,~ ` ~~. -- - ~1~ ~ _ ~ ~ 1 ~ ~ °~ .- _.0.,4 ~~' ~, - '"~ ` t ` ~- , -" _~ ~~.~ ~. 'j f1r~. 1 Z.. -. _~~ J I 11 ~, a ~ . `. -~ ~~~, ~ ~ _ ~~. j 4f`~`. ,a -~ ~ r~, ~ ~ ~~ i C ~~ ~a~ C~~~ C ~ ~ F... ' ~ r ` ~ ti~ 1 ~ \ ~ _ ~x ~ ~ ~ ~~ i ~,` ~ ~~ ~~ ' Ga ~ _ - -~--- - ~~~_ ~: ~ q~ ~ d i ~~ ~ ~ ,~r'1+. r g 1 ~ ~ {r! ~ R 4 ~ p ?Vn, C 1 f ~h ~a~ ~ ~~ ~.~. ~ ~1 ---. `a^ - ~ ~ 4 ~ ~} I ' ~ t k `~,~ ~,: ~~ ~[ ~ ~ ~r ~, '" '~. ~ ~ ~ ~~y ~ ~ l~. ' _ - r. .r. ~ ~ t~, ~ '1 ~~ .,~ r r +, s t ~ ~" ~~ ~ _ t ~ + r n ~~ i _ -y ~ ~ ~ ~ { f ! ~ ( ~~ + ~ ~~- - ~ i ! ~. I ,~ ~ ~ -~ ~,~ o t ~~ t.t ~t J ~~ ~~ ~~-- _ ~ ~,_ ~. _- 11~ - -._ _~--_ ~ _~ ~" ~~ • tt _ ~ ~~~~f F 1 ~ ~"r ~~ .. ~~~ ~ m ,.ti ,~ ~ ~ ~ ©~' ~ o , a~ .--,~~~ t Jt ~ ~`' ~ , __ ~~~ ~ ~ ; ` i ; l 1. . 1 1.:. ~ ~ 'ti ,19,~ ee~ _ ~. r--- --4~-~ i ~•. ~. '. Q y 1 ~ ~_ _ ~ ~ 111. _°_ - ~ ~ 1 a ~o Y ' ~ ~~~ 1~ i ~ ~ _~~ ~ a r ~'' ~ O r ~ ~ r r~ "'~a e ,_ ~$1f~r ~' ~' `+ 1 ~ ~' 1~ a.ti .\, ~ 5 ~ II ,may ~- `a; ..`i:. ~. T ~~~~~ Q ~ .~ ~r~~ ~ ~ \c ~~(t x ~., ~: - ~ ~~` ' ~~ m y ~ ~c ~~ ~ ~'~: r i _ ~ ~ h J I L r- r_~ ~ l ~ ~ k ,~ -~, ~^ o ~.~ ~ ~~ ~ ~ ~ I ~y ~ f I ~~' ~;~~ r i.'t°ii j.~ N Ri S4' f tl ` ,. ~1 , ~`\o o f~ r . 1, ~f N pz ~~ ~ ~~ D ~" < ~ r~ a 0. ~1 ~ _ ~ _~ ~ ~,J:~ ~ a y~ ~~~ a f ~ ~ Ir~~ ~ ~d~ I~ X~ ~jr' ~, ~' j . `. J`v, fie ~ / r / ~ ~ ~~~ ~ ,~ Q / r/c~ C7 i 1, f , ~Q ~ ~ Q~ ~ ~ r ~ 11 ~ ~ ]]3 , ~ ~7 ~ ~ ~ ~ ~, ~ ,, , F4 ~ Va ~Yy O F-~ z+3 M C ~ Q O ~ © ~ ~ {7' P ~ V a fl i • 5 p4 ~ ~~ i ~~ ti ~~ ~~ i ~~ ~~ ~ ~~ \~ ~~ ~, J C ---~ 1 _` w~ ~, ~ ,~ ~ - ~ 41 V I t ~ `L. ~ ~ ~ ~.~ ~ ~ _ ~ ~ ~Y } ~ ~ ~~ o- _ -Q ~ 4 l ~ _ ~ ~~, -~ \w r ~. r ~ir -~ I J ~ '- ,~ ~, g " ~, ~~ ` } ~ ~ }ti ~~ ' ~ ~ ~ ~~~~ + i ~~ ~ h ~ ~ ' Lam:,-. .~, -~~. P ~4 ~ '' ^` 1 ~ . ` ~ ~ ~~~ ~ 4i r y~ f m r ~ / ~, ~ ~ ~ ~ r ~~ r ~~ .. r s ~ a `~-~' 1 / ~ ~~ rt ~ v~ °~ ~ ~~', 1+ r 1 \~ „ .~ 1 ~~ ~z ~~ W~ ~~ ~o ~ O !ll--a---111 W ~ ~ ~ w y w i ~ ~~ w. ~~ ~~ ~ ~a ~ ~ o ~~ ~~ 6~ z O ~ ~" ~ 1 ~ _~ ~l ~.1 l~ ~~ ~. ~ z~ i a4~, ~ as ~ ~ ~ ~,I I~ I ~~ 0 ~ ~ ~ II ~~ ~ ~ ~ A o 0 ~: r ,_ ~ ~ `.~ ~'~, y ~ w ,~ t ~,~ 1 ~~ ~ ~~ <11~ ~ ~ ~ ~ ~ ` ~~ ~ ~ ~ ~q.u ~~ ~ i f~ ~~ ~~ ~ F ~:~ -may t ~~;~ ~,.Y ..~ ~~ , .~ ~ 4 ~~ ~, ,~., ~ ~~ -~ ~ .. r i ____- ~ , it _.~ ter , /~~- _~ ~ ~ l ~d ~ ~ . ,. _____~ 1 ~ I I ~~~~ l ~ ~~~ ;~~ ~ ~ C ~~ ~ ~_ ` °-~ ~~ ~~ o__ t i r' ~ ~ ~ ~ ~' I ~ Y r ~ f Q~ J -~~~ 43 ~~ ~ r -~, -~ ~~ r 1 7""'A a~< ~ ~d ~~ ~~ ~ ` ~Q~+~~ f~~~~ ~ , r ~~ ~~, t, ~~f~,~ _-~ / a -~ ~ ~ 1 r t ~ ti, ~~ ~ ~ .~.~..~.~_~" Q 1 1 `J+ 0 !f x~ ---- , ~~~ ~~s Ud ~ `~ ~~ ~ 5 ~ ~~ ~ ~~~ ~~ ~. ~~ ~\ ~~ Attachment: F RESOLUTION N4. 18 Series of 2004 A RESOLUTION AMENDING CERTAIN SECTIONS OF THE L1ONSHEAD REDEVELOPMENT MASTER PLAN CLARIFYING AND AFFORDING ALL TYPES OF DEVELOPMENT PROJECTS, "NE'1NANl~ REDEVELOPMENT", FLEXIBILITY IN THE APPLICATION OF THE ARCHITECTURAL DESIGN GUIDELINES, AS PRESCRIBED IN CHAPTER 8 OF THE LIONSHEAD REDEVELOPMENT MASTER PLAN, AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, on December 15, 1898, the Vail Town Council (the "Town Council") adopted the Lionshead Redevelopment Master Plan (the "Master Plan"}; and WHEREAS, the Master Plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives within the Lionshead Study Area; and WHEREAS, Section 2.8 of Master Plan outlines a procedure for amending the Master Plan; and WHEREAS, pursuant to Section 2.8 of the Master Plan, the Town of Vail Community Development Department has proposed an amendment to the Master Plan; and WHEREAS, the Town of Vail Planning 8~ Environmental Commission has held a public hearing on the proposed amendment on July 26, 2D474, and has forwarded a recommendation of approval of the amendment to the Town Council; and WHEREAS, the purpose of this amendment is to amend the implementation policies prescribed in the Master Plan to clarify and afford ali types of development, °'new and redevelopment, flexibility in the application of the Architectural Design Guidelines (the "Guidelines"), as prescribed in Chapter 8, Lionshead Redevelopment Master Plan; and WHEREAS, the Town Council finds that from time to time it may be desirable to afford flexibility in strict application of the Guidelines to new development projects; and WHEREAS, the Town Council finds that the proposed amendment improves and enhances the effectiveness of the Master Plan without negatively affecting the goals, objectives, and policies prescribed by the Master Plan. • NOW, THEREI'ORE, 131 IT RESOLVED BY TH1= TOWN COUNCIL OF THE TOWN OF VAIL, GOLORAD©: 1. The Town Council of the Town of Vail hereby amends the Lionshead Redevelopment Master Plan as follows: The amendments to the text of the Lionshead Redevelopment Master Plan are indicated in BOLD ITALICS (additions} and crnrcrcrur~r~r tt_~u ITn~~ ~r,~ (deletions}. CHAPTER $ Architectural Design +Guidelines $.1 Vision Statement. The Lionshead neighborhood in Vail presents the opportunity to establish a dynamic and exciting community within one of the premier resorts in the world. Lionshead's mountain location, proximity to the ski slopes, and ample residential base evokes the vision of a truly special place, full of vitality and interest. This vision can be achieved through redevelopment of the community by addressing site and architectural issues, and through consistent and effective transitions from existing to new buildings. The pedestrian experience of the public spaces within Lionshead is the most critical issue far redevelopment. Many of the existing spaces are static and uninteresting, due to a prevailing grid organization and lack of animation and architectural coherency within the spaces. One of the most effective ways to intensify this experience is through careful design of the architecture which defines the public spaces. Visually dynamic variation at the pedestrian level can help avoid a monotonous streetscape, and judicious use of ornament, detail, artwork, and color can reflect individuality and establish a variety of experience. The architecture of Lionshead is envisioned as a unified composition of buildings and public spaces based on the timeless design principles of fom~, scale, and order, made responsive to their setting and environment. It is not envisioned as a strict dictation of a specific "style" or "theme." Ulany existing buildings within the community are built of mono]ithc concrete slabs and lack any sense of order or personality. The new image for Lionshead should move towards the future-using historical alpine references and Vail Village as antecedents. This design. framework will allow individual property owners freedom of expression within the personalities of their buildings vrhile establishing and maintaining an overall unifying character and image for the entire community. In addition,. it is paramount that the redevelopment effort address specific design considerations generated by the location, climate, and surrounding environment, such as addressing views, using indigenous building materials, and ret~ecting the alpine heritage. 2 Designing in response to our regional heritage, adhering to a consistent architectural order, and enhancing the public experience will enable Lionshead to define its own identity-making it a distinct and special place not just within the context of Vail, but within kindred mountain communities around the world. $.2 Organization, Furpose and Scope The organization of the Lionshead Architectural Design Guidelines is based upon describing the "big picture" of the redevelopment effort first, and then studying the more detailed aspects. Sections $.1 and $.2 begin with the "big picture" and offer the "vision" for Lionshead, artd provide explanatory information regarding organization, purpose, and scope. Section 8.3 contains special provisions for ~~ew and existing structures, including redevelopment priorities, triggers, and transition tools. This Section addresses Jzow flexlbilaty in the applicatir~n of the Guidelines should be applied to development applications under co-tsiderati`orr ay the Town's Boards and Comrrtissinns. Section 8.4 . contains the Guidelines themselves, but begins first with the "bi.g picture" of planning considerations wl~.ich may overlap with the Lionshead Master Plan. Prospective developers andl'or designers should study this portion of Section 8.4 carefully, to see what design criteria must be met iftheir project occupies a special site relative to building roles, pedestrian streets, ar transition spaces. The 3 t .S_ 1 1 ~it° i~r~t=„>~ afl;r: „7sl~a~ci 1 sf;~ns~cl ~t:ttrribute t<; rt.s "se+ase uJt:,l~r:.. latter portion of Section 8.4 deals with the architectural principles ofthe Design Guidelines, starting first with overall issues such as building form and massing, then moving into more detailed issues such as dimensional criteria for architectural components, materials, and colors. Section $.5 provides a "quick glimpse" of the quantitative values outlined in the Guidelines. The purpose of the Lionshead Architectural Design Guidelines (ADG) is to work in concert with the Lionshead Master Plan to enhance the existing experience within the community, improve the quality of life, focus direction for future growth, create visual harmony, and improve property values for businesses and homeowners. This document constitutes a design philosophy for the community, which when integrated with the Lionshead Master Plan, helps to establish Lionshead as a coherent, dynamic village with a #rue "sense of place." These Guidelines are intended to direct the growth of the community through distinct levels of perception, from views of the neighborhood from the mountain and the highway, to perceptions within its pedestrian streets, to the detail level of artistry and ornamentation on the structures themselves. • The scope of the Design Guidelines includes all criteria related to the architectural design of new and redevei©pment ~ projects within Lionshead, along. with site and planning criteria tivhich relate directly to architecture. ether site and planning criteria maybe found in the Lionshead Master Plan, and should be reviewed concurrently with these Guidelines. Structures which have been reviewed and approved by regulatory agencies for Lionshead prior to the endorsement date of this document may present special 4 Ftt,+:~ ': t'r"1r-tirtc nJle~rt(a+'CSt'!>1 r z' fr,,t !t.:ahr'S' Of 1J:c'r.'Cra;etr;uFrtF;~' f(!P>c:rXi:'titrPitl;.+. circumstances with respect to the criteria cited within these Guidelines, and will be handled per Section 8.3. 8.3 New and Existiing Structures 8.3.X Speeial Provisions While these Guidelines offer a roadmap for the redevelopment of Lionshead, they are not intended to limit the efforts of developers and/or designers involved with new and existing structures. It is understood that many of the buildings within the community or may be unable to comply with some of the criteria described in the ADG. Many existing buildings, for instance, may already exceed the height criteria identified. Some existing roof pitches within the comrnuriity may not meet the numerical values described. And many of the existing pedestrian streets may fall well short of the "ideal" proportions depicted. These and similar issues will be handled on a case-by-case basis, with determination of compliance based upon whether the building meets the general intent of these Guidelines and the tenets described herein. Similar to existing structures, it is alsn understood tl:at from time to time the Tnwt: Wray determine that it is desirable to afford flexibility in strict application of the Guidelines to new develQptnent projects. In these instances, the reviewing body sl:all rely upon the stated review eriteria for deviations to the Architectural Design Guidelines outlined in sub- section 8.3.3.A contained herein.. Proposed renovations or additions which meet the general intent of the ~:DG will be offered mare latitude with respect to specific non-compliant items than those which stray from the overall vision of Lionshead as described within-variances will be granted from the detail of the Guidelines if the overall intent is met. In addition, any meaningful efforts to enhance existing structures will be recognized as positive progress, and strict compliance with the "letter" of these Guidelines is not meant to discourage potential improvements. 8.3.2 Deveioprttertt Master Plans Since many of the structures within Lionshead are pre-existing, Development Master Plans are highly encouraged to define long-range goals for buildings within individual parcels. These Plans should be presented to the Design Review Board (IIRB) far review when applying for initial building design approval, and should include information such as: • Overall architectural "vision" fir all buildings within the site • Design strategies for maintaining consistent architectural language between renovations and new construction within the site • Proposed phasing plans 8.3.3 Redevelopment Prioritization and "Triggers" Consistent with Section 8.3.1 above, existing properties are encouraged to renovate and rehabilitate, to the greatest extent possible, the exterior of their buildings according to the parameters of the ADG. It is recognized, however, that a single, complete, and comprehensive exterior renovatior- may not be economically possible for alI existing structures, and incremental improvements must be allowed. Having said this, the following potential exterior improvements should be considered as priorities by both private property owners and the Tawn of Vail. All reasonable efforts to encourage, provide incentives, and facilitate these improvements should be made. • Renewed and expanded retail frontage. For properties fronting the Lionshead retail mall and retail pedestrian streets, the renovation and expansion of the ground float retail level is perhaps the most critical element in revitalizing the Lionshead retail core. • Roofs. As outlined in the AD~G, the roofseape of Lionshead is a critical component in "knitting" together the built environment and providing visual cohesion to the urban fabric of Lianshead. • Planning considerations. All buildings in Lionshead, both existing and new development, should seek to fulfill the roles of landmarks, portals, turning points, and other roles as outlined in the Master Plan. • »"orrn, massing and height criteria. • Building surface txeatment- walls, doors, windows, signage, etc. • A11 other components of the architectural. design guidelines. A critical question regarding the renovation of existing structures is when compliance with the architectural design guidelines is "triggered" or required. Regarding this, the following guidelines should be considered: • To the greatest extent possible, renovating properties should endeavor to make significant and meaningful impro~°exnents to their properties as opposed to small, insignificant improvements. This does not discount the importance of any improvement to a properties exterior. • Any single incremental improvement to one building element will not necessarily trigger compliance on all remaining building 6 elements. However, any portion of the building being unproved should da so according to the parameters of the architectural design guidelines. Far example, if a property applies to resurface the walls of their building, this resurfacing should be done according to the ADG, but will not in and of itself also require the replacement of the roof, or anather major modification, at the same time. Any proposal to add sib if cant volume or mass to a property may trigger full ~wa -~~~~-~~'~'~ compliance to the Master flan and Architectural Design Guidelines. Deviations from this requirement shall require demonstration of compliance with the procedures and review criteria outlined in Subsection 8.3,3.A herein. 8.3.3.A Review Criteria far Deviations to the Architectural Design Guidelines for New Development Similar to the implementation policies of theADGprescribed far existing structures, the Tnwn has determined that there may be instances where flexibility in requiring strict compliance with the Guidelines far new develapnrent maybe in the best interest of the community and the furtherance of the goals and objectives stated in the Lionsltead Redevelopment Master Plan. That said, however, it is acknowledged that such instances are rare and extraordinary, and shall be considered nn acase-by--case basis. To aid in determining when flexibility shall be afforded to new development from strict compliance with the Guidelines, review criteria have been established The degree of design deviation flexibility afforded to a deuelopment project shall bear proportionately to the extent of the improvements proposed p'or example, a development application that proposes the cnnstructr'an of a new structure which includes the denrolition of an e:isting structure or adds significant volume or mass to a proper°ty, shall more fully comply wltlt the prescribed Architectural Design Guidelines outlined in the master plan than an application which proposes a renovation or addition to an existing building The following criteria shall be used by the Tn}vn of Vail Planning Envirorrtrtental Commission and Design Review Board to determine if deviations to the Guidelines should be granted: It shall be the burden of the applicant to demonstrate to the satisfaction of the Town of Vail Plarrrrirrg & Environmental Commission fallowing a recommendation from tl:e Design Review Board that: • The request for design deviations are in compliance with the purposes of tl:e zone district; and • TJae proposal which includes the design deviations is consistent with applicable elements of the Lionslaead Redevelopment Master Plan; and * The proposal wJzicJr includes the design rleviatinns dnes not have a significant negative effect on the character of the neighbnrlaond; and • TJae proposal substantially eomplies fvith otl:er applicable elements of tJae email comprehensive plan; and • The design deviation meets or exceeds tJie intent of the specific design standards as prescribed in Sectinn 8.4; and, • A public benefit is acJaieved as a result of the design deviatian; anc~ • TJae design deviation furthers the goals, objectives and purposes as stated in Sections 2.3, .2.5 and 8.2 of the Lionshead Redevelopment Master Plan. 2. If any part, section, subsection, sentence, clause or phrase of this Resolution is for any reason held to lac invalid, such decision shall not affect the aalidity of the remaining portions of this Resolution, and the Town Council hereby declares it would have passed this Resolution, and each part, section, subsection, clause or phrase thereof, regardless of the fact that any one or more parts, sections, subsections, clauses or phrases be declared invalid. 3. The Town Council hereby finds, determines and declares that this Resolution is necessary and proper far the health, safety and welfare of the Town of Vail and the inhabitants thereof. 4. Bylaws, orders, resolutions and ordinances, or parks thereof, inconsistent herewith are repealed to the extent only of such inconsistency. This repealer shall not be construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore repealed. .- INTRODUCED, REAQ, APPRC)VEQ AND ADOPTED this 3rd day of August, 2004. Rodney Slifer, Mayor, Town of Vail ATTEST: Lorelei i~onaldsan, Town Clerk ~i c~ MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 27, 2005 SUBJECT: A request for a finaP review of an amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Tawn Gode, to allow far an amendment to an existing platted building envelope, located at 1463 Aspen Grove LanelLot 86, Lion's Ridge Filing 4, and setting forth details in regard thereto. (PEG45-0043} Applicant: Robert and Kristine Selby, represented by John Martin Architect, LLC Planner: Bill Gibson SUMMARY The applicant, Robert and Kristine Selby, represented by John Martin Architect, LLC, is requesting a final review of a minor subdivision to amend the existing building envelope configuration for Lot 8B, Lion's Ridge Filing 4 (1463 Aspen Grove Lane}. Based upon Staffs review of the criteria in Section VIII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval of the amended final plat subject to the findings and conditions noted in Section IX of this memorandum. I1. DESCRIPTION aF REQUEST The applicant, Robert and Kristine Selby, represented by Jahn Martin Architects, LLC, is requesting to amend the pleat for Lot 8B, Lion's Ridge Filing 4 (14fi3 Aspen Grave Lane} to amend the existing building envelope configuration. The proposed amendment shifts the western portion of the envelope to the south (i.e. downhill). The applicant has stated that this amendment will improve the access and constructability of the building envelope area. This proposed amendment does not alter the overall size of building envelope area (i.e. 7,950.4 sq, ft. existing; and 7,J50.4 sq. ft. proposed). This proposed amendment will increase the setback from the adjacen# property from 20 feet to 25 feet at its nearest point. A vicinity map t;Attachment A}, the applicant's request ~A#tachment B}, the existing plat. for Lot $, Lion's Ridge Subdivision Filing 4 (Attachment C}, a topographic map of Lots 8 A&B Lion's Ridge Subdivision Filing 4 (Attachment D}, and the proposed amended final plat for Lat $B, Lion's Ridge Subdivision Filing 4 (Attachment E}have been attached for reference_ III'. BACKGROUND The Lion's Ridge Subdivision Filing 4 was originally subdivided under Eagle County jurisdiction in 198x. This subdivision was later annexed intro the Tawn of Vail in 19$7 and rezoned to Single Family Residential ~SFR] District. • 1 The Planning and Environmental Commission approved a resubdivision of Lot 8, Lion's Ridge Subdivision 1=fling 4, in October 2000. This resubdivision created Lots 8A, 8B, and 8C. Lots 8B and 8G were created with platted building envelopes to control the location of future development on the site, while Lot 8C was created as an open space tract within the subdivision. In March 2005, the Design Review Board approved the construction of a single family residence on Lot 8A. IV. ROLES OF REVIEWING BOGIES ©rder of Review: Generally, subdivision. 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 the final approval, approval with modifications, or denial of an amended final plat,. in accordance with Ghapter 13-12, Exemption Plat Review Procedures, Vail Town Gode. Design Review Board: The Design Review Board has no review authority over subdivision 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 process. 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 DOCUMENTS Staff believes that the following provisions of the Vail Town Code are relevant to the review of this proposal: • 2 TITLE 12: ZONING_REGIJLATIONS Article 12-fiB: Single Family Residential (SFR} District (in part} 72-68-7: PURPOSE.• The single-family residential districtis intended to provide sites farlaw densifysingle- family residential uses, together with such public facilities as maybe appropriately located in the same district. The single-family residential district is intended to ensure adequate Light, air, privacy and open space for each dwelling, commensurate with single-family occupancy, and fo maintain the desirable residential qualifies of such sifes by establishing appropriate site development standards. TITLE 13: SUBDIVISION REGULATIONS fin Dart} 73-1-2: PURPOSE.• C. Specifrc Purposes: These regulations are furtherintended fo serve the following specific purposes: 9. To inform each subdivider of the standards and criferia by which development proposals will be evaluated, and to provide information as to the type and extent of improvements required. 2. To provide far the subdivision of property in the future without conflict with development on adjacent land. 3. 7o protect and conserve the value of land throughout the Municipality and the value of buildings and improvements on the land. 4. To ensure that subdivision of property is ira compliance with the Town's coning ordinances, to achieve a harmonious, convenienf, workable relationship among land uses, consistent with Town development objectives. 5. Ta guide public and privafe policy and action in order to provide adequate and efficient transportation, water, sewage, schools, parks, playgrounds, recreation, and other public requirements and facilities and generally to provide fhat public facilities will have sufficient capacity fo serve the proposed subdivision. 6. Ta provide far accurate legal descriptions of newly subdivided land and fo establish reasonable and desirable construction design standards and procedures. 7. To prevent the pollution of air, streams and ponds, to assure adequacyofdrainage facilities, to safeguard the water table and to encourage the wise use and management of natural resources throughout the Town in order to preserve the integrity, stability and beauty of the com-nunity and the value of the land. 73-3-4: COMMISSION REVIEW OF APPLICATIDN; CRITERIA: The burden of proof shall rest with the applicant to show that the application is in compliance with the intent and purposes of this Chapter, the Zoning Ordinance and other pertinent regulations that the Planning and Environmental Commission deems applicable. Due consideration sha/! be given to the recommendations made by pubfic agencies, utility companies and otheragencies consulted undersubsection 13-3-3C above. The Planning and Environmental Commission shall review the application and cansiderits appropriateness in regard to Town policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility with the surrounding land uses and other applicable documents, effects an the aesthetics of the To~nn. 3 VI. SITE ANALYSIS Lat size: Buildable site area:. Zaning: Land Use Pian Designation Current Land Use: Hazards: Development Standards Building Envelope Area Density Site Coverage (max.}"' GRFA (max.} Landscape Area (min.) Height (max.} Setbacks (min.} 60,244 sq. ft. (1.38 acres) 30,823 sq. ft. (0.71 acres) Single Family Residential (SFR} Medium Density Residential Undeveloped Medium Severity Rockfall and Excessive Slopes (i.e. z30%} Allowed/Required 7,950.4sq.ft. (1.383 acres} 1 dwelling + 1 EHU 12,049 sq.ft. {20%) 9,037 sq. ft, (15%} 10,532 sq. ft. 36,146 sq. ft. (60%) 30 ft. 133 ft. platted building envelope Proposed no change no change no change no change na change no change no change see amended plat *dependent upon average site s{ope VII. SURROUNDING LAND USES AND ZONING Land Use Zoning North: Open Space Natural Area Preservation South: Open Space Natural Area Preservation West: Residential Single Family Residential East: Open Space Natural Area Preservation VIII. CRITERIA AND FINDINGS A. Consideration of Factors Reqardna a Exemp#ian Plat Review: This subdivision will be reviewed under Title 13, Subdivision Regulations, of the Tawn of Vail Cade. The purpose of Title 13, Subdivision Regulations„ is intended to ensure that the subdivision is promoting the health, safety and welfare of the community. Pursuant to Section 13-1-2 C, Vail Tawn Code, the Planning and Environmental Commission will be evaluating this proposal based upon the following criteria: 1. To inform each subdivider of the standards and criteria by which development proposals will be evaluated and tv provide information as to the type and extent of improvements required. The applicant is aware of the standards and criteria by which this proposal is to be evaluated. 2. To provide far the subdivision of property in the future without conflictwith development vn adjacent land, 4 As the proposed amended final plat is an amendment to an existing subdivision, Staff does not believe this proposal w%ll create a direct future conflict with development of adjacent lands. Additionally, the only development standard affected by this proposal is the allowable building setbacks. This proposal increases the western setback of this site from 20 feet to 25 feet. 3. To protect and conserve the value of land throughout the Municipality and the value of buildings and improvements on the land. Staff believes this proposal will not be detrimental to the value of buildings, land, or improvements. 4. Ta ensure that subdivision of property is in compliance with the Town's zoning ordinances, to achieve a harmonious, convenient, workable relationship among land uses, consistent with Town development objectives. Staff believes the proposed amendment is in compliance with the Town's zoning ordinances. The applicant is proposing no change to the overall size of the building envelope, only its configuration. Staff believes this proposal preserves the original in#ent of the platted building envelope. Therefore, staff believes the proposed amendments continue to maintain a harmonious, convenient, workable relationship among land uses, consistent with Town development objectives. 5. To guide public and private policy and action in order tv provide adequate and efficient transportation, wa#er, sewage, schools, parks, playgrounds, recreation, and other public requirements and facilities and generally to provide that public facilities will have sufficient capacity to serve the proposed subdivision. Staff does not believe the proposed amendment has significant impact on this criterion, in comparison to e~sting conditions. 6. To provide for accurate legal descriptions of newly subdivided land and to establish reasonable and desirable construction design standards and procedures. Staff believes the proposed amendment will continue to provide accurate legal descriptions. 7. To prevent the pollution of air, streams and ponds, to assure adequacy of drainage facilities, to safeguard the water table and to encourage the wise use and management of natural resources throughout the Town in order to preserve the integrity, stability, and beauty of the community and the value of the land. Staff does not believe the proposed amendments will have significant impact on pollution or natural resources. Staff agrees with the applicant that the proposed amendments will improve the accessibility and constructabilityof the site.. • 5 B. Pursuant to Section 13-3-4. Commission Review of AQ©lication: Criteria. Vail Town Code. the Planning and Environmental Commission shall make the fallowing findings before agorovina an amended final olat: 1. That the application is in compliance with the intent and purposes of the Subdivision Regulations, the Zoning Ordinance and other pertinent regulations that the Planning and Environmental Commission deems applicable. 2. That the application is appropriate in regard to Town policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility with the surrounding land uses and other applicable documents, and effects on the aesthetics of the Town. IX. STAFF RECOMIVIENDATION The Community Development Department recommends approval of an amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code, to allowfor an amendment to the existing platted building envelope configuration, located at 143 Aspen Grove Lane/Lot $B, Lion's .Ridge Filing 4, and setting forth details in regard thereto. his 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 plat amendment, the Community Development Department recommends the Commission pass the following motion: The Planning and Environmentaf Commission approves an amended final plat, pursuant to Chapter 13-72, Exemption Plat Review Procedures, Vail Town Code, fo allow for an amendment to an existing platted building envelope, located of X463 Aspen Grove Lane/Lot $B, Lion's Ridge Frling 4, and setting forfh details in regard thereto. Should the Planning and Environmental Commission choose to approve this plat amendment request, the Community Development Department recommends the Commission makes the following findings: 1. Thai the application is in compliance with the intent and purposes of the Subdivision Regulations, the Zoning Ordinance and otherpertfnentregulafions thatthe Planning and Environmental Commission deems applicable. 2. That the application is appropriate in regard fo Town policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility wffh the surraunding land uses and other applicable documents, and effects on the aesthetics of the Town. I~ 6 X. ATTACHMENTS A. Vicinity map S. Applicant's Request C. Existing plat, Lot $, Lion's Ridge Subdivision Filing 4 ©. Topograpk~ic Survey for Lots 8 A&B, Lion's Ridge Subdivision Filing 4 E. Proposed Amended Final Plat, Lot $B, Lion's Ridge Subdivision Filing 4 F. Public Notice • • 7 O T T d Attachment B C John G. M~ar~n, Architecti, LLC www~ohn~artm.oam Ta TOV, Bill Gibson Cc: John G. Martin From Jeffrey P Manley AlA l°a ~ 47ut P~~e: Sao-3zs-o~9a ~.sk,coe~~i Fax: 97x37.8-0593 lo~n.dn~ttin(~cxatur~teluct ion srzsrzao~ R~ Submittal information for Town of Vail Planning and Environmental Commission .~iubF Selby residence Lot 8B, Block ~, Loins Ridge filing 4, Buffehr Creek, 14&3 Aspen Grove Lane Lear Bill, We are submitting on the beha4f of Robert and Kristine Selby to propose a revised Building Envelope. The proposed building envelope is being revised to better fit onto the site and to parallel the existing contours of the site near the acxess paint. The existing envelope extended high onto the site. This upper section of this existing building envelope is very diH9cuft to access and site a feasible project upon. The proposed envelope is the same size as the existing envelope, T950.4 square feet d` "[ ~ ~~~ V ~ ~~ O ~~~ ~~~ ~ ~ ~ y a~~w Q ~ O ~~~~ ~~~ ~~ U Q ~ ~ ~~ ~W d aQ Attachment C k ~ ~ ,..~~ r r 9 +J^~ yyCC ~ ~~II 7I I' r } I:s~ ~Y Y}}" i Y ~~I kil h'i ~f ~` ~~ f o ~ ~ .9 ;~~2Q~ ~ n~~p; ~~ ~ 1 8 ~g 4 a~~~ i~ ~~, E g## SK1 3 3~~T ~ 4~ ~ ` ~E'rkaep' 8 ~~ i° ~ $ ` } ~~~~7 sw.r ~ ~ 2 a` rL +,.~ ~ a r d8 aJTI~ ~." 4 ~~ eY ~ ~~~ ~~ i '} ~~ a ~ } ~ ~~ ~ F ~ ~ ~a E ~~' #y ~ {~ ~ a ~ ~ ~ ~ ~~ ~ air `~ a ~a fix: Q •° FL qE Y 1 \ X ~ 1 pp gg yY 1 ~ } K~ f~ ~ga~F~P3j ~ i ~ ~ ~~ S S ~~ 4~~ c~KS~°5 ~~} ~ F ~~~~{ pg¢~ ~~RBi ! R p ~ f y~6 r ~ 9 ~~~ ~gg ~Y ~~g~ ~~~ ~ ~ a ~ ~a ~~~~ ~ ut~~ a~ ~~a~ ~~} qY~ a s ~~~~~y ~ ~ ~ ~ ~ I r ~ ~ ~ r b9 B~ ~~ ~ y~~$e~~ ~ ~ ~ ~ C ~ C f e$~ €~ ! )) fV ~~~ g~- ~~ a ~i 5~"4 n ~ ~ ,~ it ~ ~ E ~ A t~~ ~ ~ ~ :~ ~ t $~x 4E. ~.& ' ,ESx~~:?: ~ ~ c „ S: s : E e ~ ~x x . ~ z ~ $i x . 3 2 ~ jt s . , t ~~ Y ~°~~ i~ a ~ ~a P ¢~~ a Pt' ~~~e ~ ~~ ~ ~ ~ y sz~~ ~Y1 € ~ ~ ~€ Y ~E X~~s ~ ~ ak4 `'~~ : ~~ a~5a a _Q } ~ ~°'~ ~~ 9 ~ e ~R~ }yi~y~ ~k~~ 8~9 ~; Y~~Y ~s~ 6 [~ ~~~% F ~~~~ ~. A Rp~ @~ ~r~ ~~~ ~ P~~~ ~L ~~F f ! S~L~ ~~ K~P~ lk~ `~ Z~ 9~~a x~ Ea'a yEy~g ~id A i @', ~t ws V~' i i ~r ~~ ~~' • .. ~ ~~~.. o-.v ., et~wurnn.~emv ~5~,.ro~~~•,~,p~,~m« uuaxu• iu;~ ~h.i. iu~ •~~ il~a•~ ~• tiara .~u t~rnu~, u lSgrq O] AI55 ar a- K.M~.~.~„~'« ; Z ~iJ+D'i'ii ~S .I.C)7 dQ I*I(`?iSiAiQidi15~2I a f ~rraz-ro ~~ rox°-ro 3s ®°'° an'Suir(anJn~ ,. b 'aN' 3hIT'Ii.~ ` ~QQRI S~t~IQl7 ,~«/6 sb ~, ~,..,,. aSuey a,og `dS 3' 6'$ I.O'I 30 .L21`dd'd - db'Ni ~Ik-id~~i'J' QdO.E f ~~~ ~ ~~ ~ ~_~ ~ ~~ ~ ~~~ ~ ~Y ~~~ ~ ~ ~~~ ~ ~ ~ ~ ~~~ ,~ ~ ~ ~ ~ ~~ ~ ~ ~~c ~~ ~~~ ~ _~ t,x ~ ~~~ ~ ~~~~ ~~ =~~ ~ ~~ $ .~: ~ 4 ¢5g .. s~n ~ g~ ~~ ~b~ I ~~a ~ 8 ~g~ ~6~ t i~~ ~ ~ ~ ~ ~ 4 ----awc _ - ~ - ~~~'" s ~~ O, I ~ ~~ ~ E ~ $~~~ ~a.am ~; ~I~ a~ m ~~ J' m U Q 1 ~~ k i ~ 1tk ~4 1~ ~~~ ~~ 3 g f • • _a~.er ~ o ~ m ~ g ,~ ~_ _~~ - ~ ~ `~. ~ . _ ~~ - ~'" ~yS r ~\ \~ • f F ,.,°"«•`"`~ OQ~2i0"IO~ `A.L[~I[107 ~[JH;~ `"IIVA .3011M©.L I , p f ~. roa-w Ise.1V~G[Se _ (, ~~{~, LCl `A ~V ~ ~\l IYQESi Ail1 Q11J:1 CE Y I ~71[1S-i0 ~~s~~~ ~ ,~y ~p~ ni'Bw~IanmS ~ '~H ".~hil'lld - ~JQi~i S~I~IOi"i { saaorfar/s aq ~ aSuea agog `S$ '~8 dR .1.f}'I ~iQ ,1.?IYd 'F1- ~i`/YI[ OiH~2iDOd0.~ -` ~~~ ~~ ,IIIIlillVlll+ii~,fi ,. V • ~ ~ ~ ~ i ~ .r • Q o..,... 3~~ li ~ i ~~~. t1 j PRgE~~S,`'`~ ~~ g F a ~ ~~~ ~ a ~ ~~ I ]].) I • • ~ ~ ; ~ 7 Attachrne~nt E s° ~~~~ ~ w r ~ V s~ xa~~~~ E ~ ~ I ~ ~ ~ ~~ ~a~Y~~~ ~ h ~ ~ 3 Y a E x ~ ~ hl ~~ r ~~~~~ € 3 E~I~ c d i o La ~g~ ~ ~ y a ~ ~r& g"s~$~~ ~ $~ ~ 5 t 1 ~ E d g ~a~ ! ~ u~~ ~s~-aS~ 4 ~9 ~ E -q I i E ®' ~ ~ l v~ g: ~ W ~~Y e ~ ~ <~ 3 y z ~a ~ ~~~ a d Y l$ u' F~~~~p'~ ~ m " ~ ~a ~ ci S~S ~ ~xa ~ '~' h ~ : c g ~`pq Y c € 1 ~ ~ a1 j u C~ I ~ ~ Fa h `~ Y ~ ~ ~ 11 gS S ~ ~ Lp~ G a ~' ~ .~Il C~~ F C ~ I FF 2 ~R( yy ~x t6ta ~ ~M z la k'a~'`4~€~g~~ y F ~! ~8 o ~ ! ttl 4 n ~~ ~ P~ ~ ~,~,CD a a ~d ~ $$~~IE:~i~ `s _ r sF b p pp ~_ ~ ~ S ~~# Sa Ie rr i s~ aa~,ag ~ sa ~ aF~~~:R k x ,E "^ ~~ r ~ ~~q R HB Y ~,.~ Y ~ rG„a ~ "i ad N s~~ o~ ~~ n ~eg<_b 9 ~ ~: -S ~ ~a ~~ ~~ a yKr~rE=~ ~ c p ~§'~~ d =. ~ Eg~Eprei §~ i pp y ~"~[ ~Z R d 'ei ~'s 6~ 3~~,a ~x~e~ a a R u aa~ Y~a o P F Bxb ~Fw a ° „~~ ~hc ~a S ~ aa~~i~5 ~ ~ n -k C q ~ ~~~ vE~ x~ ~ ~a~~ri~~a ~ 33~i Q`, Y~`° 24 ~a ~~ ~feY q~ $ 6 - ~ ~ ~~~ ~" Vie. are a a fi et€ `=5 Eea fag ~ :z~~Fa~~~s E ~ t rA '~: s i :~p ~ gF. ~ ~ ~$ ^ ~" E ~ sa ~ as a~~ 6 3~y c ~ a;~ Y 'rr, s~ ~$ ~~~ ~ ~aa s :; b~ YF~ P ~ a ~~ s b y _$ ~ ~~d~ ~ T.E R ~gS ~~r ~ 5~~~ ~ ~~ z ~ ~"~ ~x C'~~.c $6 a~ ~r e 5 b u a r~ ^e~~ o~ ~kr~ ~E ~~ ~ F~ r 0 i < ~I '. U 1 D ~^ - 4 N ~ ~ ~ ~ ~~ ~ ~`~~~e~ n x @8 ~ a i a ~> ~~~ ~,I ~E ~ ~ ~~ ~~ 3~ Ey~~~~~ x ~l ~~ { ~ Ya ~~ c2 6z ~F~~ ix ~i a~ a e a•a~~eY y v @ a Eca dg r P gg ~ s ~~ R ye rlp~~ a "Sd ~~a~ ~ .9 a ~ n rtyy s~' G~ ~~ xgm a N L ~ ~~ ~XY ~~~ ~~ C ib~~~~s n ~ ga& gg ~ ~ 6R ~8 b •2sa rFr`. I g~ p c !' li ~ R ~w ~e Sg r F ~ ;~~ ag E ~ . ~ r ~ ~ a E ~ $t s : ua ~6E ~Fa §~ E,q ::.~s?~5 E ~ r$ ~€ , 3 s s U x ~~~ W ~ N ~ ~ "~ - N 3 ryry~1y _ ~• ~ ~ ~ S~ ~t~n w i i Y ~ t ~ ` ~ ~ &s ~^ ~~~ ~ ~r '~"ax k a o?~ ~~& ~ ~ ~~~ r ~ f y s"e ~,re~ - ,,,~ ~ ~ tt ~"~ ~ ~e. ~ q ~ / ~ '~ err ~ ~ e ~~~ J - ... f- ~~: .; a4 'ti.: O, x`11 ~ !+ ~ 3 ~ r ~2 x `~, `~ '~. ~ •~~ ` ~~~ ' ~ ~ ~ '- ' `~ ~ W m u x ~ v i CR r p2 ~ ti ~ .... ,s.~ ~) ~T-) Au~y' -!4Y IS .~~-GI S..^C~~i I:~C .,w.o d~L'-v. Q q O N d W Q~'~F ~ ~ -a©~U ~ ~ ~ ~ ~: w~~o ~ ~ ~` ~, ~3 ~b~ ~~~C ~'V~'`~ ~L '~1 (,~ ~ ~Y ~` ~ ~' ~~'~ ~ "' \:% Attachment F ~I~ l~ TDYYN DF YAI~ ~` THIS ITEM MAY AFFECT YDl3R PROPERTY PUBLIC NOTICE NOTICE ES HEREBY GIVEN that the Planning and Environmental Commission of the Tawn of .Vai1 will hold a public hearing in accordance with section 12-3-6, Vail Town Code, on June 27, 20x5, at 2:U{1 pm, in the Town of Vail Municipal Building, in consideration of: A request far a final review of an amended final plat, pursuant to Chapter 13-12, Exempfion Plat Review Procedures, Vail Town Code, to allow for an amendment to an existing platted building envelope, located a# 1463 .Aspen Grove LanelLot 6B, Lion's Ridge Filing 4, and setting forth details in regard thereto. Applicant: Robert and Kristine Selby, represented by John Markin Architect, LLC Planner: BIN Gibson A request for final review of a floodplain modification, pursuant to Chapter 14-6, Grading Standards, Vail Town Code, to allow for the bridge reconstruction, located at the Westhaven Drive Bridge and PedestrianlSkier Bridge {a more complete description is available at the Department of Community ©evelopment offices); and setting forth details in regard thereto. Applicant: Cascade Village Metropolitan District, represented by Lonco, inc. Planner: Bill Gibson A request for a f nal review of a variance from Section 12-5C-6, Setbacks, Section 12- 60-8, Density Control, and Section 12-6C-9, Site Coverage, pursuant to Chap#ar 12-17, Variances, Vail Town Code, to allow for a residential addition, located at 1448 Vail Valley DrivelLot 18, 6fock 3, Vail Village Filing 1, and setting forth details in regard thereto, Applicant: Robert Stephenson, Jr. and John Schofield, represented by Snowdon & Hopkins. Architects , Planner: Bill Gibson ' A request far a final review of a conditional use permit, pursuant to Section 12-7Fl-4, Permitted and Conditional Uses;. Second F{oor and Above, Vail Tawn Code, to allow for a professions! office and studio, located at 454 East Lionshead Circle (Treetops Building), Lot 6, Vai! Lionshead 1riling 1, and setting forth details in regard thereto. Applicant: Vail Resorks, represented by Braun Associates, Enc. Planner: Bill Gibson A request far a final review of a conditional use. permit, pursuant to Section 1 ~-9C-3, Parking, Vail Tc~wr~ Code, to a11ow for a revision to the approved parking plan at the Vail Valley Medical Center, located at 181 East Meadow DrivelLots E and (', Vail Village 'Filing 2, and setting forth details in regard thereto. Applicant: Vail Valley Medical Center, represented by Mauriello Planning Group, LLC Planner: Matt Gennett ~~~~ (~~'~b°~ • N y~ ye MEMQRAMDUM TC7: Planning and Environmental Commission FRC)M: Community Development Department DATE: June 27, 2005 SUBJECT: A request for final review of a floodplain modification, pursuant to Chapter 14-6, Grading Standards, Vail Town Code, to allowforthe bridge reconstruction, located at the Westhaven Drive Bridge and PedestrianlSkier Bridge (a more complete description is available at the Department of Community Development offices}; and setting forth details in regard thereto. (PEC05-0044} Applicant: Cascade Village Metropolitan District, represented byLonco, Inc. Planner: Bill Gibson __ !. SUMMARY The applicant, Cascade Village Metropolitan District, represented by Lonca, Inc., is requesting approval of a floodplain modification, pursuant to Chapter 14-6, Grading Standards, Vail Town Code, to allow for the reconstruction of the Westhaven Drive Bridge and PedestrianlSkier Bridge. Based upon Staffs review of the criteria in Section VI of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval, with conditions, of the requested floodplain modification, subject to the findings noted in Section VII of this memorandum. Il. DESCRIPTION ~F REQUEST The applicant is proposing to modify the Gore Creek floodplain- to allow for the reconstruction of the UVesthaven Drive Bridge and PedestrianlSkier Bridge. Please referto the applicant's request and architectural plans for a more complete description of the bridge reconstruction, The applicant is proposing to begin construction of these improvements this fall with completion prior to the 2006 spring run-off. Specific construction dates will be coordinated with the State of Colorado Division of Wildlife to protect the Gore Creek fisheries. A vicinity map has been attached for reference (Attachment A}, the applicant's request (Attachment B), site photographs (Attachment C), Architectural Plans {Attachment D}, Town of Vail Floodplain Coordinator's analysis (Attachment E), a Floodplain Study prepared by Alpine Engineering, which includes the existing topographic survey data, (Attachmen# F}, Wetlands Report prepared by Jim Eussen, Environmental Consultant, and the received public comrnentlcorrespondence {Attachment H), have been attached for reference. Pursuant to Section 12-12-3, Vail Town Code, staff has determined that an Environmen#al Impact Report is not required for this proposal since this proposal is an "alteration, repair and maintenance of exr'sfirrg sfrucfures and site irrprovernents." III. BACKGROUND On May 4, 2005, • the Design Review Board conceptually reviewed the design review application for the reconstruction of the Westhaven Drive Bridge and PedestrianiSkier Bridge. This proposal is scheduled for further review by the Design Review Board at its July 6, 2005, public hearing. . IV. RULES U1= REVIEWING BODIES Order Qf Review; Generally, flaodplain 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 anti Environmental Commission: The Planning and Environmental Commission is responsible forfinal approval, appraval with modifications, ar denial of a flaadplain modification application, in accordance with Chapter 14-6, Grading Standards, Vail Town Code. Design Review Board: The Design Review Baard has no review authorityover a floodplain modification application. However, the Design Review Baard is responsible for the final approval, appraval 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 Baard. The Town Council may also call up a decision of the Planning and Environmental Commission and/or Design Review Board. Staff: The Town Staff facility#es the application review process. Staff reviews the submitted application materials for completeness and general compliance with the appropriate requirements of the Tawn 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 Cade; and a recommendation of approval, approval with modifications, or denial. V. APPLICABLE ~'LANNING DOCUMENTS Town of VaiP Zoning. Regulations (Ttle 12. Vail Town Code Section 12-12-3, ENVIRONMENTAL IMPACT REPORTS, EXEMPT PROJECTS (in part) An environmental impact report shat! not be required for the foflowr`ng projects: A. Alteration, repair and maintenance of existing structures and sife improvements. 2 8. A phase of a project for which an environmental impact report previously was submitted and reviewed covering the entire project, provided that the project was approved and not subsequently altered. C. A project which, an the basis of a preliminary environmental assessment covering each of the factors prescribed in Section 92-72-2 of this Chapter is found to !rave an insignificant impact an the environment. The preliminary environmental assessment and the finding an environmental impactshall be made by the Administrator. Section 12-21-10E, HAZARD REGULATIONS, DEVELOPMENT RESTRICTE© din pad) E. The Administratormay require arty applicant orperson desiring to modify the flood plain by fill, construction, channelization, grading, or other similar changes, to submit for review an environmental impact statement in accordance with Chapter 7~ of this Title, to establish that the work will not adversely affect adjacent properties, or increase fhe quantity or velocity of flood waters. Town of Vail Development Standards Handbook !Title 14. Vail Town C©de) Chapter 14-6, DEVELOPMENT STANDARDS HANQBOOK, GRADING STANDARDS (in part) Flaadplain Standards: No grading is permitted in fhe 100-year floodplain without Planning and Environmental Commission approval. !f an applicant wishes to grade into the 7Q0-year floodplain, an environmental impact report is required. The environmental impact report shall include impacts to vegetation, riparian areas, appropriate hydraulic engineering calculations to showno increase in water surface profile and velocity, as well as stating that (here will be no adverse impacts to adjacent properties. No permanent improvements shaft be constructed within 1 ' of the floadplain line. The floodplain Line shall be determined by a registered professional land surveyorby plotting the appropriate elevation ofthe tlaodplain on a maximum ~ "20' topographic 2' contour map using fhe adapted Town of Vail flood profiles (the Federal Emergency Management Agency Flood Insurance Study). The fopagraphic survey shall reveal fhe method for determining the starting pointand the starting elevation for'the floodplain delineation. A site specific study performed by a Professional Engineer per FEMA guidelines and approved by the Town of Vail and FEMA may be required. Vh CRITERIA AND FINDINGS A. The Planning and Environmental Commission shall consider the following criteria when reviewing an application for a modification to the floodplain: 1. The proposed floodplain modification wilt not increase the quantity or velocity of flood waters. The floodplain Study prepared by Alpine Engineering (Attachment F} states thaf the proposed improvements to the Westhaven []rive Bridge will cause "...no appreciable change in the watersurface profile at the Westhaven Bridge" and the improvements to the SkierlPedestrian Bridge "...will have no appreciable impacts to the floodplain. "The Town of Vail Floodplain Coordinator has reviewed this floodplain study, {Attachment E} and determined that this proposal "... shows na increase in the Base Fbod Elevations..."and "....only negligible velocity increases. " 2. The proposed floodplain modification wild not adversely affect adjacent properties. The Floodplain Study prepared by Alpine Engineering (Attachment F} states that the proposed improvements to the Westhaven Drive Bridge will cause "...no appreciabie change in the watersurface profile atthe Westhaven Bridge" and the improvements to the SkierfPedestrian Bridge "...will have no appreciable impacts to the floodplain. "The Town of Vail Floodplain Coordinator has reviewed this floodplain study, (Attachment E} and determined that this proposal "... shows no increase in the Base Flood Elevations..."and "...only negligible velocity increases. " B. The Planning and Environmental Commission shall make the following findings before approving a floodplain modification: 1. The proposed floodplain modification will not increase the quantity or velocity of flood waters. 2. The proposed floodplain modification will not adversely affect adjacent properties. Vll. STAFF' RECOMMENDATI©N The Community Development Department recommends that the Planning and Environmental Commission approve, with conditions,. the proposed floodplain modification, pursuant to Chapter 14-6, Grading Standards, Vail Town Code, to allow for the bridge reconstruction, located at the Westhaven Drive Bridge and PedestrianiSkierBrldge {a more complete description is available at the Department of Community Development offices); and setting forth details in regard thereto. Staffs recommendation is based upon the review of the criteria in Section VI of this memorandum and the evidence presented.. • Should the Planning and Environmental Gommission choose to approve this floodplain modification application, the Community Development Department recommends the Gommission pass the following motion: The Planning and Environmental Gommission approves a floodplain modification, pursuant to Chapter 94-fi, Grading Standards, Vail Town Gode, to allow for the bridge reconstruction, Located at the Westhaven Drive Bridge and Pedestrian/Skfer~3ridge, and setting forth details in regard thereto, subject to the foNowng conditions; This approval shall be contingent upon the applicant receiving Town of Vaif approval of the design review application associated with fhis request. This shall include, but not be limited to, the review and approval of demolition plans, site/grading plans, landscapr'ng/tree preservation plans, structural design plans, utility plans, utility relocation plans, structural analysts studies, construction staging plans, street disturbance (i. e. street cut) plans, and all necessary details. 2. Construction and disfurbance within the Gore Creek 100-year floodplain shall only occur during taw flaw periods (i, e. afterAugust ~ and prior to spring run-off). 3. Prior to construction, the applicant shall obtain the follaviing: a. Town of Vail Storm Water Discharge Permit approval b. Town of Vail Revocable Right of--Way Permit approval c. State of Colorado Dewatering Permit approval d. State of Colorado Dr'vision of Wfdlife approval e. U. S. Army Corp of Engineers approval f. Approval of any other applicable local, state, or federal perm~ts 4. The applicant shalt submit a stamped Improvement Location Certificate and topographic survey of the post-construction "as-built" conditions of the subject site to the Town of Vail Community Development Department for revlew and approval, prior to Town of Vai! final construction inspection. 5. As determined by the Town of Vaif Administrator, any changes to the proposed design plans may require a revised floodpfafn study and Planning and Envr"ronmental Commission approval of a revised floodplain modification application. Should the Planning and Environmental Gommission choose to approve this plat amendment request, the Community Development Department recommends the Gommission makes the following findings: 1. The proposed floodplain modification wilt not increase the quantify or velocity of flood waters, based upon the floodplain study prepared by Alpine Engineering. Z. The proposed floodplain modification will not adversely affect adjacent properties, based upon t he floodplain study prepared by Alpine Engineerincg 3. Pursuant to Section ~2-12-3, Vaif Town Gode, submittal of an Environmental Impact Report is not required for this proposal. • 5 Vlll. ATTACHMENTS A. Vicinity Map ~. Applicant's Request C. Site Photographs Q. Architectural Plans E. Town of Vail Floodplain Coordinator Analysis F. Floodplain Study prepared by APpne Engineering, lnc. G. Wetlands Report prepared byJim Eussen, Envir©nmental Consultant H. Public C©mment/Correspondence 1. Public Notice • • 6 C C n 0 0 4 e .. Attachment: B Cascade Village Metropolitan District Proposed Bridge Improvements Submittal tv: Tovvn of Vail Planning and Environmental Commission 1. Westhaven Drive Bridge ltnprvvernents: A. General The proposed improvements for this bridge include constructing an arched, stone faced facade on the upstream side of the bridge. A f~-foot wide sidewalk and a similar stone faced facade are also proposed an the downstream side of the bridge, B. Upstream Side of the Bridue Modifications to the existing foundations on the upstream side to accommodate the new facade will be minimal, Some disturbance within the 1loodplain will be necessary during construction at both abutments but at the end of construction, the ground will be restored to its current condition. The center pier on the upstream side will have to be extended by approximately two to three feet to support the new far~ade. The pier extension will be in the same orientation as the existing pier, The pier cap will be lowered l~ inches to accept the proposed fa~.ade. Some temporary disturbance will also be necessary for construction but will be .restored to its current condition at completion of the pier modifications. C, Downstream Side of the Bridge Modifications to the existing foundations on the downstream side of the bridge to accommodate the new sidewalk and facade will also be required. The abutment for the sidewalk structure and the far~ade on the south side of Gore Creek will be located behind the existing wingwall and be founded on small diameter "micropiles°'. There will be no temporary or permanent impacts within the 100-year flovdplain at this location. The center pier on the downstream side of the bridge will need to be extended approximately nine feet in order to support the proposed sidewalk and facade. The pier extension will be in the same orientation as the existing pier. The pier cap will be lowered 1? inches to accept the proposed facade. Some temporary disturbance will also be necessary to constl-uct the footing and stem far the pier extension. The disturbed area will be returned to its original condition at the end of the pier construction. The widening of the abutment for the sidewalk and facade on the north side of Gore Creek will require a minor amount of construction within the 100-year floodplain (approximately 30 square feet). This encroachment is behind the plane of the abutment face. A temporary disturbance within the floodplain will be necessary during P:12U051P05116- Cascade Vllagelc~rrespondeneclPSC Summary revl.doc construction. The disturbed area will be returned to its original condition at the completion of the abutment modifications. D. Low Chord The existing low chord elevation (underside of the superstructure} will be maintained for the entire width of both spans. The bottom of the center pier cap extension will be lowered 12 inches. The pier cap is 4 inches wider than the pier stem on both sides. This slightly wider cap will extend 12 inches below the 100-year water surface elevation. E. Summarv The only permanent encroachments on the 100-year floodplain will be at the center pier and north pier of the bridge. The hydraulic analysis for the proposed madifications indicates that the modifications will not affect the 100-year water surface elevation. 2. SkierfPedestrian Bridge A. General The existing slzierlpedestrian bridge will have its superstructure completely replaced. The total width of the bridge will be increased from approximately 11 feet to 21 feet. The bridge is a single span structure without any pier in Gore Creek. The existing abutments are both located outside of the 100-year floodplain. B. Abutment Modifications Both abutlxients will be left in place and will be extended on both the upstream and downstream sides. New wingwalls will also be constructed at all four corners of the bridge. These modifications will be located outside of the 100-year floodplain. Temporary disturbance within the floodplain will be necessary during construction but the disturbed areas will be restored to their original condition at the completion of the abutment modifications. C. Low Chord The low chord (underside of the superstructure} will remain at its existing elevation. D. Summaiv No permanent disturbance within the 100-year floodplain will occur as a result of the proposed improvements. • F:12QOS1F'O51 ]b - Cascarie Vilta~e5cc~rre5pondencelE'F.C Summary revl.cioc Attachment C • ~STttJ(, ~ioTa~, !SfUI~fL ~lDf~ • ~7c~ST1 ~~ ~~-[oTd S 1N~'~~114V~1 1~D~(,~. .~ . ~`ti,, ~:o ~. `''. ~~ ~~~~ ~ ~. a ~~~~ try ~$ ~ ~ '~t~~~,° N'~~ ? ~7 ~ YL m '^' ~95 ~N~N~ ~S~V ~~~ ~ ~~ ~o ~ ~~~~ ~~~ 1`111 W I ~ - ~~~ ~ ~ ~ ° ~~ 3 ~a Fz.. yyy~~~ s ~~ ~ ~ ~ ~~ g ~~ ~ ~ M ~ ~ C~ ~ r5 N~ l.. ~~. ~~~ ~~~ ~ a~ ~; : ~ ~ a ~ ~; 2 ~ ~~ ~~~ ~ ' =s q i ~ ~ ~~ ~5 ~ ~~a ~~~~ ~ ~~~m 5 w 7 K 6 W ~ ~ o ~' ~Nffi f _.. f 71ariv:,../ ~ d ~ ~~~ ~~ s m ~n ~~ ' ~a m ~~ ~,~~ i ° ~.. ~1 '" ~~ g~ W~ ~~~6 ~ ~~ a~ ~~ u ~~ ~a a 14QQ9'/` ~~ ~ ~ V r _ ~ ~ ~ ~ ~ `~~~ .~W ~ ~~ ~ --- -----TT ~,~-~T~- ~ ~, 6 - Y3 n A p 4 a a ~ ~ g ~1~ ~p ~ ~ ~ ~ $~ - ~~ ~ ~~ I u""- ~:.~- ~~ 1 IM~~ ~~~ ~, ~e I ~~~ ~~ ~~~~ ~~~~ a ~~ ; ,i~i ,v.,~.-~r...~,~` ,, ~ ~ I~I~I I~ ~ ~: ~ ~ ~~~~ ~~~~. ~ ,.~ ~~ ~ ~~ Q NZ ,~ ~ ~ ~ o W W Z pr ~e4 ' a 5 ~~ GRp ~ ~ r ~ ~ ~ 0- O HW~~bj$, _~~Y g+ .( k ~~~ ? n~J ~~ ~C '.. ~ ~ W wrLw ~ 5~~ ti w ; ~ N ~ Q GS ~~ ~ ~ s~ s u ~ v+ ~S 4,t t7 3` gp1 y ~ O --eg } ~ ~. ~. in9 G~pO ~ ~7 yc 1 f u, U }11b ....,~,~ tI '91 ~4 ~ytE PtV' a `~KW l}. N _ }gpt8 i .~~.. "' c y~ ~S : ~ 3 ^ ~ ~_ ~~ I ~ ~ ~ x ~ ~~~ dui ~. ~ ~~'4 --~ - ~ ~ e~ _ a ~ 1` ~ 'y~ C N/ ~ ~ ,{ ~~ ' ` ~~ ~ ~ C ~ ~ Z~ I~.' YltlY9 UILT I. gyf3S .O-,C ~ ~ b ... (((wrrA/w+++//.a\\\i++ n5 .0-S ~ - 4 °°°} ~ ~~ 3~ 4'.t1 `' -'--- .. s i S1~[F % ~ tt3q 2-.92 ~N ~ w; ~A`g ~ ~ ~ ' .6 'S-.~ ,pply46 ~Nr15~3 ~ ~~ Q1a E~f~ `~ ~ ,9-.r 0340~Ud i SodOYd a ~ ~ i.2~•l 9+ rv ~ ! o ~rv, g~tgo s 4m ~ s~ ~ S QUO ~± ~~5 y W ~q I V C ~'~ ~~ ~ ~ T ~~ 8 ~ti~ .+t~? ~ W ° ~ ~ 1 ~ _ _. - F~ tY y ~~ "~~ ~ ~ ~ .~cy~ ~ I s r ~~~~ cos ~ ~ ~.,~ ~ ~~~~ ~ ~ ~ ~ _ - ~ Oda ~~ ~ ~' a ` ~ . , r ~~ I ~ R~fp`,l`_' a nuS- .,. .~y`^ W o c oft ~I ~~.~~ ~~ 1 ~ w r1 ~ ~4M 1 ~ a - ~ ~ ~~'1~.~ ~ ~ Y gore i~ y~ 1 r ~ f 1 ~ c ' ~ 44 "`.~ .. o b p ! f 3S C W G 8~ C'~~ ~ v $ 333 ~ ~ n ' ~~ fa+ M1 [t A ~ ~ gip ~.I m N \ \ ~~ ~~ ~~~~ F ~~~ /''~ ~.e~' ~ 60 ..SLEW \ 4r~LOd°S~\ ~,~~ ~_ ~~ a ~~` s~ ~~ 1 N Z m ,~~--- ~._ 1 ~ ~~, ~~ ~; ~,4, ~ ~l 4 j 'fpd [9 Qa~ i a y J~~ 1 '~ e ~~'"' oa ,.~ . /sy o~ ~s t j=~ ~ ~ ~~zy 'r ~ ~t ~ ~ ~ =~ ,,.~„~ ~ a a~ ~. °" ~ ~ ~ ~ ~ a _- ~~ 1. ~~ ' +~ s c~aN Iv ~a o; r' a ~ ~~ ~ w ~,~ 4 ~ .~ .~ ~~ ~ ~ ~ n ~ w _ I ~ ~ `~ a . ~~~. ~~ H~ ~~~_ ~ i ' __ ~~".1 r,u.,fuS 1'i.7_62. 1' ~~1 tJ d I C ~l ~'~ ~'~f~4Y3QfIM ~3:~ 3 ~ 5.E^~ e~ '~ 1`~ ~ ~ ~ ~ :~ ~ ~ 1 ',~° x~c ~. ~ ~ ~ ~., °' ~ ' ^-C ~ ~ gip ," ~ ~~r+ pW° ,3 { _.. ',. ~, ~ .~ ~ ~ ~ m 4 . ~~~::~ ~~ ~ J ~` - 1I ``! ~'~ '! -' ~ ~~~ '~- Q xis ,4 ~ ~~ "'-~,~ J ~~` ~ ~ N f 1,,x"4:.. ~. _, _ I n f J ~ ~`, ~. ~ ~' ~, •~ ~. ~~ d 1 ca , f+.P i "'•.~ ,, i }JA'1 a ~ .~ n -~A ~ ~ t i ~ , , ~ ~ ~~~ / ' ' ;I z ^_ _ { i t` Attachment E Nla~nxo To: Bill Gibson, Town Planner From: Tom Kassmel, Town Engineer 1"te: Cascade Metro District Bridge Improvements - 100 ~'r. Floodplain Analysis Date: 6121105 The Town of Vail Public Works Department has reviewed the Cascade Metro District Bridge Improvements 100 Yr. Floodplain Analysis completed by Alpine Engineering and find that based on Alpine's analysis the 100 Yr. Floodplain will not be substantially impacted due to the Westhaven Drive Bridge and Westhaven Skier Bridge Improvements. Alpine's Floodplain analysis shows no increase in the Base Flood Elevations {BFE's) as a result of the final configuration of the improvements and only negligible velocity increases. Due to the nature of this construction being adjacent and within the existing 100 year floodplain, staff recommends that apre-construction and post construction detailed survey is prepared in order to ensure that no additional grade changes occur within the floodplain other than what is currently proposed and analyzed by Alpine Engineering's Floodplain study, anal that all temporarily disturbed areas due to construction are brought back to existing conditions. Any changes to the current design plans will be required to undergo a revised floodplain study. In addition it should be noted that the developer/contractor shall obtain the proper approval/permits from the Army Core of Engineers and the Division of Wildlife. Attachment ~ FLC)C~17PLAIN STU~-Y FDR CA,.C~iDE ~v' 1LLA~GE 1VIETRUP(]LITAN DISTRICT GORE CREED ~3RIDGE IMPROVElV~EEN'TS ~nvE coos r" • F~.40DP'LASN STUDY F C7R !CA.~~A.I~E VILLAGE IVIE~'R~aP(]LIrI`.A.~`rI I~IST~I~T ~OrRE ~~EE. BR1L1 ~E IMPR:+D`V ~11~E~S JUNE 2Qa5 PRP,PAkZEA latlR: Cascade Village MetrupUlilaa District 1000 South Frontage Rand West ~lai1, CQ 81657 EI~1C![`~~~R; t~ipine L-ngineering, inc. . ~ Q_Q l3ox 97 Eclwar~s, CO 81 b32 . (470) 42C~-3373 ~a Z • I. INTRODUCTION I .a ~~ :. The Cascade Village Metropolitan District {CVMD) is proposing improvements to two {2) existing bridges in Cascade Village, Vail, Colorado. The proposed improvements will be made to the Westhaven Drive bridge structure and the skier/pedestrian bridge south of Liftside Hotel. Each structure spans Gore Creek and are located in Section 12, Township 5 South, Range 82 West of the b:h Principal Meridian. II. DESZ+ON CRITERIA The U.S. Army Carps of Engineers HEC-RAS Version 3.1.3 computer program. was used to calculate water surface profiles for the existing and proposed conditions. The program was run for subcritical flows. The Army Corps of Engineers HEC-RAS {V3.1.3) '~ program was used in conjunction with the HEC-2 input data to plot profiles and cross- sections. Manning's "n" values of 0,04 and 0.08 were used for channel and ovcrbank calculations respectively. The hydraulic analysis for this study were based on unobstructed flow. Crass-sections for the study areas at the Westhaven bridge and the skier/ped bridge were provided. by Alpine Engineering, Inc. The h?orth American Vertical Datum of 1988 {NAVD) was used as the referenced vertical datum.. • ~'une 2005 CVMD Floodplain Study 1 f III. PROPOSED IMPROVEMENTS • 1. WESTI~AVEN BRIDGE 'The existing Westhaven bridge structure will be widened approximately 8' (feet) on the west side of the existing bridge to accommodate a pedestrian sidewalk. The proposed improvement will require a widening of the existing north abutment as well as the center bridge pier. A stone veneer will be added to the sidewalk of the existing bridge. Based on the current structural design, the north abutment will be extended ~• approxirraately 8' (feet) to the west. Installation of dais abutment will occur within the existing floodplain. The width of the south abutment will not change. A bearing seat will be installed south of the existing wingwall. The center bridge pier will be extended approximately $' (feet} to the west and 1 S" (inches) to the east. This work will occur within Gore Creek. 2. Skier/Pedestrian Bride ,` ,1 a .J 1 Proposed improvements to the existing skier/pedestrian bridge will include widening the bridge approximately 5' (feet) on the east and west sides of the bridge. The existing abutments will be widened approximately 5' (feet) and new wingwalls will be added. Per the current design, these permanent improvements will occur outside the existing floodplain. rune. 24~OS CVMD Floodplain Study ~ N. HYDRAULIC A.1`QALYSIS 1. Westhaven Drive Brfd~e The'Westhaven Drive bridge structure is located upstream of Buffeter Creek and downstream of Red Sandstone Creek. Fer the "Flood Insurance Study, Eagle County, Colorado, and Incorporated Areas," the 100 year peak discharge will be 2,62Q cfs (Table 1 -Summary of Discharges}, Further, the report indicates that the section immediately above the 'Vi~esthaven Drive (Section T(Figure 62P) has a cross sectional area and mean velocity of 251- 5F and 10.4 fps respectively. For purposes of our analysis, we have interpolated a flow of Q/100 = 2610.4 cfs. I Based an our analysis and the current structural design, we see no appreciable change in the water surface profile at the Westhaven Drive bridge. In order to effect the proposed improvements, construction activity will be required within the existing floodplain and Gore Creek, but the permanent additions to the Westhaven Drive bridge will have negligible effects. 2. Skier/Pedestrian Bride The proposed improvements to the skier/pedestrian bridge will require ~J construction activity within the existing floodplain and Gore Creels, but the permanent improvements will be located outside of the floodplain. .1 The improvements will have no appreciable unpaets to the floodplain. • • .~ _~ June 2005 CVMD Floodplain Study ~ I .J FLOOD • INSURI STUDY ,i :;i _., ~„ CEa EA~L~ C+~UNTY, C~LC~RAD+~, ACID IMC4RP(]RATED AREAS Community Community Name Number Av+~r~, TOWN OF oao3oa BASALT, TOWN OF 080052 f EAGLE, TOWN OF 080238 GYPSUAR, TOWN OF OSd295 ~ MINTURN, TOWN OF 080053 REDCLIFF, TOWN OF 480260 `v'AIL, TOWN OF 084Q54 EAGLE COtlNTY UNiNC`JFt°ORA T ED AREAS OA0051 ° ~DTiD~ his preliminary X18 reFx3r# ir~cl>.~~es only ra~.~sed Flc~;~ra' ~roiifes ark ~lOOr~way C1ata Yables. See ~NOtice #o flood Insurari~e S#udy Users" page fiiar addifionGl de#ails. i'° 1 ~lI~ ~D PRELFM>~~°al~tY ~r~}CHAE~. BAKER, JR„INC. AUG 2 8 2003 ~~ r~~}" '~~ ~, ~°ti~~~'~ -1'~~~~`~~~~~~ ~GCicf a~ Li~1`i~i c~. ~nCy ~an~~2lii~i i~ ~~-'+C~~n~y ~- ` ~ ~ ~~,~-~ ; n FLa4D INSURANCE'STUQY NU~~ISER ~~~~~,~ ~~. ~~~'~" 08037VOOOA r. Flooding Source and Study Reach ~' ~ "Table 1'. Summary of Discharges NC~RTI3 TRIBUTARIES I Bighorn Creek Near Mouth ! Black Dare Creek Near Mouth Booth Creek Near Mouth stash Creek At downstream corporate lirnits of the Town of BagIe ~ . ~ _...: Buffehr Creek Near Mouth Bogle River Dawnstzeaan ofZTS24lUS6 ~ Upstream of Gypsum Creek confluence ~' Upstream of Brush Creek confluence Downstream of 1'+2infurn Upstream of l~intlun l Downstream of confluence with Homestake Creek Dowz~ucam of confluence with Turkey Creek At USGS Gage N©. 530- . East Mill Creek/West. IVgill Creek Near 1~/,€outh •` ~ Fry~ingpan River r'~t Mouth Abpve~ Basalt . 1 At upstream lirrait of study 1 Gare Creek Near Mouth Upstream of Buffehr Creek Upstream of Red Sandstan Upstreazp, cafMiddle Greek Upstream of Spraddle Creek • LJpstrearu of Mill Creek ', Dowrns#ream of 1st Vail Course Bridge Upstream of Booth Creek .., Upstream of Pitkin Creek Upstream of Bighorn Creek i 1 Gypsum Creek At Confluence with Bogle River . ~ Middle Creek 1~'ear Mouth . 1 , l I Drainage Area _ Peak Discharges ~cfs) (Sq.Nfi.) IO-Year 50-Year lOQ-Year 500-Yea 4.S I8fl 250 280 340 20.7 440 590 -- 640 77fl 6.0 245 330 370 46fl ~~ I50 875 1,150 1,225 1,400 4.5 150 ~ 200 ,220 270 944 5,904 7,564 8,223 9,727 808 5,300 5,90fl .7,230 8,400 658 4,590 5,800 _ 6,260 7,250 260 1,925 2,55(7 2,800 3,40Q 245 1,900 2,500 2,7fl0 .3,300 152 I,32D I,750 1,950 2,280. P 02 I ,fl00 1,320 1,480 1,690 ~. 72 77fl I,030 i,13Q 1,330 7.2 200 280 300 370 298 2,250 3,300 3,950 7,154 290 2,200 3,230 3,850 7,000 253 2,000 2,950 3,500 6,350 102 1,990 2,490 2,650 2,930 90.5 1,950 2,420 2,524 2;880 77.1 1,790 2,170 2,310 2,510 58.8 1,50(7 1,990 2,I50 2,380 65.5 I,560 1,940 2,100 2,320 58.9 1,420 I,780 1,930 2,130 55.0 1,350 1,690 1,$40 2,030 48.0 1,230 1,530 1,674 1,850 40.3 1,080 1,350 I,470 1,640 35.7 990 1,240 1,350 1,500 104 1,450 1,775 I,950 2,150 5.9 ~ I10 I3Q 14f7 160 .. 21 EI-EVA?]ON [N f"EET {NAND BB} J N ' O O V ~ O t0 C~ • C+ 0 0 ,~J FEDERAL EMERGENCY MANAGEMENT AGENCY EAGLE COUNTY, CO AND INCORPORATED AREAS ..~ .~ m O O, G D O P O N ~ P P O O c o a O FLOOD PROFILES GORE CREEK a V N .t O ~ FF p F r~lj a ~ O W ~ a ~. a ~, w ~ Q w m ~ F " v. N 9 S ~ H H ,~ ~ ~ 9~ 4 UpN Pf a p pW V `~~ ~ ~W{ ~ ~ K '~ V J ~ ~ O m °,_°, H Pi N a x UUz~ F H t~ G U C 0 z a 8 0 M F V W O U O o 0 0 0 0 0 0 0 0 0 0 o c~ O o 0 0 r~ O o b o `~ o 0 0 0 C7 ~? q Q C3 0 O C3 O O Ci 0 ~ O f7 Q© C© C~ O O O O 00 N fT [+ Cs V'y vi OO oC7 N d OO ~. rte') u'Y V'1 'V .-+ !~ m -r h V'1 fa O ~+") T~ t"~ ~--~ cV O O o0 [T on CT T ~^ 'd` [V r*i ob v'7 V O [^~ f? r'7 TiD-•v1 N t*1 vt i~ 'oU CT T O N v+1 v"e C~ 00 O N M v] U' oft M ~t '•O a7 6C1 fT r-~ r n r n~ ~- o0 oa o0 00 0o w rn o, rn rn o: rn o 0 0 0 0 0 0 :- r- r= r~ r n r" r~ ti r= r r- ~ r- ~ t~ c-. t~ t4 0o ao ao ofi ao cq roc oft N Q~ N O '11 'vl oq 00 N f7 00 ~ r1 +n v'1 zt •-• R o7 ~-. vi v1 t O ~ [~ c~i .-. f~! GT C7 oL) of ~ of1 fT f'~ ~D <1 ~+ SV t+`i 00 v'y V' p R O N oC1 v°i N Kf v7 S~ 00 CA CT C7 N f*1 ~+') I`, 00 O N ~'"1 u ; qtr 9^/ -~ M ~ ~D ao a7 p+ P P 'L' C'a N [^~ t+ n0 00 flC o0 oCi of9 CT O` ~ ~ Q~ CT O O O O O ~O O [~ A S'~ l~ t~ ['~ [~ [^~ f~ !'~ l^~ l~ t~ l~ [^- ['~ I^- P- tti de efi ap _, .aq .,oc oo C4 00 fV CT [+ O Vl y'1 of) oO N f7 04 ~ s*1 Y7 v7 sr •~• [~ , ofl -» vl v`1 '[t O ~1 ~ E+'i r N O O oo CT oo ~ ~ ~ ^@' ,-• N r*1 T GC v'1 ~ C7 N O fnl op v1 N t*'1 v'1 ~ PO f7+ ~ © N '"'f h [~ 4D O N 4~1 v'1 ~D o0 r+3 '~f ~U Da oft CT ['~ C°~ Ta ["~ h C ~ ~ 8B AR d@ 8B 49 58 F3~ ~ 9\ fT~ 91 4~ C~ C3 Q C] O C> O t^ [~ S'- S~ t'^~ h t+ t+ t~ t4 P [~ t~ ~ [~ ~-^ [~ t'4 ~ oa cp ao 00 00 0o a[i 00 ~ ~ [~ '~3' 00 ~ ~G od Fi. b3 ~ 01 b fh ~ O d' O ~ CT. .Mr. ~. ~' ~ ~ © O ct 1~ O ~' d ['~ ~ O v'~ ..-.. ~ .-~ N <T '4' Q~ ^~ oo O +P7 'C O -~ N W 40 W -~ an .--. O ob O I~ O 01 [~ +n r'S ~Y' vl l~ O N vl ~6 ['1 M N N tr7 V'1 S+1 N~ ~f~'f Da **1 N N V' N N N Y1 N N N N e'rY N fr'S N ~ ~ Vim' ~ Q ~~0 C~~ o~G ~ N p 7 O oNO 4Q Chi ~ ~ r R ,,©.,~ ~ ~ 4 ~ ~ N V' vi t~ oo O oo [~ 'O N M --~ ~ ^~ c7 *17 ~ W OMi o~0 4 r~i ry vii o0 o ro Ch O vs is ~ O Oti b ~ [T t~ o0 .-+ oa [ (' : I~ C~_ V ~ O_ oo G Ol °O ~? Q ''~i O cC oa r't o0 00 00 l ` ~ ~ .-.~ N r*7 V ~ ~ i'~ t`~ CT CT O •° M f"l Vl v1 'rJ 00 CT O O •--~ N rill ~L L'~ ~. i V i 0 1 I I t Y' r_ II d >-- 4 r~ i~ LL LL G LL~+y //LL v U LLI Q ~' w ~ 'd ~ ~ [~ 2 W ~ ~ ~-" Q ~ a ~vo ~ W W ~~a ~aZ ~~ J LL TABLE 2 . Qm~~ ~~~ ~ ~ Fafla ~ ~ `. !af~ i~l~~oi r.. ~ ~ ~ n rr o n ca i t d b ' -' ., m to C to tf 7 r 7 i7 p N v rn ~ rn n co c p n n m u ~ _ d' N N r •~ O 4r ' N ~ a .~ '~ tp LV S'} C a J Lr7 N O f• , v d I ai v ca v v i ~ N a I ` r7 u~ n :*~ o ro v t~ r7 r 3 o ~ . . ~ .. O! , ~'1 N r7 r7 N N N r) r ~~ ® ~ Ntp G Q> 7 eei O N a ~ i L? us h~ - - . { N O a7 5ri o ~ 0 tT n !.` ~ m ~:: `7. ~~ r ~ F7 SD n n m r7 ~ 1C3 C a ' o o ~ °ua ~ v v ~ ui°i n ~ ° ' _ _ o ~ ~ -~ O O p 0 0 O O O O C ~ _` I ~ p O d C7 O O p O p C ~ ~ O ~ 517 1'~ r c[I p ii] O ii: y- as '7 ~ cD V Q~ m rT ~ d ~ fD 1n IS) C`7 N O 6] Qi ~ ~: '- ~ - '~ : O a7 d O G p iO a U 7 Q p O p 0 1 .~ l1J i ::; .. a c a a7 +p m m m ... ~ ~ QD ' d N n lCT N •cf m 5*'i n a7 co m g t ca c ~ ~. I~ ~ ~ ~i % O 47 O O' O ~ a7 Gb 'd a6 d a7 Lp7 0 O W ~. i C~ W~ S n u17 d~ 'C 4" _' e7 r7 ~ n to rn cfl c0 a ~ n co m ~ m V ~` RS r O O: i CC SD L U7 °.. ~ z0 ii7 GO 577 ai 4 cC7 a7 q a7 ~ 1 t Gf o - 0 0 0 0 O d © O d d ~ a ~,:s cp r r• na co rn r N ~ n o ~ o m ai r; cri uS c cv . qi. C "" ~ q a7 CO FO d ~ Gti d a0 a0 ~ -_ ~ 45, 0 0 G O p m O p 0 O 4 > *7 4 Sf V V Ol ~ 4 S 4f 4 I ~ tc ~ ~ ~ O ' O O 0 0 ~ 0~ O O O O ~ a :.'~-~~ m ~ ca en co ea m ca ca ra sa tp rrY ,~~ N N 1 N N N N N N N N ~ ~- ..., i ~ .: y N~ ~ I ~ ~ ~ ~ s ~ I I .~ ;w. v o ~ I a ~i ~~~ ~ r-F ~ ` ( J IL LL ~~ LL lL f Il:~ L' L L i. LL. ' j } , ~y d I CL 0.: d 2,-II a1 CL 1 [i :L- J {S ^~ ~° ~ :z ~ I ~ i qq ~ ~ ' ~ . ~ I 1 > ~ m ~ ~ ` - . ~ ~ > ~ A fS ' Q ~ zrs t ~ 1 ~ L _ ~ ~ 5 ~ - ~ ~ ~~ {, r1 ; tv Csi Q N m Q+ N f7v N m N QI N p5 I N {7] l~}i L~ d 95. m :'JI tc ~ I m CO rS! m @ d 07 Cl l CO C5 ! Cl Q' ~ . . " C ~..C C CI C C C ~ .C ~ ~ N (b .C N l L fv 6' tv i ~ ~ N t N N ~ N [Il .C Q5 b . ~ fU 6J ~ v di~ ~~ 9 l~ fC . iLL S' ~ . L7 W ~ N ui u7~ i V} 4R -~' III i. 7 :. ~ i s ~... ~ ! Y ? ~ ~ " ~ ~ ~. ~} _ .,.. a ! r T" ~ ~ ~ ~ i U_ LL ~ U,. ~ C U3 QI i d d i [L ~ ~y Ci ~~ {~} U7. ~ •e ~ C ~7S O y7 r V' CL '- 6 . c ~ o ~ U N (4 U 90 O O Ll (~} uoE}anaE3 O t+ •i O fL7 O ~L5 f7 b' d .~ O N O • ~ d a o ~s m ; S9 cn c -~ w ~ ~^ m 0 0 0 Q O LD C U7 0 4 a N 0 .Q ~ ~ r ~ y ~ mad ~•X m ~ {~} ~ ~ G J ~ ~ i U ~ ~ m O O 0 N O _r CD N O C [6 d ~ C C .o (G i> 4 ~ fIJ V' O III u c~ ~C m r~ I ...I p O O as °m ~ ~ I ~}~~ L141}QA@~~ a.. ~ .. ,_~ 0 0 0 O • b '.d7 U7 O -~ cv V O b •i Ic '~ u_ ~~ ~.. , c rn ~ [L ~ ;a .O~,c m J : C9 W co ~ CJ = ~U' ~ O ~S7 O O Cat d (_D {y O C f6 a v . ~ O (ST U ~ ~ UJ V 0.1 m f0 [6 O ~, r q O 07 ca C O U] O V O N O C 4 O W T ~ ~ ~ ~ ~ i N O ~ O +r O d O O C3 Q CQ W W ~ (~} uo~lenaf~ ~ _ 4, r £ lL 4L ~ f_41 C G3 ~ ~ YZ i1. d D7 ~ ~ d ~ [~ ~ ~ w r~ u7 O O {'V O r s (D Oi N '~, O ~ G b c4 E ~ a C ~ d. Sly O ~ p v c ~ .o ~ U ~ ~l Q~ U CfS U 00 0 ,: m 0 m {~) u^i;ena~~ r 0 oC ~ C r o N • • ~ r ~r a rV C kL ~ d LL ~ ~ LL _ fL C {n o rx m `a r,7 uJ u7 ~ ~ i U C) m ~,_ w 0 0 c7 Q CV r i ~ d C f6 C I~ U7 C77 C6 N b f6 U N iR U C ~ C ,4 O Sb fl] 6 N Q _ ~ tV O .. ~ ~ O m ~}~~ L104~PAa}~~ 4 O W O O Q C~V O CD N O C t6 fl C f6 a. CS Q) CO .~' Q7 "C3 {~ U t~ ~ ~ ~r ~ ~ r .G Y9 C R !.l d LL, ILL.. Q Ci G (n Q• s r ~ (~ t C~ C ~ J i W ~ (1 ID O ~~ a '~ ' '- I ll 'I O - ~ ~ i~ ~ 1 = ~ _.':r f 6'• 1 - ,~ 1 ~ y Q ~ i ® (D cf (1j ~ r ~ ~ ~ ~ (;}) uoi;ene~~ • 0 ,i m %~ r s 0 i ~ ,,~ ~ ... { O 'V Q N 0 ~ ~ ~ Q d7 CO G7 O O cat 1 r' Q N ~ O m C ~... ~ D d ~ ~a C ~ ~ ~ ~ a C O ~ { C7 C77 ~ ~ ~ ~6 LB U ~II U 'C7 ~ Z7 ~ c' u LL i LL ~ cn IL ~ = CL p ! Y C 0 m C7 O C 0 ~© C Q m u7 (}~J uoi~ena~~ c' w ~ ~ rn ;a 4 a~Y ~ W ~ ~ m 0 O O N O r CD tV C _~ p` C C ~ ~ U a _ro j °• a~ a~ v ~s tJ O G] (Q O p 60 W 4 a 0 a d i G O Q v b N d i ~ ~ ~ ~ '7 N O r- r G7 C7 O W dq DO (u) uor~ena13 i ~ ~ ~ ~ ~ d C7 N id ©~~ ~ ~~ ~ v ~ m o rr 0 N O w Cf3 N O f9 iL °p C ~ .~ ~ u N tld cC U y CO 0 a3 0 a 6 ~ ~+ v) 0 V fl N a Q Q7 d Q e - !47 tt? tC f^I N P _b b ~ C? O ~ C7 O CO W W m fY1 R) ~ 4}}7 UOI~Pl19i~ LLB ~ I C~ r G r _~ C G O ~ U N C'a N N U RS U d O SV O OCl I C LL LL ~ LL, C G7 . {~ U7 ! C7 C ..r ; ~ ~ r V .- 0 N O 4 O y c _~ O cp 0 O N A O 4 d' • • • ~ ~ ~ ~ ~ ~ CV r r C o d 4 ~ fi7 W ~ (}}) uapena~~ ~ ~ r i r ti ~ C i LL L4, f LL G C9 ~s y';U ETC d~C .,lid ~ (~ ~~ m G7 Q Q Q N r N O a o c o ~ U Q O 47 C7? fT3 } fl} {~ C.5 !!') S~ O i N N O W Ca CV Q O r O CQ o ~ i0 ~ .~ O V 6 [al b a Cy O R] [D Q N N ~ ^r" ~- m ~ ~ ~ ~ {}~y UOI}EA3~3 r ~ r b w ~ 4 a i . ~ ~ I ' o w ~ ~ -~ j ~ U O 0 N O r CSa N Q C (S3 C 'O S4 [£1 C N } [4 t m ~ m _~ 7 ~ fU ~ ~ U cts m U `a N ~ m U ~ a ~ w (}j) u0~}2na~~ 0 U C [~S1 ~_ N L U c • 1 ,, ~ O m 4 1~ t O H ~ I C.~ p7 O SO a o c~ o 0 0 ~o I c o ci x m b~. L ...: O € ~ ~ ~ ~ ~ ~ ~ r ! . - N G '~ 6'i r A? ~ ' 40 cfi O U] ~ ~ S•9 m N aD ~ ~ v rn t .- ~ n m cc n n m an -~ I ~ ~ ~ '=S I rn A N A G'a N 7 W _ ~ ; cn I N t~ tf3 O f+7 u7 N O A ~ '. .y m' Cp f~ N O t7 V I'~ ~ C*I i J h ¢ ~ o ~ ,~ ` m i CF7 N m m N N N f7 N ~ . ~ ~ m O N t y ' _ - aq N c0 ~ O N ~~ i . C ~ U .I - . ~ -~ N : N O~ rD rn r C7 D 4r N ~ .._v ;: ~ N ~'] lf] ~ N o] N m ~f) O ~ m ry ~ m M ~ _ m ti ~ X27 '~ ~ to V'] v [D rn N ` p 0 0 C'] tD (D 4 Q W N L7 J O o G 4 Q a 0 O O O O G C] i ~ . ."_. 0 0 0 a d a s G I b O ~ T ~~ cn m to ~ ~ ~ ~~ > ~ ~ ~ ~ r r ~ ~ m ~ ~ o c3i ~o +n u'i m N o ci cC lJ --~ N ~- O 4 . ~ O O O O O d 4 0 o O W ,, t I ~. tD m ® m 9 m m [~ cD ~ ~ ~ ~~ ~ ) - R ~ O N tf] ~ lf7 ~ 7 GO m 1~ G) N ~ (CJ f0 ~ ; j~ ~ ~ ~ f ~d Q a s o ~ ,o © o ... ~ .J , W d m eD ~ CO : eb 1 4 9' p ~ o•a v m ~ l u; ~~ ~ ~~ ~ t W ~ :'D ~ C'] ~ N 47 i Q . A f0 ~ m ai;A~v ~ m o rn m a L L7, ' t0' aJ oD ~ c0 b Ct ~ ~~~P rn ~ ~ i ~ I l O O ® O A d P~ ~ Q 7 r m O N O m G 1~ O O 0. ~ LiJ ' ~ N P ~ C + + ~ O ~~ q t- ~ tfi ~ N f Y ~ D O d d ® o Cdi © 0 0 N . ~, , ~ v Q [A (A W GO Q) ; Cf7 W Sd ~ m -p ~ ~ .- { C d P CJ 0 4 ® G7 4 a p 0 0 ~ tp . `cT O 'G O 'ff' O tiT O V O OI ~'~- V O R O d" 47 '~ 47 Q a ~•~ . O. ~+ I <- . P CQ fO La LC7 _ P _ 4'~ CA In IO ~ ~ ~ N t N N N N N N N N N 5; ~. ,.~~ ~ a 1 '~ ~ ~ ~ )' _ ~ ~ ~ . ~ ~ a ~ ~ ~ ~ o . _ m ~ ~' ~ 1 r- a a ~ I a c') a r ~ 2 ~. ~ ~4~ ~ ~ y ~ ~ ` ~~~ ~~ ~ ~ :J ~ y~ F 1 A ~ ~ , i 1 3 1` i C O~ I ~ L t ..: ~ Jll lJ~ C ~ i ( ` l~ S 1 ~ i.. '. :: 1~ Q tr ~ + m N f m QS 9 91 ~ n.Y ° G± m Gl N- o~ rn rn "v P~ m m a l rn rn ~ Y ~ c c c c c ' c G _ y ~7 nr mi a ~ ay U+ d d U 4! m ., i ' y at r I m m n gy m. c~ c' i r' , t9' ,, L' .C ~ ~! L ~ i t: . ar .C n m w .C _. ~-. ~ i v fy ~ ~ - u~ r, I ns v w ~ a ill I ~ tU as m ~ l ut a~ v m u. as ¢7~ .._~ .a e 'i~ Y ~ €~ ,~, ~ c u3 ~ ; tL d ~ ~"- a • ~c c ~ -~ ~ uJ ~ ~ ~ CS ~ m co 0 ~t s O CV O r N Q Q r o t4 c ,o U a a a a~ tts 7 m m t~ Rs U' w 0 O O W ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ N 00 ~ ~ ~ (~} uoi~ena{~ • 0 n a cp 0 ~~ O C4 iA a a ro 0 o Q O i • i r ~ . ' i {~ I~ r ~ ~. ~ C LL LL C fn ~ ~ d d Q * C a C7 ~ -~ w ~ ~ m 0 m 0 e Q .~ O t3' 0 N O ~ LL L.L ~ L:L C U] c u~ ~f W ~ 1U ~ R7 CL7 O u7 d O N O r N O ~ ~C3 ~ ~ fII ,~ ~ O E c m _~ ~. H O d ~ Q d .O ~ U ~ N ~ ~ Q .~ (a N (U U 0 0 r O d _~ C8 (!) O C 0 N Ci W ~ ~, ~ ~°1 b e? SdS [f "" O O 6 Oro O C7 O ~ W o9 [A pW 4; (u) uoiAena~~ • ~~ 1 LL~ C~ d N O N 0 C _~ d c ca C2 L 4 TJ CP] U y ffl (.) _ _ i _ ~ c u_ ~ iu. ~ in ~ ?d d{~ awC Jj 11 ~ L ~1 ~ . J -- ~: ~}~~ II OI~EnBj~ O ~~ f' ~ 0 _~ ~~ ~N O ~_ C Q .~ .d r r ~ r Z7 ~ ur u_ j U_ C S!] ~ i Il. ~ } LL p i ~c ~ ~ ~ I~ L9 m i 0 ~r ~J L~ ~ r, ., 0 u7 4 D N 1 d T (p ro c ~ O U 41 (f~ Q d fl.. a5 N C7 QS {J CC} O Y~ t O [3 0 0.i O C m _N U7 4 ~' 4~ N 4 ~ ~ ~ ~ ~ ~ tD Iti 'a SrJ N d c-~ r m C4 W ~ opp fA [O {}~f UOIjEA2I~ --~ '~ .., . _~ J~ f ~~ v :~ ~...! ~ f ,J 0 0 0 c ro c ~ (LS C U CC 0 Q CV U G7 Sl3 (} ~ ~ !~ v ~ c i ~ ~ i u, c .~ ~ a ~d o•~ cn ~, c -~+ : u.y ~ i U ~ m {~) uoi;ena~3 0 r Q ~a O CD ra O N O C3 Q C O (/) ~ 00 LA C N N r r r-- ~ ~ m ~ ~! O~~ ~ r '' ~ _ LL. U_ ~: l.L C U7 ~ 8.. d _d ois m :C7 cn' = c $ uJ ~ U ~ ID C] It O O CS t0 Ct1 d C i6 C ~ ~ C O [fJ ~ L7. ~ a. Q} 0I (ti U N U d 0 N N C> W (}}) uoEaenai~ 0 N r C C1 O m O ~ ti] O 16 O 0 N d O r O W a c r =r eL LL j tt v ~ ~ to ~ d 0. ~ d ~ ~~ c m J ! L7 : til ~ ? ~ V ~ m ~~ ~~ C T6 c Q.. a 0 a v ~ GS (~ 7 U V] i~5 ca b u? cv 0 a] {}~~ 1J41~~Aa~~ :. I . ~ 0 r° a .~ O 4 C a .~ t(7 O N O .--~ Cf~ [~J I ~ C tjl a ~ ~ R3 ~ a m a ~ O C9 a ~ a~ ~ R3 ~ ~ U ~ ~r ~ a c4 ~ U rh ff I N Q T ~ r 'o ~ ~ 0. d 5 Gl q~ r O J '~~ ? ~ ~ 111 ? ~5 ~1 t i O N O CA O O a 7 a w U C f9 H o ~, c ro L c.l c~ `m ~ I •I •i '-~ P O O O O O fL m ~ ~ (}}) uoi}~naE~ F!\2C7`_~,,'0~'1E. - Cascade l'ill~ge`.,cro+vingc\_">B1NY.5_~Wn'a° ~7E 84dC~GE~.drg, 5/'e/2~~:~ 1~4e~'•2 PM ~~~~8 io mss a~ ~g~~~ m~ a~~ ~$~~ ~vg~~ O ~ n ~~I~ M - .~ 9 m' ~ as om pm as ~m i 7C ~m o~ mm ~~ RI ~ i `~-~`--~ ~_---R~ 4~ ~o s ~ \~~~ ~,f ~~~\~ ~: '~~\~? ~~, _ - ~~ ` \ ` ~ 1 ,~ '~h ~0'+t` ~ ,'~ ~ r; ~~ a o ~ 3p f -~~~ ~.,~ -- ~. _ ~F ~y ~ /CS~ S§~¢a~ n 4~ z f^ x =] A R E 'T_ +eM ~ ~ ~ [ 74 ~ , z ~~ ~E P ~ ~ u~ r~ E~f° IFSJ w 1 iELR1 ~t t;M..Sr`~ Z XLnY 1ufLL F: ~iST oft w~5 n. ~ ~ T a e m I r. w .• oc ortnm e w e , J wrt away an~~ ~ ~~ e.o,~.o, ,r.~.~.. 87E p'!xw ~C ~ ~{ {'3CI i t y 2n, a a -T1 ~ ~ tt ~ ~ d°~s~ ~, ~ ~ ~ ~ ~ ~~f~ t~ ~ ~~•~ ~ ~ ~ ~ M ] CF E 4 ~ T c c t'FF Z ~ ~ c SS s~ ~~ a~~! ~ i{ R•ifZ E lE/ "~ pq¢ ~ • G L ;fig F 1~; ~ e ~ ' ~ ~ s~ C a ~ I { e ~O318te$ ~^ Ilf ~ee e ~ ~ r G ~ '~ m ~~ ~~~_~" ~~ o ~q ~~ ~OGs©*g~Gii~9 ~ m n s g,stii~~i~z '.~~ ~~~ a ~~b\. ~~ \ ~"~ ~.` ~~~ .~ .\~ ,, ~~ \\ 1`` ti~ E ti~ `\ \ t~ ~' ~ \ 4~ ~~ ti~ h. \ , ~ \ ~~' ~ \ \ !e nsr3ui~r suaver ~LP1 NEE CASCADE VILLAGE M;=Tf30POLJTAN v~aee+«..T ~"" SK1ER BRIDGE IMPRGVEMEI~fB ~ -.. ~,~ cau+r*r. ca~oF+~ ENGINEERING INC 6aoK _ PeCE ~~. ~~.., ..=.r-z...e-,see, _ ..r w-~i ~ ....~..~, . i='\ZC7`.,g(}5"~E - ~~o;cade l'illage`.,dro•~•ir~gt\SE1NY~_~Z+tSC/~~E B~IC~G£.d,g• 7/"~/1'w'~` 7 `- ~~ PId =~~s., ~~ ov~~d ~sg~ <g~o W [~~ ~~- c°! ~~ ~- ~~ ~ o~ .~ ~ !~ iit m. iF~G~ = LL `~~ ~; {x~6• ~ St:€ ~~~~ t~F~ a*~G r dtgf !97 ~~~~ 9 ^~ tC C BS E ~~~! €~~ ~ e x~F~°~~ C ga ~ ~~ ~, 9 ~4 !! ~~ E ~ R. Q~ e~~~ e '4~~~ ~~~da ~ ~~ .~ ~ ~~ aQ i e 0~ `~i ~\~ ~ ~ _ -~!~ ~_ _ F - Y ~ryp91 ,,, \ ~ h z ~ ~4 - e i Gf#tE Z 9 CRf ~ \: k O ~ 'P,~ \\ %p 00 ~ o ~. m ~ n O ~& 8~ ~ ~t..J+ ~ Q~ k ~~ © ° D I ~ e m O !! 8m o• ~g g Etc ~ , ~~ c ~i= ~~; ~ ~ $ r ~ ~ o ^ ~ p ~ { m E ~ ~ .. 0~ ~ ~ fm ' ~ ~ s ' f ~O OE°~ dciM90~~~4~9 ~ m 9 E C E, ! i k. ~ '. ~ ~ n 6 ~ F~o~~S ~ ~ ~ ~ ~ ' ~ ' ~ ~ ~ = P ~~ ~ O m N ,m scan eoa ~.m Piew er; mtt ..c[ oo.. I {aET Wen ems ~~ m.rt~ssu~asnm~»I +m~wmme~ ~ ~..~.Ya..~a®~.....d.Y 4 ~- d e ASBUILT 3UFNEY '~~~E CASCADE VILLAGE M~ i rs~,.rr ©LITAh! DISTRICT ~ ~ w~sn-IAVEr~ oalvE eRlo©E IMPRVVE~ENTS ~ EACH[ ceur+*'+'. oa--.-. W - •=Ni,€NEERINu INC BeJOK PAGE _ IICCI^PTYd~ No. ~~~.. ,x_.v . •i -J HUH Uri-~UUU W~.ll 1 U ~ ~Z RC! LUNCU, 1 NC FAX NOt 3U36~U93U l P. 02 i .~` z ti~ ~~ ~~ _.~ i J ..J Civil, Stn,esuraG Tran6portas{on d En.'ironmortcal Lnnsuising Sfn~m 1962 ProJGCt; crfW ['it~'"~ 1~y~1~fer~ .fnb No.: y~ ~ lr.~.' /'.r, ,r1~Do.vr~L~' Date: ~/7/S" Ch~ckui by: G'ata: I~ aubjcct; k'JSS,~~rt/ P~'• ,(~/~~!~ 5hect No_ I i :i ~! i 1 ~s t I 1 I ' i' ,~ £'/r ~ 9/~ ~ ~ ~ ® ~; ', ~ '~ '~ ~~.`~~ ~~~~ I~ ~~ ~~ - V (i ~~ ~------_ .~, .. _.~-.. x, 4 . _~ , ~ 4. _~... ~"' '~./ d h ~' ~ ~ '~ ~~~ 4r1 q`-~ ~ ~ ~ 4 ~ ~ ~. ~: ~ ~ q h Q ~, ~' Dcnver Rf~ice 7'~QQ F~roadway, Suitt 8CJ0 Denvcr, Colorado ~D29f? (3L~~) 62D-4D98 ~N( (~a3) 62Q-9~S7 ti\ ~~ V ~ ~ ~ ~ ~~~~ ~~~ ~~ WQ ~~~~ ..~ ~~w~ ~~ a ~ ~ J 1 ' ~ ~ ~ G i o3s 1 1 1 ti ~~ x~ ~~'{ V ~• ~~ , \r ,, .,~ yy~` n ~unH°° ~o mo~ H4~" Diva ihl~i';f~!;~~~~ •i C ~ i~ li ~y - ~- \\-~. ~ ~~ Attaohrrosnt G MEMORANDUM From: Jim Eussen -Environmental Consultant To: Steve Banks Date: May 2C~, 2a05 Project: Cascade Village Metropolitan District Capital Improvements Subject: Bridge Improvements -Wetlands Study On May 4, 2005 I made site visits to both the Westhaven Drive Bridge and the SkierJPedestrian Bridge, located approximately '/a mile upstream from the Westhaven Bridge (See attached location plans). This site visit was conducted jointly with Steven Sanks from LONCO, Inc- the prime consultant on the project. The purpose of the site visit was to review the areas adjacent to each bridge to determine if any wetlands were present. The results of the wetlands survey will be used to support the US Army Corps of Engineers Section 404 Permit application and for other submittals tta government authorities. My inspection of the Westhaven Bridge site revealed that there were no wetlands present in the vicinity of this bridge. My inspection of the SkierJPedestrian Bridge site revealed an area of wetlands on the nat'thern bank of Gore Creek, centered about 40 feet west of the bridge and well beyond the limits of any proposed improvements. I delineated this area of wetlands and it was Surveyed and is depicted an the attached sketch. The closest this area of wetlands tames to the existing bridge is approximately 25 feet. Based on the proposed improvements, no wetlands will be impacted. However, proposed activities will occur within the linuts of Gore Creek, which are Waters of the U.S., and will require prior acyuisitian of a Section 404 permit. Attachttienis: Site Location Plans (2) Wetlands neap near the SkierJPedestrian Bridge • F:120051I'OS l 16 - C'asca~ie Villa~clecanespondencelRanks052bO5m.doe !~ ~~ I r, 1 - .~,^`4 ~ ~r ~~ J ;-~ ~. _... . _...~ ~~,; ~_ - f, ~ .. r,: a-= T .; ~ - ~/ '~ NVSv b' - e" 'tf T~ ~~ ~ _ ~~. 9 _ , , ~. ` '; 1 N ~i c,'a.~ /` ,! ~, -,~ ~ . j t ~i' __ PATH y~~DTH -, { ; .~ ,,. , . , , ~ r ~ ~ ;_~ ~~ , r . .i~•Y" r r !~ , ~; `: ;` f~ f or.S'i 7' J' ~~~ j f ,• i . ~r ~ ~ i' ~~ ,' ,~ t L~ ;' ~ ~_° r~-, /~ :~; f ~` ,,- ~` ~~ r ;~ ~t~ f ,~ ~ , L1M{TS OF ~ 0~ YEAF ,fi, ~~~ ~' ;~ ~ - ,. l _ ~n f~ f ~_ / ~ l1^ - - I . ~ /~ i i ` ~' { C~ t~ ~ P t C3~.? .. Attachment: H June 1 x.005 Dear Bill, Attached please find the letter I e-mailed to Tom Kassmel to be included. in the materials for The ~'esthaven Bridge lmprovement Application. He suggested that I also deliver you a copy for your consideration. Don MacLachlan and the council members also have copies. Thank you, F Eileen Miller eileenm c~,vail.net • ,. • 1415 Westhaven Drive Vail, C4 81657 May ~7,2ao5 Tom Kassmel, Town Engineer Town of Vail 13x9 Elkhorn Drive Vail, CD 81657 Dear Tom, We are writing to express our serious concerns regarding the possibility of the addition of a pedestrian lane to the south side of the bridge on Westhaven Drive over Gore Creek. We believe that the new pedestrian lane should be installed on the north, side of the bridge for both safety and aesthetic reasons. We live fulltime at 1415N Westhaven Drive, which is the first ]louse on the south as you cross the bridge entering GlenLyon subdivision. It is our observation that, far bath safety and aesthetic reasans, the pedestrian walkwav will be most effective if placed on the narth side of the bride, the side on which the Coldstream and Park Meadows Condominiums are located. • • SAFETY CONCERNS: Living on the stream and immediately at the bridge, fulltime, has afforded us the opportunity, unlike anyone else, to watch pedestrians on a regular basis as they travel to and froze both Coldstream and Park Meadows. Their scattered traffic patterns Dave always been a safety concern from our vantage point. Frankly, we are amazed that a serious personal injury has not occurred since very few vehicles travel at the 25mph speed limit along a road with limited vision. In the summertime, many small children, walking, or on scooters, etc, often accompany groups with baby strollers and/or dogs, etc. In the wintertime, skiers carrying equipment emerge from both Coldstream and Park Meadows in large groups on their way to Chairlift 20. These groups generally scatter all over the street looking for direction to the Gore Valley Trail. This presents a real passibility of personal injury as fast moving cars and trucks unexpectedly encounter such groups. LOGICAL SOLUTIQN: Keeping the pedestrian flaw on the north side of the street where tl~e pedestrians originate would be the safer choice. Installation of a short sidewalk outside the entrance to Coldstream leading to a pedestrian walkway across the bridge would concentrate people an the earth and out of the middle of the street. Groups visually seek direction across tl~e bridge, so such an arrangement would keep them from fanning out all over the street, as we see now. A painted crosswalk on the street at the northeastern end of the bridge could then lead them over to Gare Valley Trail and on their way. Placing the new walkway on the south would continue to encourage pedestrians from Coldstream and Park Meadows to spread randomly around on the street as they seek a way across the bridge. AESTHETIC CONCERNS • Other than the safety issue, which is undoubtedly the most important, we, as permanent, fulltime homeowners know that placing t1~e pedestrian lane on the north will more fully protect the beauty of our property. We are proud to call Vail our fulltime home and have worked diligently to maintain our grounds far our benefit as well as for that of our neighbors and visitors. At this point, as we have outlined in the section above on SAFETY CONCERNS, pedestrians from Park Meadows and Coldstream generally walk in groups down the middle of the street. If the new pedestrian walkway is installed on the south, these same groups will practically be led directly into our yard. Placing the new walkway on the north will not infringe on any private homeowner's private property as it will impact pus on the south. Placing the new pedestrian walkway an the north side of the bridge will protect both the pedestrians and our property.. CONCLUSION In making your decision whether to place the bridge walkway on the north or the south, please eonsider tl~e safety issues we have pointed out as well as the aesthetic ones. We know that improvements such as this walkway require much study. We know that the well-being of the stream, trees and boulders, as well as utility placement and land lines are considerations, but placing the new pedestrian Iane on the north side of the bridge is clearly the better choice for the well-being of the locals and the visitors to this area. '`'Ve wIl appreciate your supportl Sincerely, ~ ~~~ Eileen and Gary Mil er, June, Za05 • F • STEVENSDN ONE NE LAGOON ISLAND CQURT S~WALL' S POINT FL4RI'~A 3499b Telephone 772-287-9995 Fax 772-287-999b Email ellynsmailC~cs.com June 2, 20Q5 Tom ICassmel, Town Engineer 13(19 Elkhorn Drive Vai I, CO 81.657 Dear Mr. Kassmel, We are writing to express our concern regarding the location of the proposed pedestrian lane on the Westhaven Drive Bridge. We have a home at the top of Westhaven Circle and find that the foot traffic emerging from Coldstream and Park Meadows spreads out in all directions and at all points across the road, making it a dangerous area for pedestrians and drivers alike. Any project that will keep pedestrians out of the middle of the road is a good one, however, i# seems that keeping all the traffic on the north side of the road until the bridge has been crossed would decrease the likelihood of an accident. The north side of the road would also make sense far a sidewalk all the way from Greenhill to the parking structure, avoiding pedestrians crossing in front of traffic emerging from both of the Westhaven Circle intersections. We request that our comments be considered and submitted with any applications for this project. Thank you. Ray and Ellyn Stevenson 1230 Westhaven Circle cc. Bi Il Gibson • t- • ~ Bill Gibson Sidewalk an Westhaven Bridge .. _.__ ... _~.p._~.~ ~.._ _ Pa e 1 ~. ~.. .~:. w.~ g~l Mr. Tam t{assmel, Vail Town Bngineer Dear N1r. Kassmel: My wife and I own a house in Glen Lyan at 1 i 50 Westhaven Lane and were recently advised thak the Town is considering installing a pedestrian pathway on the bridge on the east side of the bridge rather than on the west side directly adjacent to the Cold Stream condominiums. It seems to us that most pedestrian traffic during the ski season will be coming from the Cold Steam candominiums since that is where the bulk of the density on the north side of the bridge is located. It makes no sense to us to have the pathway on the east side of the bridge rather than on the west side. We have to drive over the bridge to get to Westhaven Lane and to have skiers crossing the road after they cross the 'bridge seems to be a safety risk. Further it may encourage Cold Stream pedestrians to walk on the side of the road adjacent to Cold Stream rather than using the pedestrian pathway thereby defeating the purpose of the pathway, Since we can think of no taenefit to having the pedestrian bridge on the opposite side of the street, it seems to us that the Town should locate the pathway directly adjacent to Cold Stream. 1 would appreciate your advice as to what you intend to recommend to the Town on this matter and why. Thank you for your consideration. Sincerely Robert Rosen Robert J. Rosen Greyhawke Capital Advisors Lt.C 340 Pemberwick Road 1st Floor Greenwich, CT 08831 Direct Phone: (203)413-0366 Fax: (203)2$6-1571 • • • ~ F y Attachment: 1 • THIS ITEM MAY AFFECT YQUR PR(7PERTY PUBLIC NOT]CE M~~ 1} T'(?~'N OF YAIL ~ NaT1GE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail wilt hold a public hearing in accordance with sectir~n 12-3-6, Vail Town Code, on .tune 27, 2005, at 2:00 prn, in the Town of Vail Municipal Building, in consideration of: A request for a final review of an amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Tawn Gode, to allow far an amendment to an existing platted building envelope, located of 7463 Aspen Grove LanelLot 86, Lion's Ridgy Filing 4, and setting Earth details in regard thereto. Applicant: Robert and Kristine Selby, represented by Jahn Martin Architect, LLC Planner: Bill Gibson A request for final review of a flaadplain modification, pursuant to Chapter 14-6, Grading Standards, Vail Town Code, to allow for the bridge reconstruction, located at the Westhaven Drive Bridge and Pedestrian/Skier Bridge (a more complete description is available at the Department of Community Development offices); and setting forth details in regard thereto. Applicant: Cascade Village Metrapo[itan District, represented by Lonco, Inc. Planner: 8i[I Gibson A request for a final review of a variance from Section 12-6C-E, Setbacks, Section 12- 6C-8, Density Control, and Section 12-6G-9, Site Coverage, pursuant to Chapter 12-17, Variances, Vail Town Cade, to allow for a residential addition, located at 1448 Vail Valley Drive/Lot 18, Block 3, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Rober# Stephenson, Jr. and John Schofield, represented by Snowdon ~ Hopkins Architects Planner. Bill Gibson A request for a final review of a conditional use permit, pursuant to Section 12-7H-4, Permitted and Conditional Uses; Second Floor and Above, Vaii Tawn Cade, to allow for a professional office and studio, located at 45Q East Lionshead Circle (Treetops Building}, Lot 6, Vail Lionshead Filing 1, and setting faith details in regard thereto. Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: Bill Gibson A request for a final review of a conditions! use permit, pursuant to Section 12-9C-3, Parking, Vail Tawn Gode, to allow for a revision to the approved parking plan at the Va'rl Valley Medical Center, 9acated at 187 East Meadow DrivelLots E and F, Vail Village Filing 2, and setting forth details in regard thereto. Applicant: Vail Valley Medical Center, represented by Mauriella Planning Group, LLG Planner: Matt Gennett yy~~,l'..r~' ~,~~~a~- ~lu MEMORANDUM TO: Planning and Environmental Commission FRC}M: Community Development Department DATE: June 27, 2005 SUBJECT: A request for a final review of a variance from Section 12-6C-6, Setbacks, Section 12-6C-8, Density Control, and Section 12-5C-9, Site Coverage, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a residential addition, located at 1448 Vail Valley Drive/l.at 18, Block 3, Vail Village Filing 1, and setting forth details in eegard thereto. {PEC05-0047} Applicant: Robert Stephenson, Jr. and John Schofield, represented by Snowdon & Hopkins Architects Planner: Bill Gibson I. SUMMARY The applicants, Robert Stephenson, Jr. and John Schofield, represented by Snowdon & Hopkins Architects, are requesting a variance from Section 12-6C-6, Setbacks, Section 12-6C-8, Density Control, and Section 12-6C-9, Site Coverage, pursuant to Chapter 12- 17, Variances, Vail Town Code, to allow for a residential addition, loco#ed at 1448 Vail Valley DrivelLot 18, Block 3, Vail Village Filing 1. Based upon Staff's review of the criteria in Section VIII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval, with conditions, of the setback variance request; approval, with conditions, of the site coverage variance request; and denial of the GRFA variance request subject to the findings noted in Section IX of this memorandum. II. DESCRIPTI©N ©F REQUEST The applicants, Robert Stephenson, Jr. and John Schofield, represented by Snowdon & Hopkins Architects, are proposing to construct a garage addition to Units 18A {Stephenson) and 188 (Schofield); plus a new entry, elevator, and bedroom addition to Unit 18A. The new garage addition will widen the existing three car garage to the west to create a four car garage {two spaces per dwelling unit). Above this garage addition the applicant is proposing to construct a new 272 sq. ft. bedroom and bathroom. To the west of the proposed garage addition the applicant is proposing to construct a new 110 sq. ft. single-story front entry room with a 42 sq. ft. three-story elevator addition. The applicant is also proposing to widen the existing driveway and construct a new exterior stair from the driveway to the third-floor entry to Unit 18A. The proposed garage addition to Units 18A and 1$B encroaches into the front setback and exceeds the allowable site coverage for this property. The proposed entry and elevator on Unit 18A exceed both site coverage and GRFA, and the bedroom addition also exceeds the. allowable GRFA. A vicinity map (Attachment A), site photographs (Attachment B), a more detailed description of the applicant's request (Attachments C), and the proposed architectural plans (Attachment D) have been attached for reference. III.. BACKGROUND This two-family residence was originally approved by the Qesign Review Board in 1976 and construction was completed in 1976. The original approved architectural plans blend the overlapping garage level (finished floor elevation 8267') and the mechanical level (finished floor elevation 8277°) into one "basement plan" even though these levels are separated by a floor-to-floor measurement of 1 ~ feet. According to the Town of Vail's records, this structure was originally allowed 5,261 sq. ft. of GRFA. However, 5,491 sq. ft. of GRFA was constructed and a final certificate of occupancy was issued. Therefore, in 1978 this structure exceeded the allowable GRFA by 230 sq. ft. It is unclear how the GRFA was calculated for this structure at that time.. At some point in time a party wall was constructed to separate the garage level parking spaces, and' a portion of the garage level located directly below the storage room on the mechanical lave[ was converted from a parking space iota a storage room (i.e. GRFA). On June 24, 1991, the Planning and Environmental Commission approved a front setback variance to allow for the construction of an additional garage bay to the east of the existing garages. This proposed garage encroached 12.5 feet into the 20 foot setback; however, this addition was never constructed. Even though the Town's GRFA regulations had been amended several times since 1978, GRFA calculations were not done at the time of this variance approval. In 1999, allowed and existing GRFA calculations were conducted. According to Town of Vail records, the allowable GRFA in 1999 for this lot was 5,205 sq. ft., plus each unit was eligible for one °`250 Addition" for a total of 5,705 sq. ft. However, the existing GRFA calculations (including a "250 Addition" for the Schofield residence} were 6,393 sq. ft. Therefore in 1999, this structure exceeded the allowable GRFA calculations by 1,188 sq. ft. and 688 sq. ft. when two "250 Additions" were included- in the calculations. It is unclear how the GRFA was calculated in 1999, but it appears that no portion of the garage level or mechanical level (shown an a single "basement plan" drawing} was counted as GRFA; even though the entire mechanical level qualified as GRFA and the unapproved garage level storage .room also qualified as GRFA. Recalculating the garage and mechanical levels using 1999 GRFA methods, the structure has 7,500 sq. ft. of GRFA. Therefore, in 1999 this structure exceeded the allowable GRFA (plus two "250 Additions") by 1,795 sq. ft. In 2004, the Town's GRFA regulations were again amended. Under these new regulations, this property is now allowed 7,286 sq. ft. of GRFA. The existing structure, including the appropriate portions of the garage level and the appropriate portions of the mechanical level, has 8,801 sq. ft. of GRFA. The existing structure exceeds foday's allowable GRFA by 1,515 sq. ft. The applicant is currently proposing to add an additional 466 sq. ft. of bedroom, entry, and elevator GRFA, thus proposing to exceed the current GRFA limits by 1,981 sq. ft. (approximately 27°l0}. This proposal is scheduled for review by the Design Review Board at its July 6, 2005, public hearing. 2 IV. ROLES OF REVIEWING BODIES Order of Review: Generally, variance 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. I~lanning and Environmental Commission: The Planning and Environmental Commission is responsible for final approval, approval with modifications, or denia! of a variance application, in accordance with Chapter 12-17, Variances, Vail Town Code. Design Review Board: The Design Review Board has no review authority over a variance 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 Environmenta'1 Commission andlor Design Review i3aard. 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 process. Staff reviews the submitted application materials fior 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 Cade; and a recommendation of approval, approval with modifications, or denial. V. APPLICABLE PLANNING DOCUMENTS Staff believes that the following provisions of the Vail Town Code are relevant to the review of this proposal: TITLE 12: ~ON'ING REGULATIONS Article 12-6C: Two-Family Residential (R) District (in part) 12-6C-~: PURPOSE: The two-family residential district is intended to provide sites for low density single-family or two-family residential uses, together with such public facilities as may be appropriately located in the same district. The two-family residential district is intended to ensure adequate Iight, air, privacy and open space for each dwelling, commensurate with single- family and two-family occupancy, and to maintain the desirable residential qualities of such sites by establishing appropriate site development standards. • 12-6C-fi: SETBACKS: !n the R district, the minimum front setback shall be twenty feet {20 ), the minimum side setback shall be fifteen feet {75'), and the minimum rear setback shah be fifteen feet (15'). 72-6C-8: DENSITY C©NTROL: A. Dwelling Units: Not more than a total of two (2) dwelling units shall be permitted on each site with only one dwelling unit permitted on existing lots less than fourteen thousand (14,000) square feet. B. Gross Residential Floor Area: 1. The following gross residential floor area (GRFA) shah be permitted on each site: a. Not more than forty six {46) square feet of gross residential Haar area (GRFA) for each one hundred (100) square feet of the first ten thousand (10, 000) square feet of site area; plus b. Thirty eighf (38) square feef of gross residential floor area (GRFA) for each one hundred (100) square feet of site area aver ten thousand (90,000) square feet, not exceeding fifteen thousand (95,000) square feet of site area; plus c. Thirteen (13) square feet of gross residential floor area {GRFA) far each one hundred {100) square feet of site area aver fifteen thousand (15, DDD) square feet, not exceeding thirty thousand (30, 000) square feef of site area; plus d. Six (6) square feet of gross residential floor area (GRFA) far each one hundred (100) square feet of site area in excess of thirty thousand (30, 000) square feet. 92-6C-9: SITE OVERAGE: Site coverage shall not exceed twenty percent {20%) of the total site area. Chapter 12-17: Variances (in part) 92-97-9: Purpose: A. Reasons for Seeking Variance: M order to prevent or to lessen such practice! difficufties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or Iitera! interpretation and enforcement, variances from certain regulations may be granted, A practical difficulty or unnecessary physical hardship may result from the size, shape, ar dimensions of a site ar the location of existing structures thereon; from topographic or physical conditions on the site or in the immediate vicinity; ar from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenr'ence to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. Cry 4 • VI. SITE ANALYSIS Address: Legal ®escription: Zoning: Land Use Plan [7esignatan Current Land Use: LOt SIZe: 1448 Vail Valley Qrive Lot 18, Block 3, Vail Valley Filing Two-Family Residential Low Density Residential Two-Family Dwelling 21,045 sq. ft. (0.48 acres} Standard AllawedlReauired Existina Setbacks (min): Front: 20 ft. Sides 15 ft. Rear: 15 ft. Height {max.): 30 ft./33 ft. Density {max): 2 dwellings GRFA {max): 7,286 sq. ft. Site coverage {max.): 4,209 sq. ft. Landscape Area (min.}: 12,627 sq. ft. Parking (min.): 18A (West) 4 18B (East) 3 za ft. 29 ft.! 21 ft. 53 ft. 2 dwellings 8,801 sq. ft. 3,843 sq. ft. Prooosed 17 ft. 22 ft.121 ft. no change no change 9,270 sq. ft. {+466 sq. ft.} 4,488 sq. ft. (+645 sq. ft.} 4 (2 enclosed}4 (2 enclosed) 2 {1 enclosed}4 (2 enclosed) VII. SURROUNDING LAND USES AND ZONING Land Use Zonina North: Residential Two-Family Residential South: Mixed Use NIA (White River National Forest} East; Residential Twa-Family Residential West: Residential Two-Family Residential VIII. CRITERIA AND FINDINGS The review criteria for a request of this nature are established by Chapter 12-16, Vail Town Cade. A. Gansideration of Factors Reaardina Variances: 1. The relationship of the requested Variance to other existing or potential uses and structures in the Vicinity. • This proposed addition is associated with a remodel of an existing residence originally approved by the Design Review Board in 1976 with construction completed in 1978. The applicant is proposing to construct a garage addition that, due to the orientation of the structure to the property line and Vail Valley Drive, encroaches three feet into the required 20 foot front setback, In 1991, the Planning and Environmental Commission approved a front setback variance to allow for the construction of an additional garage bay to the east of the existing garages. This proposed garage encroached 12.5 feet into the 20 foot setback; however,. this addition was never constructed. Therefore, Staff believes the proposed S setback variance for this proposed garage addition will not be detrimental to the existing ar potential uses and structures in the vicinity. This proposed garage addition ~wili cause the structure to exceed the maximum allowable site coverage for this property. However,. the proposed garage addition will increase the existing three car garage to a four car garage (two spaces for each dwelling unit) which is one the Town's development objectives encouraged by the Town's zoning regulations. Therefore, Staff believes the proposed site coverage variance necessary for this garage addition will not be detrimental to the existing ar potential uses and structures in the vicinity. This existing residence currently exceeds the allowable GRFA for this site by 1,506 sq. ft., which is 21 %GRFA Phan is allowed for other residences in the same zone district. The applicant is proposing the addition of a new entry, elevator, and bedroom that will further increase the non- conformity of this property, Should the Planning and Environmental Commission choose to approve this request; the structure will exceed the allowable GRFA by 1,972 sq. ft. This is 27% mare GRFA than is allowed for other residences in this same zone districk. Staff does not believe deviations from the GRFA regulations to this degree are in keeping with the bulklmass and general character of the Two-Family zone district. Therefore, Staff does not believe the proposed GRFA variance request and site coverage request associated with the proposed entry, elevator, and bedroom are in keeping with the bulk mass and general character of the neighboring properties. 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 garage addition that, due to the orientation of the structure to the property line and Vail Valley Drive, encroaches three feet into the required 20 foot front setback. in 1991, the Planning and Environmental Commission approved a front setback variance to allow for the construction of an additional garage bay to the east of the existing garages. This proposed garage encroached 12.5 feet into the 20 foot setback; however, this addition was never constructed. Therefore, Staff believes the proposed setback variance is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity ar to attain the Town's development objectives. As the Planning and Environmental Commission has historically approved several similar setback variance requests, Staff does not believe approval of this request will constitute a grant of special privilege. This proposed garage addition will cause the structure to exceed the maximum allowable site coverage far this property. However, the proposed garage addition will increase the existing three car garage to a four car garage (two spaces for each dwelling unit) which is one the G Town's development objectives encouraged by the Town's zoning regulations. Therefore, Staff believes the proposed site coverage variance necessary to achieve compatibility and uniformity of treatment among sites in the vicinity ar to attain the Town's development objectives. As the Planning and Environmental Commission has historically approved several similar setback variance requests, Staff does not believe approval of this request will constitute a grant of special privilege. This existing residence currently exceeds the allowable GRFA for this site by 1,515 sq. ft.; which is 21 °/a more GRFA than is allowed for other residences in the same zone district. The applicant is proposing the addition of a new entry, elevator, and bedroom that wiH further increase the non-conformity of this property. Should the Planning and Environmental Commission choose to approve this request; the structure will exceed the allowable GRFA by 1,981 sq. ft. This is 27°/a more GRFA than is allowed for other residences in this same zone district. Staff does not believe deviations from the GRFA regulations to this degree are in keeping with the bulk mass and general character of the Two-Family zone district. Therefore, Staff does not believe the proposed GRFA variance request and site coverage request associated with the proposed entry, elevator, and bedroom are in keeping with the bulklmass and general character of the neighboring properties. Staff also believes approval of the proposed GRFA variance request and site coverage request associated with the proposed entry, elevator, and bedroom would be a grant of special privilege. As this property already exceeds the maximum allowable GRFA, so does not believe a further increase is appropriate. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. Staff does not believe this proposal will have a significant impact on the public health, safety or welfare, public facilities, utilities, or light and air in comparison to existing conditions of the site. 4. Such other factors and criteria as the commission deems applicable to the proposed' variance. The design review application associated with this proposal is tentatively scheduled for review by the Town of Vail Design Review Board at its July 6, 2©05, public hearing. B. The Planning and Environmental Commission shall make the following fndinas before granting a variance: That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. • 2, That the granting of the variance will not be detrimental to the public health, safety or welfare, ar materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or more of the fallowing reasons: a. The strict literal interpretation or enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that do not apply generally to other properties in the same zone. c, The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district, IX. STAFF RECOMMENDATIQN Setback Variance The Gammunity Development Department recommends approval, with a condition, of a variance from Section 12-6G6, Setbacks, pursuant to Chapter 1~-17, Variances, Vail Town Code, to allow for a residential addition, located at 1448 Vail Valley Drive/Lot 18, Block 3, 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 EnvironmentaC Commission choose to approve this variance request, the Community Development Department recommends the Commission pass the following nnotion: The Planning and Environments! Commission approves the applicant's request for a variance from Section 12-6C-fi, Setbacks, pursuant to Chapter 12- 17, Variances, Vail Town Code, to allow for a residential garage addition, located of 1448 Vall Valley Drive/Lot 18, Block 3, Vail Village Filing 1, and setting forth details in regard thereto, subject to the following condition: 1. This approva! shall be contingent upon the spp!lcant receiving Town of Vail approval of the design review appllcatian associated with this variance request. Should the Planning and Environmental Commission choose to 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 will not constitute a granting of special privilege inconsistent with the limitations on other properties classified in the Two-Family Residential District. 2. The granting of this variance will 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 physical hardship inconsistent with the objectives of Title 92, Zoning Regulations, Vail Town Code. b. There are exceptions or extraordinary circumstances or conditions applicable fo the same site of the variance that do not apply generafly to other properties in the same district. c. The strict interpretation or enforcement of fhe specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. Site Coverage Variance The Community C?evelopment aepartrnent recommends approval, with a condition, of a variance from Section 12-6C-9, Site Coverage, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a residential addition, located at 1448 Vail Valley DrivelLot 1 S, Black 3, Vail Village Filing 1, and setting forth details in regard thereto. This recamrnendation is based upon the review of the criteria in Section VIIC 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 Commission approves the applicant's request for a variance from. Section 92-6C-9, Site Coverage, pursuant to Chapter 92- 77, Variances, Vail Town Code, to allow for a residential garage addition, located at 9448 Vail Valley ,Qrive/Lot 18, Block 3, Vai! Village Filing 7, and setting forth defails in regard thereto, subject to the following condition: 9. This appnava! shall only be for the approximately 924 sq. ft. of additional site coverage necessary for the construction of the proposed garage addition. The additional site coverage granted by this variance shall not be used to accommodate the construction of any other addition to this structure. 2. This approval shall be contingent upon the applicant receiving Town of Vail approval of the design review application associated with this variance request. Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission makes the following findings: 4 The Planning and Environmenfa! Cammission finds: 9. The granfing of this variance will not constitute a granfing of special privilege inconsistenf with the limitations on other properfies classified in the Two-Family Residenfia! Disfricf. 2. The granting of this variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in fhe vicinity, 3. This variance is warranted for the fallowing reasons: a. The strict literal interpretation or enforcement of fhe specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of Title 92, Zoning Regulations, Vail Town Code. 6. There are exceptions or extraardr"nary circumstances ar conditions applicable fo the same site of the variance that do not apply generally fa other properties in the same district. c. The strict interprefafion ar enforcement of fhe specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. Density Control Variance The Community Development Department recommends denial of a variance from Section 12-~C-$, Density Control, pursuant to Chapter 12-17, Variances, Vail Town Cade, to allow for a residential addition, located at 1448 Vail Valley DrivelLot 1$, Block 3, 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 Cammission choose to approve this variance request, the Community Development Department recommends the Commission pass the fallowing motion: The Planning and Environmental Gommrss~on denies the applicant's request far a variance from Secfian 12-6C-8, Density Control, pursuant to Chapter 92- ? 7, Variances, Vail Town Code, to allow for a residential garage addition, located at 9448 Vail Valley Drive/Lot 98, 81ock 3, Vail Village Filing 9, and setting forth details in regard thereto. Should the Planning and Environmental Commission choose to deny this variance request, the Community Development Department recommends the Cammission makes the following findings: • • • 1 {1 The Planning and Environmental Commission finds: 1. The granting of this variance will constitute a granting of special privilege inconsistent with the limitations on other properties classified in the Two-Family Residential Qistrict. 2. The granting of this variance will nod 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 not result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of Title 72, Zoning Regulations, Uail Town Code. b. There are no exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that do not apply generally to other properties in the same district. c. The strict interpretation or enforcement of the specified regulation would not deprive the applicant of privileges enjoyed by the owners of other properties in the same district. X. ATTACHMENTS A. Vicinity Map B. Applicant's Request C. Site Photographs D. Architectural Plans E. Public Hearing No#ice t-- i4ttachment: B • • • -~-.~- ~z_ ~. ~, _~.. „R„~ ~ °._ ~~~~,~ . • ~~., -~ r~~,,~ S = ?{: ~~ u..x~'?. ~..::~. xrx......... . • --F---ter,..-~..k,,..~-.~ ,,;: . , ~. _.. ~p_. ~y. ~:. __ ... Attachment: C ~ i~ ~ E~ l ~, +~ The duplex on Lot 18 was built in '! 978. The owner of 18A is proposing to enlarge the very small 3-car garage for 1$A (2 spaces} and 18B (1 space}, add a ground level entry with elevator and a guest bedroom. This proposal requires 3 variances: FRONT SETBACK VARIANCE The owner of 18A, with full support of the owner of 1$B, is proposing expanding the existing 681.9 sq. ft. 3-car garage (2 cars for 18A and 1 car for 18B} to 1,176.12 sq. ft. for 4 cars. This addition meets the Town of Vail parking standards for 2-car garage per unit. This addition requires the cooperation of both owners and due to the existing garage location, there is no other alternative far expanding. This variance is for the northeast corner of the existing garage, expanding 2.5 feet to the north. This increases the garage depth from 2Q feet to 22.5 feet. a. This variance improves the use far today's larger cars and updates the use and appearance of the existing structure. The upgrades are in keeping with neighborhood standards. b. There is no other location fior the garage expansion, c. There is no effect on light and air. d. This is exactly what the Town of Vail planning policies and development objectives encourages. SITE COVERAGE VARIANCE: for 279.25 sq, ft, Laf 18 allowable site coverage 4,2Q9 sq. ft. Lot 18 proposed site coverage 4.488.25 sa. ft. Variance 279.25 sq. ft, The proposal includes 155 sq. ft. for an entry and elevator for 18A and 490 sq, ft, for the garage addition. a. This variance improves the use and appearance of the existing structure. b. The expanded garage meets the Town of Vail parking standards and achieves compatibility with the neighborhood, c. This variance does not affect light and air. d. This variance meets the Town of Vail parking standards and complies with the intent of the Town of Vail planning policies and development objectives. • • PO Box 3340 • Va~f, Colorado 8165$ * Phone. 970-476-2201 • Fax_ 970-476-7491 • GRFA VARIANCE. for 1,830.59 sq. ft. GRFA Existing GRFA far 18A and 18B 8,647.44 sq. ft. Allowable GRFA 7,285,85 sq_ ft. Proposed GRFA for 18A and 18B 9,116344 sq. ft, This duplex has two levels below grade; the garage level and the mechanical roam level The mechanical level is completely below grade. This level should not be included in the GRFA calculations under the new Town of Vail planning, objectives. 18A Mechanical Level GRFA 18B Mechanical Level GRFA 521.2 sq. ft. 1,.272.6 sq. ft. 1,793.8 s+q. ft. should be deleted This would leave a 36.2 sq~ ft. (1,83Q.5 [requested variance] -- 1,793.8 sq. fit.) GRFA fior development improvemen# to a 3l7~year old building for a ground level entry (the existing is 2 levels up) and a new elevator and new guest roam. a. This variance retluest would have been included in the old 250 sq. ft. variance for anon-conforming building. The remodeling and improvements of this property is in keeping with the other structures in the vicinity. b. This variance and interpretation of the mechanical level is in keeping with the intention of the Town of Vail planning objectives and the Town of Vaii's encouragement of upgrading 30-year old properties. c. This variance does not affect light and air. d. THIS IS EXACTLY TFIE INTENT ©F THE NEW TOWN GF VAIL PLANNING POLICIES AND DEVEL©PMENT aBJECTIVES. Attachment: D ppp eGe yy C`~~ r G$~~ ~ 6 5 k~ S 'YpS~° ~a ~e5q ~~ate ys~~9 ~ ~5s ~;aG~`" 5~ ~n~~ ~i~a ~~~l~q C ~ St'~s~~ ~ eF 76~~ rs~ n596~ 4 °• ~~E~Se ~'$ v a et- ~ X43 ~€~~ ~i'~.~ ~ ~~ a ~ic5 ~~ e: ~II ~ )fie 6~ ~r... 3 ~ 5 t~;9~ gca>e~ :gds: e i ~~ E~. @~ ^tl :e ,. ~ ~~ E ~R~'t 6~.~~ s~a5~~ ~ P9'3 3k~~f~ t p sr 1&&S=' of I a e> ~' rF~~~ E~4~~e i~If82i ~aSf~ ~g5~5 m 4 ti °~ ~. } ~ ~A\1 II ~ I ~Y` .99"9Sl ` 1 ~ y4 ~ ~ ~ y4 _ m y ~ ~~,! 7 II ~R i s~~q I ~ Q ~ ~r ° I p~h- F ~ n ~ 1 lr ~~ Y l° Ili ~~ ~ ~ ~ ~j~~' S _ ~_Mc.'x ~~Y' I \\\\\R ' ~ 0. r Ili ~:i~ ` ` ~ $ \~ yPy! ~ ray i i, ::~ \ ~ R 1 ~~V _ ~ II ~ _ rY' ~ ~ b ~ x C t ~e~3 X15 j - ~ 1P Y d YY~ 1 ~ 1 J n 9 ^ I > I ~ ~~ - x 3 i I it ± ~ ,,,rt= i~ I e _ r i ~,; ~~ e ¢" ~' ~ ~ : ~ ~n~u, i € I` y° "~ F~~ e fli I~. 1~fy r ~, III .`L\ ~~,y I~I ~+~'I 111 I I ''y~ } Y "~ 1 '~L ~k I =a { 1E II II I ~~ 1~1 3 II ~l ~~a it e - ` I!~ s ~Sg~ 1 ~ ~'~~ I s#+ E W d FX - U UF~`~ 'tl ~j 4. X4~..0 ~Oiv aU U ~'~~}- w aq 3a YZ C lK m~~ ~ o iF_,V o2~~~u ~p<}~ x~ ~~ ~~ g y_ _ ~ " W i7 4 W J- W 3r ~~ ~ . i ~~ y~l PI I 1 F ~ ;e E ~'tl y ~ } k--xo~ 1 I ~~ __ 1_ ~ ' ~ ~ ~ ' ~ p i ~ 4 ~ ~ I Y a 1 ~~ ~ 9 w a I E \ ~~ r •- Y as =3 _._ ~ a:g r:~ C :, sal • 5~} G~ a 7 C ~ ~_~'"~`~` STEPHENSON RESIDENCE ADDITION ~naWonanaliopkix~s•Arcmtects,P.c. Va. CponW 610Y fA%~1,.]~YY ~ I ~~ ~~~ LOT 18, BLOCK 3 VAIL VALLEY FIRST FILING P4~„""~ °'°"'t'°' i I ~*catlcir'F.tkp VAlL, COLORADO C7 I'_. I _. ~ ~ a~ ~~ ~j ~ !17 i (~ F/ F ~ I ~ i i; ~ 0~_ _~ .- a. ~ --- ~ -_ t ~ ff ~ i; ' ~ ~ i~ 4 3 it 7jI~ ~I }~7 RN ` ~ s ~--._.~ .. _. I I . ,~ 1 I R a Re _- ~~ _-_ 1F, 3 ~ ..-. ~&.as -- - - - 1 l~ !='" ~ aTF ~ n ' /~ I ' ~ryry r __.__-... _..__-~_-.~ d C a ,.,~ _L emu __ ~ I \ `I~ t~ ~ z3 i '~ f ~ ~ ~ b ,' __ ~~I. un.liie~~. i EI i I„ I E b_t .. ._ . _._~ lid I G~.p~ ?~i-G~ O A 7 3 ~~III e4 ~ tl~ ~'~""°' STEPHENSON RESIDENCE ADDITION 141 Sna«donandFtopkins•A~chiteMS,p,C. a I srne Sf3s!OS I vrc«ob. a~a e~esa s°,~.iirmai N w,~~ ~ LOT 18, BLOCK 3, VAIL VALLEY FIFtSY FIUNO 11 VAIL, COLORADO _~_ _~ d~_~ '}g~ ! ~ ~ ~ ' ~ :~7 ~ ~~ ~ ~ ~~~ ~, RgSIDEN'~E. A`DQITIQN T F1L.tNG --.,uFNS©N ....~ ~tA~-LEA ~IR~ &r~°n aMf HcPk"`s ` Puclnt p,b Ba+~~Mb! Y/. ~~~ 0 i~ `~ I Za ~~ ~~ [IL$~,- _I Y I 4 ~a ~ 4 ~ i 1' ~~ ~~ I i '~ ~? 1 ~~ ~ ~I ~ ~~w l C J I i pp 0p ;~W ~` ~' ~ ~_"'~' ' ~ STEPHENSON RESIDENCE ADDITION sn~ea,endwopa~s•o,,ra,~crs,P.c. P.O.Ow 3310 9T~~62I01 ~ .wow ryry~'~~ I LOT ~8, BLOCK 3, VAIL VALLEY FIRST FILING !~i 1 tBr1c1'vf. v.yr .m e~ese Fps lrarul VAIL, COLORADO ~~~ ~' ,. ~~~ '~ ~ I ~ ~~I ~~ I ~ - ~ ~I ~ ~?'~ a-_---- f ~ y { !I 4 I i i _ i ;, ~_ ~ ~ .l ~, ~ II ;~ ~ ~ i _ _ ; ~~!~ ~~ ~i~ ~,~ ~ '!~ --,r-- ~ __~,~ i iv ,. a i -~. ~ :vim--------- I ' ~~ ~~`~ ?~ ;I~ ~f a;R T } r ~ N . ~i' i 1 r-- `~ >>s ~~t ~~'~ i ,~~~ ~aa~~- ti ` ' '$$$ . '~~-~j~ l '. 1-_-_.- ` ' ~; 1 j o ~ ~ y ,~ 11 s~.r~' I` i ~_ t h~L I~ ~ I~ii v' C "~ ~-_ t , ` ~ _ r t~~ii ~, ~ 1~ 1~ ,~__.-_- _ _ -~- I ~ ~ L~ ~~~ '' 15 i\ ~l, r; ~ I~ _ ~ ~ ~ I -~ j~ I r'I ir, l~ ~ ~`~ STEPHENSON RESIDENCE ADDITION G.r ~1/OS ~ ~"`~:D LOT 18, BLOCK 3, VAIL VALLEY FIRST FILING VAIL, COLORADO Snwxlor arc -ootins • Arc~decLS. ~.C_ a o. em :3ra • e, .~ a -~ `P ~ ;~ +~ E I~ C ~~ J ~~ - IIIIIIIII~ ~ 3 s v ~J 1 ~ I` ~~ ~Y j~` I a I o. 1 ~1`y I $x1 9 ,~ ~~ ~~ `~ 3 m -~~ -- y~ 1~1 ` ~~...e~~. ,~. 1 ~ l `` s ~, gi ~Y ~ ~~ ~ //, ~i T~ ~~ 9'~'"'°"' ~ STEPHENSONRESIDENCEADDITION Snowdon andHopluns^.aT~+t~cu,a.c. w P D. gos AW 4]W163]Ot r I ow 6126+0.5 vw_cababaS6s5 cnsan,wt ~ I ,~,~~~' LOT 18, BLOCK 3, VAIL VALLEY FIRST FILING f VAR,GOLORADO 1~ ~, }! ;E _o~ 1" CP { ....'.. "... ~ ,.~ Z I ; ~. '' ~ ' ~i '__~I ~I `-I~ a c ~b_ ~"`"~" ~ $TEPHENSON RESIDENCE ADDITION ~ ~ ew ~ra~cos ~ ~,~~ LOT '#8, BLOCK 3, PAIL VALLEY FIRST' FILING VAIL, COLORAI70 s i 5nafxdori and Hopitins ~ iVrhiSeUS, P.C. P S. 9m 31+e 9N]A]e~Tt]f vao.cm.ao eerie cox os.f.a~ ~~ ,~ `I~ t~~ ~~~ ~~~~ ,~ ~ I ,.+..~ ~ ar.r i ~i ~I kl I I ~ ~ ~ ~ 'i fI i' i' .~.I I ~w n --. , l^~ . 1 ;,. -~ . I: ~.. • ~: ~ . II I j ` f ~I.I• ~~ i !~~;~ii, - ~- I! ~I I ,!~ :1 I i ~I i ~ 1. r14~....e,-aur~.l p`nd 'I air arr-a.'-_.~'~~y l}I ~~~ I-__. ._ __ I •'~, ~_ ~p_-_ - ~ __.~. y e ~ ~ ._~ ~ I~_ .. ~~ -- . I^ ~ ..i ' . w I Yr __ __,,, - r '~r "~ fad IId ~, __ r.r ~ r' }~ ~ ,~~ ' . . - - .. ..n { .1..e .». - e. x±p aa. F. r (.al A, c.. o.~_~l.aau~.-:: ., N J"~~ I~d~ _7~ac r ~.. _tar I Y.al. +(irl..~r -rtatn vnskm~lenan . .. .6YFk ELEYA"fltJ r ~. .. . ...s. sh 1 n ~.. I {~ II nl. i~ FO .- ~. ,-. .. ._- - _.. - -~ - - ._...._ - I ~ 1 Lt Q~ _ ~.:1.= _ _ _ _ •, tlala vS..r tamale.., annanENa, .a. saCao 11va} S6 _r.9 _. ..._ ...- - -- -. _ "-. __ ._. ,~, ~~ ~~ t -, T_ ` f. ~ h 1. ~ :i ~' ~r ~~ li' ~ I !~; ~ l ~'~'~' . ~i. !_ ' . ~ 1 ly-f d ' ~ ~ `' ~~F ` ' 4` ` 1 I u ] i' '~;~ ~ a ,l . j r r - ~ ~ f., _~- r ~/ ~ ~ Q re s-.~. ;,~~° .yam ~- i s ~ Yn Yd.l -~ ~ ~' i' " ! , s rf F :mac' r./ ' .~ ~ '~ r~ I 1 w f r .. _ ~ i ,. f - -; - - . ~~ , t------- 7_. .....- ~ '~ ~ ,•Nnt P. G.O. U©U56 ...lad r ••. . t.o't es wl~ vu~ ~ ~ ~ _ ~ _..~ - - - . ---.. _ . -- 1 ~ . ro sn ll1W.}Cur tusnvlk•. annsntl•t•, r.. z¢ool hW~ ~a-oaa'r °--° ~- _, .i ._. Y • • • 4 p I .dam i e.. i r.r ' ... K'~d 1 1 I r I i ' ~ I 1 ~~ ~ ' 1 ~f .K, ~~ ~~ _., „ _ -. ..~ ~ . i -- i Y --~~_. ..~1 i. `~ e~_ , , -- ---- -, i L j ~~ L i-..d .. 1'~I . 7 a v I ff _ ~{ { ~ .~. Ik~~ d~~.i.' of ~ ~ \ f 4 I1J ~y_ ~ ~ ~. ,,11 li ._. ~ e.+~l.,d[ roe f 1,1(, ~-+.' '. ~1~~~l~I~i 711! ,~ 19P~1 II q~ r I I r ly ~~& i~~l ~; ~ ~;~ I11 I' ~ f~ J ~,. f I Ilq~III ~Il I1 IYA 4 ./. I+ ~~~F9! 1 "-#c + ~, --_~, ~ :. 1 -r- ~ I I-. ~_t I I I ~-~ e- ii ' ~ j SI~ [ "'~ s~r uno iM.~ ~~ `~I~ 0.~~ Y` ~~f +~ f ~. "~ r °• a. c. o. utnlyg ~ - ~~' Ia Kall a!.u,lr~y Y~c 4'-~i'1fJ7GJ ~6LEVdTtPN '. ~ - .~ - - .. -. 4 CO. _ ~~ r.e. rwa.~ p,. . n. . S pp~ {^~~ ^p ACS yC Gv. +..r... - 7aor ~1 ~IIy ..y rl •• Svrnpf4.~ and.l.~'.a. l20oa jTea1/R ~~ ~ I ~ ~//\y\ /7~7~~ r ~ '-c__cr- _ ~+, li~ ~lY ._._ -......?a • ~ ,~ ~ .~ .a ''. 1-,-- ti. }. I I Y 4 `~I\,\ 1 ~ ,, 1 4 14 ~\~ 1 1` -~~, ; ! ~ j~ y ~ Tlf -- - ----- -~ l 1 ,, 1 ~ ' 1~•~. 5 1 V } l 5 ~~ ti ti,~ 1; ~ ~ 'F+.. _-- ~+- L '.illl 1 11 4' . i I .~ ~ 1 ~~ 4 iM1 li I ~ i~5 r' i 5 'i ~ 1 5 5 f 5 V I ~ 5 i 11 1 I 1 ~,~ ~ =~~ ~ ~~ 4'~ 4~~ tY F..lr f0 I M1 ~D ,- 37 ~ 1~ffff ~.._ _-. i 1l~I rl, I`~ • _ . _ _ .. '°~e e.,. L...r~ ° ~ ' A, G. O-- I-IOUSE WEraT 0._,EVATIOti1 a.... I:i».«.el ~~ I ~ehs I v~iare •~ . ~4b vblL 4ALLp'( e~pgC V814, ~LaRhGO - ...i.~... .n..t ,.o, ' me ,...._A;~G A ~~ ~~ ~~~ ~~~ ~ ~ " e ureic .i~o, e., I a,,,as., wt. xxooa hva7 s -ooxv 1 S_L Attachment: E ~~ ,~ T~W1V 0~' YAIG ~ THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Tawn Code, on June 27, 2045, at 2:00 pm, in the Tawn of Vail Municipal Building, in consideration of: A request for a final review of an amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Cade, to allow far an amendment to an existing platted building envelope, located at 1463 .Aspen Grove LanelLot 8B, Lion's Ridge Filing ~, and setting forth details in regard thereto. Applicant: ~ Robert and 'Kristine Selby, represented by Jahn Martin Architect, LLC Planner: Bill Gibson A request far foal review of a floadplain modification, pursuant to Chapter 14-6, Grading Standards, Vai! Town Code, to allow for the bridge reconstruction, located at the Westhaven Drive Bridge and PedestrianlSkier Bridge (a mare complete description is ava!]able at the Department of Community Development offices); and setting forth details !n regard thereto. Applicant: Cascade Village Metropolitan district, represented by Lanca, Inc. Planner: Bill Gibson A request far a final review of a variance from Section 12-6C-fi, Setbacks, Section 12- 60-8, Density Control, and Section 12-fiC-9, Site Coverage, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow far a residential addition, located at 1448 .Vail Valley DrivelLot 1$, Black 3, Vail ViClage Filing 1, and setting forth details in regard thereto. Applicant: Robert Stephenson, Jr, and Jahn Schofield, represented by Snowdon Hopkins Architects . Planner:.. ~ Bill Gibson A request for a final review of a conditional use permit, pursuant to Section 12-7H-4, Permitted and Ganditional Uses; Second Floor and Above, Vail Tawn Gade, to allow for a prafessianal office and studio, located at 450 East Lianshead Circle (Treetops Building), Lot 6, Vai! Lianshead Filing 1, and setting 'Forth details !n regard thereto. Applicant: Val1 Resorts, represented by Braun Associates, Inc. Planner. BlIC Gibson A request for a final review of a condltianal use pemnit, pursuant to Section 12-9C-3, Parking, Vai! Town Code, to allow for a revision to the approved parking plan at the Vai! Valley Medical Center, located at 181 East Meadow DrivelLots E and F, Vall Village Filing 2, and setting forth details in regard thereto. Applicant: Vail Valley Medical Center, represented by MauriEllo Planning Group, LLC Planner. Matt Gennett • l~`~`G~- ~,~a~b ~r~ MEMORANDUM TO: Planning and Environmental Commission FRDM: Department of Community Development DATE: June 27, 2005 SUBJECT: A request for a final review of a conditional use permit, pursuant to Section 12- 7H-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Cade, to allow for a professional office, business office, and studio, located at 454 €ast Lianshead Circle {Treetops Building), Lot 6, Vail Lianshead Filing 1, and setting Earth details in regard thereto. (PEC05-0049) Applicant: Vail Resorts, represented by Braun Associates, Inc, Planner; Bill Gibson SUMMARY The applicant, Vail Resorts, represented by Braun Associates, Inc., is requesting a conditional use permit pursuant to Section 12-7H-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for a business office located at 450 East Lianshead Circle {Treetops commercial building)1Lot 6, Vail Lianshead Filing 1. This conditional use permit request will allow accommodate office spaces for Vail Resort's construction management personnel during construction of the Lianshead Care Site development ~i.e. Arrabelle}, in the currently unoccupied retail spaces on the second-floor of the Treetops commercial building. Based upon Staff's review of the criteria outlined in Section VIII of this memorandum and the evidence and testimony presented„ the Community Development Department recommends approval, with conditions, of this request subject to the findings and conditions noted in Section IX of this memorandum. II. DESCRIPTION OF THE REQUEST Vail Resorts is requesting a conditional use permit to allow for the conversion of existing vacant retail space on the second-story of the Treetops, commercial building into business offices. These new offices will occupy 2,040 sq. ft. of the existing 2,710 sq. ft. total second floor area, and will be accessed through the existing first floor vestibule. These business offices will be temporary in nature, as they wilt be occupied by Vail Resort's construction management personnel during construction of the Lianshead Core Site development {i,e. Arrabelle} and will be removed upon the issuance of a final certificate of occupancy for the Arrabelle. There are no exterior building renovations associated with this proposal. There is no [?esign Review Board proposal related ko the request. A vicinity map (Attachment A), the applicant's request {Attachment B}, and architectural floor plans {Attachment C) have been attached for reference. III. BACKGROUND On November 16, 2004, the Vail Town Council adopted ~Qrdinance No. 26, Series of 2004, to allow "Temporary Business Offices" on the first-Hoar of buildings within the Lianshead Mixed Use 1 zone district. The purpose of this ordinance is to allow existing Lionshead area office uses, which are displaced by the construction of redevelopment projects, to be temporarily relocated within the Lionshead area. In January of 20Dd, the Planning and Environmental Commission approved a conditional use permit to allow Vail Resort's to relocate mountain operations offices from the Gondola Building to the first- floor of the Treetops Commercial Building. IV. REVIEII'YING BOARD ROLES Order of Review: Generally, conditional use permit 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 of a conditional use permit application, in accordance with Chapter 12-16, Conditional Use Permits, Vail Town Code. Design Review Board: The Design Review Board has no review authority over a conditional use permit 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 and/or Design Review Board. Staff: The Town Staff facilitates the application review process. Staff reviews the submitted application materials for completeness and general compliance with the appropriate requirements of the Town Cade. 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 fndings outlined by the Tawn Code; and a recommendation of approval, approval with modifications, or denial. V. APPLICABLE PLANNING DOCUMENTS A. Title 12, Zoning Regulations, Vail Town Code CHAPTER 12-2: DEFINITIONS {in part) Section 12-2-2: Definitions OFFICE, BUSINESS: An office for the conduct of general business and service activities, such as offices of rea( estate or insurance agents, brokers, secretarial or stenographic services, or offices for general business activities and transactions, where storage, sale, or display of merchandise on the premises occupies less than ten percent {1(l%) of the floor area. 2 CHAPTER 12-1, TITLE, PURPOSE AND APPLICABILITY (in part) Section 12-1-2: Purpose: A. General: These regulations are enacted for the purpose of promoting the health, safety, morals, and general welfare of the Town, and to promote the coordinated and harmonious development of the Town in a manner that will conserve and enhance its natural environment and its established characfer as a resort and residential community of high quality. B. Specific: These regulations are intended to achieve fhe following mare specific purposes: 1. To provide for adequate light, air, sanifation, drainage, and public facilities. 2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other dangerous conditions. 3. To promote safe and efficient pedestrian and vehicular traffic circulation and fo lessen congestion in the streets. 4. To promote adequate and appropriately located off-street parking and loading facilities. 5. To conserve and maintain established community qualities and economic values. 6. To encourage a harmonious, convenient, workable relationship among land uses, consistent with Municipal development objectives. T. To prevent excessive populafr`on densities and overcrowding of the land with structures. 8. To safeguard and enhance fhe appearance of the Town. 9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable natural features. 10. To assure adequate open space, recreation opportunities, and other amenities and facilities conducive to desired living quarters. 11. To otherwise provide for the growth of an orderly and viable COmmunlty. ARTICLE 12-7H: LIONSHEAD MIXED USE 1 (LMU-1) DISTRICT tin part) Section 12-7H-9: Purpose: The Llonshead Mixed Use 7 District is intended fo provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Llonshead Mixed Use 1 District, in accordance with the Llonshead Redevelopment Master Plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the Districf by establishing appropriafe site development standards. This Districf is meant to encourage and provide incentives for redevelopment in accordance with the Llonshead Redevelopment Master Plan. This Zone District was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incenfives is to create an economically vibrant lodging, housing, and commercial core area. The incenfives in this Zone District include increases in allowable gr®ss residential t]oor area, building height, and density over the previously established zoning in the Llonshead Redevelopment Master Plan study area. The primary goal of the incentives is to 3 create economic conditions favorable to inducing private redevelopment . consistent with the Lionshead Redevelopment Master Plan. Additionally, the incentives are created to help finance public off-site improvements adjacent to redevelopment projects. With any development/redevelopment proposal taking advantage of the incentives created herein„ the following amenities will be evaluated: streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements.. Section 72-7H-4: Permitted and Conditional Uses; Second Floor and Above: 8. Conditional Uses: The following uses shall be permitted on second floors and higher above grade, subject to the issuance of a conditional use permit in accordance with the provisions of chapter 76 of this title: Banks and financial institutions. Conference facilities and meeting rooms.. Eating and drinking establishments. Liquor stores. Personal services and repair shops. Professional offices, business offices and studios. Radio, TY stores, and repair shops. Recreation facilities. Retail establishments. Skier ticketing, ski school, skier services, and daycare. Theaters. Timeshare units and fractional fee clubs. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of section 12-3-4 of this title. Chapter '12-'16: CONDITIONAL USES PERMITS (in part} Section 12-16-1: Purpose; Limitations In order to provide the tJexibNity necessary to achieve the objectives of this title, specified uses are permitted in certain districts subject to the granting of a condifional use permit. Because of their unusual or special characterisfics, conditional uses require review so that they may be located properly with respect to the purposes of this title and with respect to their effects on surrounding properties. The review process prescribed r'n this chapter is intended to assure compatibility and harmonious development between conditional uses and surrounding properties in the Town of large. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the Town may prescribe to insure that the location and operation of the conditional uses will be in accordance with the development objectives of the Town and will not be detrimental to other uses or properties, Where conditions cannot be devised, to achieve these objectives, applications for conditional use permits shah be denied, • 4 B. Lionshead Redevelopment Master Plan The Treetop building is also governed by the development objectives as stated in the Lionshead Redevelopment Master Plan. Of the six Policy Objectives outlined in the Lionshead Redevelopment Master Plan, staff has identified the following objective as applicable to this proposal: 2.3.1 Renevva! and Redevelor~ment Lionshead can and should be renewed and redevelopment to became a warmer, more vibrant environment far guests and residents. Lionshead needs an appealing and coherent identify, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vita!!ty and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing art venues, conference fac!lities, ice rinks, streetscape, parks and other recreational improvements. • VI. ZONING ANALYSIS Address: Legal Description: Zoning: Land Use Plan Designation: Current Use: Development Standard 450 East Lionshead. Gircle Lot 6, Vail Lionshead Filing 1 Lionshead Mixed Use 1 (LMU-1) District Tourist Commercial and Lionshead Redevelopment Master Plan Vacant retail As this conditional use permit request only affects the use of an existing Tenant space and does not propose any exterior changes to the existing building; this conditional use permit proposal does not alter the existing lot area and site dimensions, setbacks, building height and bulk, density, gross residential floor area (GRFA), site coverage, or landscaping and site development. The only development standard affected, other than use, is parking. This proposal decreases the parking demand for this tenant space from 6.2 to 5.4 parking spaces. The existing Treetops commercial building currently has surplus parking, and if this proposal is approved, the Treetops commercial building will still exceed its minimum parking requirement. Parking Existina Reauired Proposed Reauired Provided 14 spaces 14 spaces 21 spaces (no change} • VII. SURROUNDING LAND USES AND ZONING Land Uses Zoning North: Mixed Use General Use District South: Open Space Natural Area Preservation District East: Residential Lionshead Mixed Use 1 District West, Mixed Use Lionshead Mixed Use 1 District 5 VIII. REVIEW CRITERIA Before acting on a conditional use permit application, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use: 1. Relationship and impact of the use on the development objectives of the Town. The Lionshead Mixed Use 1 zone district standards currently allow for professional office, business office, and studio uses on the second floor of buildings within Lionshead, subject to the issuance of a conditional use permit. The applicant is requesting approval of a conditional use permit for a business office on the second floor in Lionshead, consistent with the standards of the Lionshead Mixed Use 1 zone district.. Although not applied to this application, the Town of Vail recently adopted Ordinance No. 26, Series of 2004, which allows for the temporary relocation of business office uses to the first floor of buildings within Lionshead. The Lionshead Mixed Use 1 zone district standards previously did not allow office uses an the first floor; however, the Town of Vail determined that the approval of new and relocated office uses within Lionshead will be necessary to facilitate redevelopment construction. Staff believes the applicant's proposed temporary construction management office on the second floor of the Treetops building not only complies with the Town's zoning regulations, but it also furthers the Town's objective of redeveloping Lionshead. 2. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Staff does not believe this proposal will have a significant negative effect on the above criteria in comparison to existing conditions. 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flaw and control, access, maneuverability, and removal of snow from the street and parking areas. As this proposal exceeds the minimum parking standards of the Vail Town Cade, staff does not believe this proposal will have a significant negative effect on the above criteria in comparison to existing conditions. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use iin relation to surrounding uses. As this proposal does not involve any exterior change to the existing Treetops commercial building, Staff does not believe this proposal will have a significant negative effect an the above criteria in comparison to existing conditions. Staff believes this proposed business office uses will bring vitality to this currently vacant tenant space. 6 Staff believes that the temporary nature of this request will ensure that the Treetops commercial building will be returned to its retaillshopping character (as recommended by the Lionshead Redevelopment Master Plan and the Lionshead Mixed Use 1 zone distric#) ante the construction of the Lionshead Gore Hotel construction has been completed. IX. STAFF RECOMMENDATIQN The Department of Community Development recommends the Planning and Environmental Commission. approves, with conditions, this conditional use permit request to allow for the proposed business office, located at 450 East Lionshead Gircle (Treetops commercial building). Staff's recommendation is based upon the review of the criteria described in Section Vlll of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve, with conditions, this conditional use permit request, the Department of Community Development recommends the Commission pass the following motion: The Planning and Environmental Gommission approves, with conditions, a condr`tionaJ use permit, pursuant to Section 72-7N-4, Permitted and Gonditianal Uses; Second Floor and Above, Vail Town Code, to allow for business office located at 450 East Lionshead Circle (Treetops Building), Lot 6, Vail Lionshead Filing 9, and setting forth details in regard thereto, subject to the following conditions: This conditional use permit far a business office, located at 450 Easf Lionshead Circle (Treetops commercial building), shall expire upon the issuance of a final Certificate of Qccupancy for the Lionshead Core Site (i. e. ArrabelJe). Should the Planning and Environmental Gommission choose to approve, with conditions, this conditional use permit request, the Department of Community Development recommends the Commission makes the following findings: Based upon the review of the criteria outlined in Section VJII this Staff memorandum to the Planning and Environmental Commission dated January 24, 2005, and the evidence and testimony presented, the Planning and EnviranmentaJ Commission finds: The proposed business office, located at 450 East Lionshead Circle (Treetops commercial building), is in accordance with the purposes of the Zoning Regulations and the Lionshead Mixed-Use 7 District as referenced by Section V of this memorandum. 2. The proposed business office, located at 450 East Lionshead Circle tTreetops commercial building), and the conditions under which it will be operated or maintained are not detrimental to the public health, safefy, or welfare ar materially injurious fo properfies ar improvements in the vicinity. 7 3. The proposed business office, located at 45D East Lionshead Circle Treetops commercial building), complies with each of the applicable provisions of Chapter 72-16, Conditional Use Permit, Vail Town Code, as referenced by Section V of this memorandum. X. gTTACHMENTS A. Vicinity Map B. Applicant's Request C. Architectural Flaor Plans d, Putalic Notice • r~ 8 Q O T T 8 Attachment: B C.U.P. for Offices on Second Floor Treetops Commercial Building June 8, zoos Description of Proposed Use Vail Resort's developzx~ent of the Arrabelle at Vail Square will require extensive on-site construction management by VR personnel. The construction management team is in need of office space in close proximity to the Arrabelle. This proposal involves the use of a portion of the mezzanine/second level of the Treetops Building for these offices. As prescribed by the LHMU-1 zone district, "Business or Professional Offices" are permitted above ground level subject to the issuance ofa conditional use permit. Baekaround on the Treetops Building The development of the Arrabelle will necessitate the removal of the Gondola. Building and in doing so the removal of approximately 14,000 square feet of office space. This existing office space is utilized by VR employees directly related to the operation of Vail Mountain. l-n order to replace a portion of this office space a Conditional Use request for temporary offices on the first level of the Treetops building was approved by the Town this past winter. • Zoning Considerations The proposed use will not involve any changes to tlxe exterior of the building. As such there are no changes to square footage, site coverage, building height, etc. The proposed use represents a change in use from previously existing retail use to office use. Retail parking requirements are 2,3 spaces per 1,000 sq. ft. Based on the total mezzanine floor area of 2,710 sq. ft., this results in a parking requirement of 6.2 spaces. C7ffice parking requirements are 2.7 spaces per 1,000 sq. ft. The total amount of office square footage proposed by this Conditional Use request is approximately 2,x00 square feet, or a parking requirement of 5.4 spaces. The proposed change of use results in a parking reduction of .$ spaces. C.U.P. Review Criteria The following criteria are to be used in evaluating a conditional use request: 1. Relationship and impact of the t~se on development objectives of the town. Response The proposed use is directly related to what is arguably the Town's most important development objective -the redevelopment of the Care Site. The office use on second floor will occupy space that has been vacant. for nearly one year and as such will not displace any existing uses. • 2. Effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parrs and recreation facilities, and other public facilities and public facilities needs. Response The proposed temporary use will not affect any of the considerations outlined above. 3. Effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, at~aneuverability, and removal of snow from the streets and parking areas. Response No adverse affects are anticipated on these considerations.. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding areas. Response There are no exterior changes proposed to the building and as such no change to scale, bulk or mass.. 5. Such other factors and criteria as the commission deems applicable to the proposed use. Response Non e G. The environmental impact report concerning tl~e proposed use, if an environmental impact report is required by Chapter 12 of this title. Restaanse No environmental impact report is required for this proposed use. 4Y~ ~ A ~, ~, im i (y~ ,~ ~y i > z S ~x -.~~ ti ~.. ,- .I f I r - ', ~ w i ~. I a ,~~~ :' ~ I i , ; ~ ~ Q ~ o s 1 ~ ~' z `~ ~~ ~~ ~ ~ r ~i (~~ a 1 ~ I I ~ ~ ~ I I~1 I ~ ~..'~._~ ~~ ~ __ ~ - ~~ ~~ . ___ ~ E ~ -- ~ I 1 ~ ~~`~~ 3~ ; ~s , k p ~ ~~s~F ps ~~'4£~ a -~° !~~' ~~. e s;~~~ I bsa° ~if8f t~~ i i j~ e I~ ro'° 0 9s~r~,~~ !rf~f~•~~u djixi~iir 3 4 +~iir~+k~ci. i~~aiyai r ! `Ilh. ~ ,- - 1' 1 ~~ ' ~a I~ ' ~ .€ ~ c f~ ~.~ 3. -a 4 ~ 1 ~:_- _. R::-_ . , 1 ~~ _ w~ ~•~ . ~ .~.. 5 I - --~ S i i _.._ .~ ~; _~_ I ,3>I f _ Ess, ~~*;. ~~ ~ ~ ~a±'s I e u.1, ~ ia ~ y, ti ~~ 5~ icy 2 ~ S~~ - a, # P ~"c: u k ~~ 3 e 9~t ~ ;5 l s.: i ! ~ I ~ ~ ! ~ ~ ~ I SECOND FLOOR REMODEL l I .~ .............. ~ i fa VAIL MOUNTAIN OPERATIONS OFFICES -- -- :~U2lUl~~L~~H VAILRESQRTSI]FVELC)PM~NTC4htPANY v,a~, coLOk~o Attachment: Q C ,l lm~/~/~y~~'I~yy~ fry) ',/i(}~ ,+r,~ li +'~/ OIS I V~ llliiJ THIS ITEM MAY AFFECT YQUR PRQPERTY PUBLIC NC}TiCE • NOTICE IS HEREBY GNEN that the Planning and Environmental Gommission of the Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town Code, on June 27, 2005, at 2:00 pm, in the Tawn of Vail Municipal Building, in consideration of: A request for a final review of an amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Cade, to aifaw for an amendment to an existing platted building envelope, located at 1463 -Aspen Grove LanelLot 8B, Lion`s Ridge Filing 4, and setting Earth details in regard thereto. Applicant: Robert and Kristine SeEtay, represented by John Martin Architect, LLC Planner: Bill Gibson A request for final review of a fiaodplain modifcation, pursuant tca Chapter 14-6, Grading Standards, Vail Tawn Code, to allow for the bridge reconstruction, located at the Westhaven Drive Bridge and Pedestrian/Skier Bridge (a more complete description is available at the Department of Community Development offices); and setting forth details in regard thereto. Appiicant: Cascade Village Metropolitan District, represented by Lonco, Inc. Planner. Bill Gibson A request fora final review of a variance from Section 12-6C-6, Setbacks, Section 12- 6C-8, Density Control, and Section 12-i3C-9, Site Coverage, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a residential addition, located at 1448 Vail Valley Drive/Lot 1$, Blvck 3, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Robert Stephenson, Jr: and ,John Schofield, represented by Snowdon & Hopkins Architects. . Planner:. Bill Gibson A request for a fsnai review of a conditional use permit, pursuant to .Section 12-7M-4 ~~'` Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow farm j~ ~~ a professional office and studio, located at 450 East Lionshead Circle (Treetops 1~1~ Building), Lot 6, Vail Lionshead Filing 1, and setting forth details in regard thereto. Appiicant: Vail Resorts, represented by Braun Associates, loc. Planner: Bill Gibson A request for a final review of a conditional use permit, pursuant to Section 12-gC-3, Parking, Vail Town Code, to allow for a revision to the approved parking plan at the Vail Valley Medical Center, (ocated at 181 East Meadow DrivelLots E and F, Vail Village Filing 2, and setting forth details in regard thereto. Applicant: Vail Valley Medical Center, represented by Mauriello Planning Group, LLC Planner: Matt Gennett MEMQRANDUM TO: Planning and Environmental Commission FROM: Department of Community Development DATE: June 27, 2005 SUBJECT: A request for a final review of a conditional use permit, pursuant to Section 12-9C-3, Parking, Vail Tawn Code, to allow for a revision to the approved parking plan at the Vail Valley Medical Center, located at 181 West Meadow DrivefLots E and F, Vail Village Filing 2, and setting forth details in regard thereto. (PEC05-0042) Applicant: Vail Valley Medical Center represented by Mauriello Planning Group, LLC Planner: Matt Gennett I. SUMMARY The applicant, the Vail Valley Medical Center, represented by Mauriello Planning Group, LLC, is requesting to amend a conditional use permit, pursuant #o Section 12-9C-3, Parking, Vail Town Code, to allow for a revision to their approved parking management plan for the hospital facility located at 181 West Meadow Drive/Lots E and F, Vail Village Filing 2 (Attachment A). The amendment will allow the applicant to utilize 7,000 square feet of vacant interior building space for existing employees and a new computer system while not expanding staff, clientele, ar services offered. Based upon Staffs review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Deveiopment Department recommends approval, with conditions of this request subject to the findings and conditions noted in Section VIII of this memorandum. II. DESCRIPTION QF THE REQUEST The Vail Valley Medical Center is requesting to amend their conditional use permit to allow for a modified parking management plan which will allow them to more efficiently utilize approximately 7,000 square feet of vacant interior area which is comprised of two spaces: one on the basement level of the building which encompasses approximately 5,000 square feet; and the other is on the first floor level and contains approximately 2,000 square feet Attachment B), The purpose of making use of these vacant interior spaces is to expand existing offices for current employees and accommodate a new state-of-the-art computer system designed specifically for medical offices and hospitals. Much of the vacant space now proposed to be put into active use will be set up to train current employees an the new computer system. The new proposed parking management plan was revised in order to better accommodate the medical center's patients and employees. The VVMC campus currently contains 310 total parking spaces as approved by the Planning and Environmental Commission. Approximately 110 of these spaces are accessed from Meadow Drive and the remaining spaces are located in the parking structure which is accessible from the South Frontage Road. Along with Phase 1 of the project, which was approved in May of 2DD1 and added approximately 22,86D square feet of floor area, the medical center moved several offices and functions to the Edwards facility or elsewhere off campus, These employees and uses which have been relocated include materials management,. transportation department employees, and the removal of some medical office space and exam rooms. The demand for parking was reduced by six (6} parking spaces by the relocation of certain uses and the reduction of floor space for parking-intensive uses. Even though there was a reduction in demand with the new facility, the medical center adopted an official parking management plan far the site to ensure efficiency and a high level of service. Approved Parking Management Plan: • Providing separate visitor and employee parking areas; Providing shuttle service to employees from down valley areas; Providing free bus passes to medical center staff far transportation from areas within Eagle and Lake Counties; • Maintaining the current supply of parking an the campus; and • Providing valet services (free of charge} to visitors within the surface parking area. Incentives for participation in the alternative transportation plan include free lunch vouchers for carpoolers and shuttle riders and a free annual bus pass for bus riders. WMC operates six shuttle buses including one from Summit County to WMC, one from. Leadviile to WMC, one from Gypsum to Edwards, and two to and from EdwardsNVMC operating on 'h-hour intervals. WMC employs two full- time parking attendants, two full-time shuttle drivers, and a transportation coordinator. The overall budget for 2DD4 for the parking management plan was $3DD,DDD. In 2DD4 there were a total of 9,72D shuttle riders, 1,~DD carpoolers, and 874 bus users. Parking statistics have been collected for the site; the results of which the applicant has stated indicate the medical center is successfully managing its parking. The following table shows the total numbers of cars parked on campus at different times of the day in 2DD3 and 2DD5. In 2D03, WMC engaged the services of the Fox Higgins Transportation Group to analyze traffic and parking on the WMC campus. aay of Week Monday Tuesday Wednesday, Thursday Friday Parking Counts 24U3 and 2DU~* 2005 10:00 am 3:00 pm 10:00 am Not Collected Nat Collected 307 306 307 300 307 307 X07 304 302 289 296 292 284 2003 3:00 pm 307 307 3a~ 282 293 • 2 Saturday ~~ ~ ~ ~ 183 ~ ~ 190 ~ 183 ~ 188 Sunday 145 154 i44 153 Their report analyzed data coGlected in March 1999 (pre-Phase 1 redevelopment}, March 2002 (pre-Phase 1 redevelopment), and March 2003 (post-Phase 1 redevelopment). The proposed Phase 2 stage of the WMC redevelopment plan is expected to commence and be completed within five years and has begun with the acquisition of the West Star Bank Building immediately to the east of the existing medical center campus. The report seems to confirm the assumptions and recommendations made during the approval of the Phase 1 redevelopment: that due to the reductions made to staffing and services the traffic and parking demand would be reduced on- campus. The analysis of the traffic numbers shows a reduction in total traffic to the site by 28% (from 2002 count} and 21 % (from 1999 count). The reduction is concomitant to a reduced demand level for parking spaces at the medical center. Additionally, Fox Higgins analyzed parking count data taken before and after the Phase 1 redevelopment and this analysis demonstrates that of the 319 available parking spaces, only 294 were in use (in the worst case). The analysis also showed a 2% overaEl reduction in total cars parked on-site. Proposed Changes to the Apr~rp~ed Parkins Management Plan: The medical center is seeking to continually improve its parking management and transportation system. In order to the make the parking management and the alternative transportation system work with an increased level of efficiency, the medical center is proposing the following changes: • Effective l'ebruary 21, 2005, those participating in the shuttle program receive double lunch vouchers rather than the single voucher offered in prior years, • Also effective February 21, 2005, the requirement far the number of carpoolers to qualify for a free lunch voucher was reduced from 3 car occupants to 2 car occupants; • Maintain all current levels of parking, hospital programs, staffing, shuttle services, and incentive programs. • Effective in May 2005, VVMC added a shuttle to and from the Gypsum/Eagle area. III. BACKGROUND The original medical clinic was constructed in 19f7, and the Vail Valley Medical Center has been added over the years as the Town of Vail has grown. C}n May 14, 2001 the Planning and EnvironmentaP Commission approved a redevelopment of a portion of the Vail Valley Medical Center known as the Phase 1 addition. The addition actually removed an existing structure and 3 provided for a new obstetrics facility (Women and Children's Center, 2"d floor) and a new ambulatory surgery center (outpatient surgery on the 3`~' floor) (see Attachment B). The expansion approved in 2001 added approximately 22,66 square feet of new floor area to the medical center. On July 14, 2003 the Planning and Environmental -Commission approved a Parking Management Plan for the property. One of the requirements of that approval was that if the vacant space in the building is converted to other uses an amendment to the conditional use permit for the medical center and the parking management plan be reviewed and approved again by the PEC. During the past two years the hospital has expanded its campus with the purchase of the West Star Bank Building. The new purchase gives the medical center room to shift uses and services within its newly expanded campus. More importantly, additions{ parking has now become available on the West Star Bank property. N. REVIEWING BOARD ROLES order of Review: GeneraPly, conditional use permit applications will be reviewed by the Planning and Environmental Commission, and then any accompanying design review application will be reviewed by the Design f~eview Board. Planniina and Environmental Commission: The Planning and Environmental Carnmissian is responsible for final approval, approval with modifications, or denial of a conditional use permit application, in accordance with Chapter 12-16, Conditional Use Permits, Vail Town Code. Design Review Baard: The Design Review Board has no review authority over a conditional use permit application. However, the Design Review Baard 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 and/or Design Review Board. The Town Council may also call up a decision of the Planning and Environmental Commission and/or Design Review Board. Staff: The Town Staff facility#es the application review process. 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 DOCUMENTS A. Town of Vail Zoning Regulations • 4 For the Planning and Environmental Commission's reference, Section 12- 16-1, Vail Town Code, identifies the purpose for a conditional use permit as follows: "ln order to provide the flexibility necessary to achieve the objectives of this title, specified uses are permitted in certain districts subject to the granting of a conditional use permit. Because of their unusual or special characteristics, conditional uses require review so that they may be located properly with respect to the purposes of this title and with respect to their effects on surrounding properties. The review process prescribed in this chapter is intended to assure compatibility and harmonious development between conditional uses and surrounding properties in the Town at Jorge. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the Town may prescribe to insure that the location and operation of the conditional uses wI11 be in accordance with the development objectives of the Town and will not be detrimental to other uses ar properties. Where conditions cannot be devised, to achieve these objectives, applications for conditional use permits shall be denied." 12-9C-3: CONDITIONAL USES: (in part) A. Generally: The following conditional uses shall be permitted in the GU district, subject to Issuance of a conditional use permit in accordance with the provisions of chanter 96 of this title: Hospitals, medical and dental facilities, clinics, rehabilitafion centers, clinical pharmacies, and ambulance facilities. 12-~C-5: DEVELOPMENT STANDARDS: (in part) A. Prescribed By Planning And Environmental Commission: In the general use district, development standards in each of the fallowing categories shall be as prescribed by the planning and environmental commission: 1. Lot area and site dimensions. 2. Setbacks. 3. Building height. 4, Density control. 5. Site coverage. 6. Landscaping and site development. ~`. Parking and loading. B. Reviewed By Planning And Environmental Commission: ©evelopment standards shall be proposed by the applicant as a part of a conditional use permit application. Site specific development standards shall Then be determined by the planning and environmental commission during the review of the conditional use request in accordance with the provisions of chanter 18 of fhis title. 5 VI. VII. ZONING ANALYSIS Legal Description: Zoning: Land Use Plan Designs#ian: Current Land Use: Development Standards Lot area/site dimensions: Setbacks: Front: Side (w): Side (e): Rear: Building height: Density control: Site Coverage: Parking and loading: 181 EastMeadow DrivelLots E and F, Vail Village Filing 2 General Use zone district. Transition Area Medical Facility Existing Prooased 166,007 sf/3.811 acres No Change 22' N© change 39' No change 34' No change 29' No change 53' {all inclusive) No change NIA Na change 3,460 sq. ft. No change 329 spaces (excludes valet} No change SURROUNDING LAND USES AND ZONING Land Use Zoning North: Mixed Use Special Development District Na. 14 South: Residential Primary/Secondary East; Residential High Density Multiple Family VlJest: PubliclRecreational General Use VIlI. CRITZ=RIA AND FINDINGS Parking and loading are a development standard prescribed by the Planning and Environmental Commission in the General Use (GU) zone district. A. Consideration of Factors Regarding Conditional Use Permits: 1. Relationship and impact of the use on the development objectives of the Town. The original parking management plan was provided to meet the Planning and Environmental Commission's condition of approval for the Phase I expansion of the Vail Valley Medical Center_ The main purpose of the Phase I expansion was to improve medical services in the Vail Valley and had minor impacts on the overall capacity of the hospital. Evidently, the removal of a number of uses from the medical center's property actually reduced the number of vehicular trips to and from the site. Staff has determined the proposed use is the carne as the existing use and has a very positive impact on the development objectives of the Town of Vail as it serves a distinct community need and nothing changes with respect to the building, property, or number of vehicles traveling to and from the hospital The new parking management plan was a condition of approval from the • 6 PEC should the medical center propose to use the existing vacant spaces at any point in the future. The new parking management plan bring proposed is meant to meet that condition and improve the experience for patients and visitors of the hospital, thereby increasing the level of service offered today. 2. T'he effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Staff believes the proposed amendment to the existing conditional use permit will have negligible effects on the above- mentioned criteria as the bulk, shape, and size of the existing WMC building will not change. 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. The effect upon traffic with respect to congestion, safety, convenience, flow, control, access, maneuverability, and snow removal is anticipated to be positive as the applicant is proposing to improve all the aforementioned elements of this criterion with the modifications to the parking management plan. Again, as it is being reported by the applicant that there will be no increase in number of employees, nor any increase in the number of patients to be accommodated in association with this amendment to an existing conditional use permit, the factors related to this criterion will improve. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. The proposed amendment to the existing conditional use permit will have no impact upon this criterion. B. The Planning and Environmental Commission shall make the following findings before granting a conditional use permit: 1. That the proposed location of the use is in accordance with the purposes of the conditional use permit section of the zoning code and the purposes of the Lionshead Mixed Use-1 Zone District. 2. That the proposed location of the use and the conditions under which it will be operated or maintained will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 7 3. That the proposed use will comply with each of the applicable provisions of the conditional use permit section of the zoning code. IX STAFF RECOMMENQATION The Community Development Department recommends that the Planning and Environmental Commission approves, with conditions the applicant's request for an amendment to an existing Conditional Use Permit, pursuant to Section 12-9C-3, Parking, Vail Town Code, to allow for a revision to the approved parking plan at the Va'rl Valley Medical Center, located at 181 West Meadow Drivell_ots E and F, Vail Village Filing 2. Staffs recommendation of approval is based open the review of the criteria described in Section VIII of this memo, the evidence and testimony presented, and with the following condition: That the applicant agrees to not to increase staffing levels in association with this proposed amendment to a Conditional Use Permit. and will return to the Planning and Environmental Commission for an additional amendment to this permit upon the commencement of the anticipated Phase 2 expansion of their campus." Should the Planning and Environmental Commission choose approve to the requested amendment to a Conditional Use Permit, the Department of Community Development recommends the Commission pass the following motion; "Based upon the review of fhe criteria outlined !n Section Vlll of Phis memorandum, and the evidence and testimony presented, the Planning and Environmenfal Commission approves the request for an amendment to a conditional use permit with the following landings: 1_ That the proposed location of the use is in accordance with the purposes of the conditr'onal use permit section of fhe zoning code and fhe purposes of the district in which the site is located. 2. That the proposed location of the use and the conditions under which it would be operated or maintained would not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 3. That the proposed use would compfy with each of the applicable provisions of the conditional use permit section of the zoning code. And one condition: That the applicant agrees to not to increase staffing levels in association with this proposed amendment to a Conditional Use Permit and will return to the Plannr`ng and Environmental Commission for an additional amendment to this permit upon the commencement of the anticipated Phase 2 expansion of their campus. " 8 X. AT"TACHME6VTS A. Vicinity Map B. Reduced Floor Flans ~C. Applicant's Written Proposal • MEMORANDUM TQ: Planning and Environmental Commission FRC)M: Department of Community Development DATE: June 27, 2005 SUBJECT: A request for a final review of a conditional use permit, pursuant to Section 12-9C-3, Parking, Vail Town Code, to allow for a revision to the approved parking plan at the Vail Valley Medical Center, located at 181 West Meadow Drive/Lots E and F, Vail Village Filing 2, and seeking forth details in regard thereto. (PEC05-0042) Applicant: Vail Valley Medical Center represented by Mauriello Planning Group, LLC Planner: Matt Gennett SUMMARY The applicant, the Vail Valley Medical Center, represented by Mauriello Planning Group, LLC, is requesting to amend a conditional use permit, pursuant to Section 12-9C-3, Parking, Vail Town Code, to allow for a revision to their approved parking management plan for the hospital facility located at 181 West Meadow Drive/Lots E and F, Vail Village Filing 2 (Attachment A). The amendment will allow the applicant to utilize 7,000 square feet of vacant interior building space for existing employees and a new computer system while not expanding staff, clientele, or services offered. Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presenked, the Community Development Department recommends approval, with conditions of . this request subject to the findings and conditions noted in Section VIII of this memorandum. II. DESCRIPTION OF THE REQUEST The Vail Valley Medical Center is requesting to amend their conditional use permit to allow for a modified parking management plan which will allow them to mare efficiently utilize approximately 7,000 square feet of vacant interior area.. which is comprised of two spaces: one on the basement level of the building which encompasses approximately 5,000 square feet; and the other is on the first floor level and contains approximately 2,000 square feet (Attachment B). The purpose of making use of these vacant interior spaces is to expand existing offices for current employees and accommodate a new state-of-the-art computer system designed specifically for medical offices and hospitals. Much of the vacant space now proposed to be put into active use will be set up to train current employees on the new computer system. The new proposed parking management plan was revised in order to better accommodate the medical center's patients and employees. The WMC campus currently contains 319 total parking spaces as approved by the Planning and Environmental Commission. Approximately 110 of these spaces are accessed from Meadow Drive and the remaining spaces are located in the parking structure which is accessible from the South Frontage Road. Along with Phase 1 of the project, which was approved in May of 2001 and added approximately 22,866 square feet of floor area, the medical center moved several offices and functions to the Edwards facility or elsewhere off campus. These employees and uses which have been relocated include materials management, transportation department employees, and fhe removal of some medicaC office space and exam rooms. The demand for parking was reduced by six (6~ parking spaces by the relocation of certain uses and the reduction of floor space far parking-intensive uses. Even though there was a reduction in demand with the new facility, the medical center adapted an official parking management plan for the site to ensure efficiency and a high level of service. Agprc~ved Parkinca fUlanaoemen# Plan: Providing separate visitor and employee parking areas; Providing shuttle service to employees from dawn valley areas; • Providing free bus passes fo medical center staff far transportation from areas within Eagle and Lake Counties; • Maintaining the current supply of parking on the campus; and • Providing valet services {free of charge) to visitr~rs within the surface parking area. Incentives far participation in the alternative transportation plan include free lunch vouchers for carpaolers and shuttle riders and a free annual bus pass for bus riders. WMC operates six shuttle buses including one from Summit County to WMC, one from Leadville to WMC, one from Gypsum to Edwards, and two to and from EdwardsNVMC operating an 'l~-hour intervals. WMC employs two full- time parking attendants, two full-time shuttle drivers, and a transportation coordinator. The overall budget for 2004 for the parking management plan was $30o,0©a. In 2004 there were a total of 9,720 shuttle riders, 1,600 carpoolers, and 874 bus users. Parking statistics. have been collected for the site; the results of which khe applicant has stated indicate the medical center is successfully managing its parking. The following table shows the total numbers of cars parked an campus at different times of the day in 2003 and 2005. In 2003, WMC engaged the services of the Fox Higgins Transportation Group to analyze traffic and parking on the WMC campus. Day of Week Monday Tuesday Wednesday Thursday Friday Parking Counts 2003 and 2005* 2005 2403 10:00 am 3:00 pm 10:00 am 3:00 pm Nat Collected Nat Collected 347 307 308 347 346 307 347 347 347 305 304 342 - ~ 289 282 298 292 284 293 2 Saturday 183 190 183 188 Sunday ... ~ 145 ~ 154 I 144 I 153 Their report analyzed data collected in March 1999 (pre-Phase 1 redevelopment}, March 2002 (pre-Phase 1 redevelopment}, and March 2003 (post-Phase 1 redevelopment}. The proposed Phase 2 stage of the VVMC redevelopment plan is expected to commence and be completed within five years and has begun with the acquisition of the West Star Bank Building immediately to the east of the existing medical center campus. The report seems to conform the assumptions and recommendations made during the approval of the Phase 1 redevelapment: that due to the reductions made to staffing and services the traffic and parking demand would be reduced on- campus. The analysis of the traffic numbers shows a reduction in total traffic to the site by 28% (from 2002 Gaunt} and 21 °f° (from 1999 count}. The reduction is concomitant to a reduced demand level far parking spaces at the medical center. Additionally, Fox Higgins analyzed parking count data taken before and after the Phase 1 redevelapment and this analysis demonstrates that of the 319 available parking spaces, only 294 were in use (in the worst ease}. The analysis also showed a 2%° overall reduction in total cars parked on-site. Proposed Changes tg the Approved Parkins Management Plan: The medical center is seeking to continually improve its parking management and transportation system. In order to the make the parking management and the alternative transportation system work with an increased level of efficiency, the medical center is proposing the fallowing changes: • Effective February 21, 2005, those participating in the shuttle program receive double lunch vouchers rather than the single voucher offered in prior years, • Also effective February 21, 2005, the requirement far the number of carpoolers to qualify for a free lunch voucher was reduced from 3 car occupants to 2 car occupants; • Maintain all current levels of parking, hospital programs, staffing, shuttle services, and incentive programs. • Effective in May 2,005, WMC added a shuttle to and from the Gypsum/Eagle area. III. BACKGROUND The original medical clinic was constructed in 1967, and the Vail Valley Medical Center has been added over the years as the Town of Vail has grown. Dn May 14, 2001 the Planning and Environmental Commission approved a redevelapment of a portion of the Vail Valley Medical Center known as the Phase 1 addition. The addition actually removed an existing structure and 3 provided for a new obstetrics facility (Women and Children's Center, 2"d floor) and a new ambulatory surgery center (outpatient surgery on the Std floor) {see Attachment B}. The expansion approved in 2001 added approximately 22,866 square feet. of new floor area to the medical cen#er. On July 14, 2003 the Planning and Environmental Commission approved a Parking Management Pian for the property. One of the requirements of that approval was that if the vacan# space in the building is converted to other uses an amendment to the conditional use permit for the medical center and the parking management plan be reviewed and approved again by the PEC. During the past two years the hospital has expanded its campus with the purchase of the West Star Bank Building. The new purchase gives the medical center room to shift uses and services within its newly expanded campus. More importantly, 95 additional parking spaces will incrementally become available at the West Star Bank property as existing tenant leases expire. IV. REVIEWING BOARD ROLES Order of Review: Generally, conditional use permit 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 Enviranmental Commission is responsible for final approval, approval with modifications, or denial of a conditional use permit application, in accordance with Chapter 12-16, Conditional Ilse Permits, Vail Town Code. Desian Review Board: __ _ _.. The Design Review Board has na review authority over a conditional use permit 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 f7esign 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 facility#es the application review process. Staff reviews the submitted application materials for completeness and general compliance with the appropriate requirements of the Town Gode. 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 DOCUMENTS A. Town- of Vail Zoning Regulations 4 For the Planning and Environmental Commission's reference, Section 12- . 16-1 „ Vail Town Code, identifies the purpose for a conditional use permit as follows: "!n order to provide the flexibility necessary to achieve the objectives of this title, specified uses are permitted in certain districts subject to the granting of a conditional use permit. Because of their unusuaf or special characteristics, conditional uses require review so that they may be located properly with respect to the purposes of this title and with respect to their effects on surrounding properties. The review process prescribed in this chapter is intended to assure compatibility and harmonious development between conditions! uses and surrounding properties in the Town at large. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the Town may prescribe to insure that the Location and operation of the conditional uses will be in accordance with the development objectives of the Town and will not be detrimental to other uses ar properties. Where conditions cannot be devised, to achieve these objectives, applications for conditional use permifs shall be denied." 12-9C-3: CONDITIONAL USES: (in part A. Generally: The foNowing conditions! uses shall be permitted in the Gt1 district, subject to issuance of a conditional use permit in accordance with the provisions of chapter 96 of this title. Hospitals, medical acrd dental facilities, clinics, rehabilitation centers, clinical pharmacies, and ambulance facilities. 12-9C-5: DEVELOPMENT STANDARDS: (in part) A. Prescribed .8y Planning And Environmental Commission. In the general use district, development standards in each of the following categories shall be as prescribed by the planning and environmental commission: 9. Lot area and site dimensions. 2. Setbacks. 3, Building height. 4. Density control. 5. Site coverage. fi. Landscaping and site development. 7. Parking and loading. B. Reviewed Sy Planning And Environmental Commission: Development standards shall be proposed by fhe applicant as a part of a conditional use permit application. Site specific development standards shall Then be determined by the planning and environmental commission during fhe review of the conditional use request in accordance with the provisions of chapter 1 E of this title. 5 VI. ZONING ANALYSIS Legal Description: 181 EastMeadow Drive/Lots E and F , Vail Village Filing 2 Zoning: General Use zone district Land Use Plan Designation: Transition Area Current Land Use: Medical Facility Development Standards Existing Proposed Lot areafsite dimensions: 166,t1©7 sfI3.811 acres No Change Setbacks: Front: 22' No change Side (w): 39' No change Side (e): 34' No change Rear: 29' No change Building height: 53' (aII inclusive) No change Density control: NIA No change Site Coverage: 3,46© sq. ft. No change Parking and loading: 329 spaces {excludes valet} No change VII. SURROUNDING LAND USES AND Z©NING Land Use Zoning North: Mixed Use Special Development District No. 14 South: Residential 'Primary/Secondary East: Residential High Density Multiple Family West: Public/Recreational General Use VII[. CRITERIA AND FINDINGS Parking and loading are a development standard prescribed by the Planning and Environmental Commission in the General Use (GU) zone district. A. Consideration of Factors Reoardina Conditional Use Permits: 1. Relationship and impact of the use on the development objectives of the Town. The original parking management plan was provided to meet the Planning and Environmental Commission's condition of approval for the Phase I expansion pf the Vail Valley Medical Center. The main purpose of the Phase l expansion was to improve medical services in the Vail Valley and had minor impacts on the overall capacity of the hospiital. Evidently, the removal of a number of uses from the medical center's property actually reduced the number of vehicular trips to and from the site. Staff has determined the proposed use is the same as the existing use and has a very positive impact on the development objectives of the Town of Vail as it serves a distinct community need and no#hing changes with respect to the building, property, or number of vehicles traveling to and from the hospital. The new parking management plan was a condition of approval from the 6 PEC should the medical center propose to use the existing vacant spaces at any point in the future, The new parking management plan bring proposed is meant to meet that condition and improve the experience for patients and visitors of the hospital, thereby increasing the level of service offered today. 2. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Staff believes the proposed conditional use permit will have mentioned criteria as the bulk, VVMC building will not change. amendment to the existing negligible effects on the above- shape, and size of the existing 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. The effect upon traffic with respect to congestion, safety, convenience, flow, control, access, maneuverability, and snow removal is anticipated to be positive as the applicant is proposing to improve all the aforementioned elements of this criterion with the modifications to the parking management plan. Again, as it is being reported by the applicant that there will be no increase in number of employees, nor any increase in the number of patients to be accommodated in association with this amendment to an existing conditional use permit, the factors related to this criterion will improve. 4. 'Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. The proposed amendment to the existing conditional use permit will have no impact upon this criterion. B. The Planning and Environm~;ntal Commission shall make the following findings before granting a conditional use permit: That the proposed location of the use is in accordance with the purposes of the conditional use permit section of the zoning code and the purposes of the l.ionshead Mixed lJse,1 Zone District. ~. That the proposed 9ocation of the use and the conditions under which it wild be operated or maintained will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 7 • • 3. That the proposed use will comply with each of the applicable provisions of the conditional use permit section of the zoning cede. IX. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Cammission approves, with conditions the applicant's request far an amendment to an existing Conditional Use Permit, pursuant to Section 12-9C-3, Parking, Vail Town Code, to allow for a revision to the approved parking plan at the Vail Valley Medical Center, located at 181West Meadow DrivelLots E and F, Vail Village Filing 2. Staff's recommendation of approval is based upon the review of the criteria described in Section Vlll of this mama, the evidence and testimony presented, and with the following condition: 1. That the applicant agrees to not to increase staffing levels in association with this proposed amendment to a Conditional Use Permit and will return to the Planning and Environmental Cammission for an additional amendment to this permit upon the commencement of the anticipated Phase 2 expansion of their campus." Should the Planning and Environmental Commission choose approve to the requested amendment to a Conditional Use Permit, the Department of Community Development recommends the Commission pass the following motion: "Based upon the review of the cn"teria outiirred in Section Vll! of this memorandum, and fhe evidence and testimony presenfed, fhe Planning and Environmenfal Commission approves fhe request f©r an amendment to a conditional use permit with the following findings: ?. That the proposed location of the use is in accordance with the purposes of the conditional use permit section of the zoning code and the purposes of the district r`n which the site is located. 2. That the proposed location of the use and the condifions under which it would be operated or maintained would not be detrimental to the public health, safety, or welfare or materially r'n1urious to properties or improvements in the vicinity. 3. That fhe proposed use would comply with each of fhe applicable provisions of the conditional use permit section of the zoning code. ,4nd one condition: 7. That the applicant agrees to not to increase staffing levels in association with this proposed amendment to a Conditional Use Permit and will return to the Planning and Environmenta! Commission for an additional amendment to this permit upon the commencement of the anticipated Phase 2 expansion of their campus. „ 8 X, ATTACHMENTS A, Vicinity Map B. Reduced Flaar Plans C. Applicant's Written Proposal • ;, G R ~ rp~ ~~ ~~ ~ 1 ~ ~ ~.''! ~ 1! f 1 fi~ ~ 44 ~ tom, {J °~ = N 1 j f l y I 1. 1` i 4 ~, r ~„".- ---rte x ' t~ 5 ;.'~~r~ w ~. +. l~r1~J ~Z~.~~ -'=ri.`$L'--rw x; f~ a. `~ 1 ~, t J7 ; ~ ~ . 1( ,tury4~ [~ ~ ~ l . ~~ r.~ ~ ~ J~~~ 1. ~.~ ~~~ ti ~ ~ i -.-~..-. n nv If~K_...n ..FFF''~v~1111 ~^1 ~. .4J fr ~~~+ fF 1 ~~ ~ ~ y 'uJ J O ~ s ~ ' `' ' --- (r--~~ r= : !- 1~ '~ i r`~ - ~, yiry. ~~ _""~y~4. ~1 _ ; ~- --- 1--_ +t'' ',~~£,~ jj ~ /J/ .~v ~~ ~~. _~ '~~ ~ r r i '~~ ~i- 67 ~i ~.i A 0 ~s a~ a~ U Q I.r ~ L+ ~ ~ }r~~ll ~ V } • I Attachment: C Vail Valley Medical Center ,, ~ -__.__ _ - ------- ~ ~ y I ~I li fi 1 / ~ i f '.~', / z: I i } i ~`~ ~ 5^ti`,~ ~ e `~YTt."~Cr ~-c }"hit w.:~: y~ i r~ ..~ a --._ - r 11.~t ~~ 4, '~+ ~ lA a i °'~f .. ~ . ~ ~ t i r; . .,~ -- ',; '.. f'.1~ l~~ .~ ` /Fix l~ "I ~'~ I ~~~ . `- . f ~~dlCJll +!~ aL. ;~ _ ~' ~__ _~ __.. a._. ~. __ _......_.._.J Application for Amendment t© Conditional Use Permit Proposed Use of Vacant Space May 2~~5 ~: ~ -- ~ If, ti~ '• ,~ ~9 '~a I f~. _ - J] ~ . ~L~ I V I ly ^i I i~ ~ .x e ] .~ ~~ it ~ 1 `1... '~_'~ ~'~ F rw a'~Yrr~' 47 ~i_~'.*^~~4.}! :,lV' !~ Y~iRsl~R~~~ •, ~ • ~.. 0 ,w_ia .~-r } i'~ 1, %' ~ 1~1~~~ ~i yrs., ~~~..~\, K+;' ~I'~,'l~Ir~~l'~ j~.~~~~I ~ ~ j .; t ?. ~.:_i__ ~' i~_, ~. s I ~ ., ,~~ ;. T _L _!f~ ~.~. ~ ~._s ;r Vii. I. Background On May 14, 2001 the Planning and Environmental Commission approved a redevelopment of a portion of the Vail Valley Medical Center known as the Phase 1 addition. The proposed addition removed an existing structure and provided for a new obstetrics facility Women and Children's Center - 2"~ floor) and new ambulatory surgery center (outpatient surgery on the 3~~ floor). On July 14, 2003 the Planning and Environmental Commission approved a Parking Management Plan for the property. One of the requirements of that approval was that if the vacant space in the building is converted to other uses and amendment to the conditional use permit for the medical center and parking plan be reviewed and approved by the PEG. During past two years the hospital has expanded its campus with the purchase of the West Star Bank Building. This purchase has allowed the medical center to shift uses and services within its new campus. Additional parking is also now available on the West Star Bank property. This purchase has laid the groundwork for a better ultimate redevelopment solution with better access to the S. Frontage Road. As many may recall, when the new Women°s and Children's Center was approved there was approximately 7,000 sq. ft. gross of vacant, unplanned area on the first floor of the building (5,x00 sq. ft. on zero level of building and 2,000 sq. ft. of new care and shell space). No uses were programmed at that time for this space. The space was used in the construction and transition periods to allow medical center offices to be shuffled around the building. A portion of the space is cdrrently occupied by the Steadman Hawkins Foundation but an equal amount of floor area was vacated in ether portions of the building to compensate for this occupancy as approved by the Town. The proposed amendment will allow use of vacant space without any increase in staffing, without the addition of any new programs, and without the need for additional parking an campus. Vail Valley Medical Center MaurieSlo Planning Group, LLC IL The Proposed Amendment There is presently 7,OOQ sq. ft. of space that was left vacant or used far storage per the prior TOV approvals.. The medical center would like to make use of these spaces to address four core issues: 1. The need for space far new technology facilities; 2. The need for new training facilities related to the new technology improvements, 3. The need for better quality and larger office spaces for existing users, and 4. The need for new meeting room facilities for existing users. The medical center is acquiring new state of the art computer technology that. will integrate all aspects afi patient care and business functions of the hospital. All medical center records will be stored and accessed digitally making for a very efficient operation. These changes affect all personnel within the medical center including accounting, billing, imaging, administration, and patient records to name a few. The physical space demands for this type of equipment are more than triple what exists today in the medical center. Additionally, the medical center will spend the next two years in extensive training with all of the medical center staff on the use of this new computer technology. Training room space of approximately 2,Oa0 sq. ft. will be required to accommodate existing employees for training on a daily or weekly basis,. One only need visit some of the existing nurses' stations, meeting rooms, and administrative spaces within the building to understand the rather cramped conditions that exist in the medical center. The proposed amendment will allow the expansion of office spaces and meeting areas to allow far better quality spaces. Vail Valley lvtedical tenter ~ tvtauriello Planning Groin, LLC • Ili. Parking Management Managing parking can be a difficult business far a business Like the medical center. Most people want to be able to get in their ears in the morning, drive to work, park for 8 hours, and then return home. The only way to get the typical American to abandon their vehicle is to either make parking inconvenient or costly, provide financial or other incentives to not drive one's car, or require employees to make commuting arrangements as part of their employment. Today the medical center has been using a voluntary program of opportunities and incentives to entice employees to find other means of travel to work or to carpool. The program has been very successful but can be even more successful in the future by using a system of both carrots and sticks. It has come to the attention of the VVMC that some empbyees of tenants in the medical center have found it convenient to park in the Town`s municipal lot across the street from the facility. The Town has not ticketed these vehicles and therefore the behavior has continued. WMC has made it clear to employees that parking in the Town's municipal will not be tolerated. The medical center is now taking steps to enforce more stringent use of alternative means of trove! to work. The following sections will detail proposed changes to the program which we believe will make the program even more successful than it is today. A. Approved Parking Management Plan The WMC campus currently contains 319 total parking spaces as approved by the Planning and Environmental Commission. Approximately 110 of these spaces are accessed from Meadow Drive and the remainder are located in the parking structure and accessed from the South Frontage Road. Along with the Phase 1 project, the medical center moved several offices and functions to theEdwards facility or elsewhere off campus. These relocated employees and uses included materials management, transportation department employees, and removal of some medical office space and exam rooms. The demand for parking was reduced 6 parking spaces. Even though there was a reduction in demand with the new facility, the medical center adopted an official parking management plan for the site (VVMC had already been employing many of these programs in an informal way). Vail Valley Medical Center 3 Mauriello Planning Group, LLC The approved parking management plan includes: • Providing separate visitor and employee parking areas; • Providing shuttle service to employees from downvailey areas; • Providing free bus passes to medical center staff for transportation from areas within Eagle and Lake Counties; • Maintaining the current supply of parking on the campus; and • Providing valet services (free of charge} to visitors within the surface parking area. Incentives for participation in the alternative transportation plan include free lunch vouchers for carpoolers and shuttle riders and a free annual. bus pass for bus riders. WMC operates six shuttle buses including one from Summit County to WMC, one from Leadville to WMC, one from Gypsum to Edwards, and two to and from EdwardsNVMC operating on'/z-hour intervals. WMC employs twro full-time parking attendants, two full-time shuttle drivers, and a transportation coordinator. The overall budget for 2004 for the parking management plan was $300,000. • B. Success of Parking IWlanagement Plan The success of the parking management plan can be shown by the numbers of people participating in the program as well as the parking counts taken annually. In 2004 there were a total of 9,720 shuttle riders, 1,500 carpoolers, and 874 bus users. Parking statistics have been collected for the site and tell a consistent story that the medical center is successfully managing its parking. The following table shows the total numbers of cars parked on campus a# different times of the day in 2003 and 2005. Vail Valley Medical Center ~ Maur~ello Planning Group, LLC Day of Week Monday Tuesday Wednesday Thursday Friday Saturday Sunday Parking Counts 2003 and 2005* 2005 ~ 10:00 am Not Collected 306 307 304 296 183 145 2003 3:04 pm 307 307 305 282 293 188 153 3:00 pm Not Collected 307 307 302 292 190 154 10:00 am 307 306 307 289 284 183 144 '`F~arking counts taken March 3-9, 2003 and February 22-27, 2005 C. Parking and Traffiic Data p-nafysis 1n 2003,, WMC engaged the services of the Fax Higgins Transportation Group to analyze traffic and parking an the WMG campus. They analyzed the conditions that existed before the Phase 1 redevelopment began and compared that to new data collected after completion of the Phase 1 redevelopment. Their report is attached for reference. Their report analyzed data collected in March 1999 (pre-Phase 1 redevelopment), March 2002 (pre-Phase 1 redevelopment), and March 2003 (post-Phase 1 redevelopment}. Their report confirms the assumptions and recommendations made during the approval of the Phase 1 redevelopment, namely that due to the reductions made to staffing and services the traffic and parking demand would be reduced an-campus. The analysis of the traffic numbers shows a reduction in total traffic to the site by 28% (from 2002 count} and 21% (from 1999 count). That reduction relates to a reduction in parking need. Additionally, Fox Higgins also analyzed parking count data taken before and after the Phase 1 redevelopment. That anaiysis shows that of the 319 available parking spaces, oniy 294 were in use (in the worst case). The analysis also showed a 2% overall reduction in total cars parked on-site. Vain Valley Medical Center Mauriello Planning Group, LLC 5 • • D. Proposed Changes to Parking Management Plan The medical center is continually looking for ways to improve its parking management and transportation system. In order to the make the parking management and the alternative transportation system work even more efficiently the medical center is proposing the following changes: • Effective February 21, 2x05, those participating in the shuttle program receive double Lunch vouchers rather than the single voucher offered in prior years; • Also effective February 21, 2005, the requirement for the number of carpoolers to qualify for a free lunch voucher was reduced from 3 car occupants to 2 car occupants; • Maintain all current levels of parking, hospital programs, staffing, shuttle services, and incentive programs. • Effective in May 2005, WMC added a shuttle to and from the GypsumOEagle area. • Vail Valley Medical Cen#er 6 Maurielia ~'lanning Groin, LLC iv. Conditional Use Permit Criteria Below is the criteria used by the staff and the Planning and Environmental Commission when reviewing a request for a Conditional Use Permit. We have addressed each of these criteria and find that the proposal fully complies with each. A. The effect of the use on light and air, distribution of population, transportation facilities, utilities, sch©ols, parks and recreation facilities, and other public facilities needs. fur Analysis: The Vail Valley Medical Center is part of the public arguasi-public infrastructure of the Town and the county. Approximately one-half of the services provided at this medical center service directly those needs of the permanent population. Without such a facility located in our community many would be required to travel to ®Bever or elsewhere to receive quality health care. It is largely the growth in demand placed on this facility by the local population that has created a need far improved facilities. The VVMC has responded to these demands for service with the Phase 1 addition, completed in 2082. This application is an extension of that approval and. is necessary to allow the hospital to continue to operate efficiently and in a quality manner without additional negative impacts to the community. The proposed expanded use of floor area will have little, if any, impact on utilities, schools, parks, and recreation facilities. Transportation facilities will not be negatively impacted by the proposed changes since there is no increase in programs, services, or patients as a result of the proposed changes. The existing parking facilities located on-site and the parking management plan being provided for the uses on-site will allow the medical center to operate in an efficient manner thus creating a compatible relationship to other uses in the neighborhood. Vail Valley Medical Center Mauriella Planning Group, LLC ~ • B. Effect upon traffic with particufar reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. Our Analysis: The proposed uses will have little if any impact on these issues. The Phase 1 addition and this expansion of use, given the uses that were removed from the site in 2002 (materials management employees, medical office employees, medical office exam rooms, transportation department employees, Urgent Care Center in Edwards, etc.} actually reduced the number of vehicles coming to the site as evidenced by the traffic study provided. Large delivery vehicles (especially semi-trailer} trips have all but been eliminated from the site. The proposed parking management program allows visitors to the hospital to be valet parked {free of charge} and therefore the VVMC is able to accommodate visitors to the site in an efficient and effective manner. The proposed parking management pion documents the activities and operations that have been in place at the medical center since the new addition was completed. Over the past several years VVMC has been able to show its ability to manage parking on its campus which accommodates its employees and visitors. The parking and traffic analysis also documents the reduction. in traffic to and from the since which directly impacts parking resources. The proposed plan is consistent with this criterion. G. Effect upon the character of the area in which the proposed use is to be located, including the scale and,bulk of the proposed use in relation to surrounding uses. Our Analysis: The VVMC site has long been a medical facility characterized by hospital and medical office uses. The property to the north of the hospital, the Evergreen Lodge is a 7-story lodge and condominium facility. To the east is the Weststar Bank building, a 3 to 4-story office building which is now owned by the VVMC. Also to the east is the Skaal Hus, a 2-story condominium project. The VVMC campus is bordered an the south by West Meadow Drive. Beyond West Meadow Drive to the south are singie- family homes. The property to the west of the VVMC is the Dobson Ice Arena and the 'Library. '~ Vail Valley Medical Center ~ Mauriello Planning Group, LLC The existing WMC facility is comprised of a series of one, two, and three- story structures that have been connected over the years, The proposed changes will have no impact to the bulk. and mass of the building. • Vail Valley Medical Center Mauriello Planning Graup, LLC ~ V. Land Use Plan ~©als Below is a list of Goals from the Vail Land Use Plan that are applicable to the VVMC. The Phase 1 addition was found to be consistent with these goals as the proposal is responding to the needs of the community, is being developed in an area where development is currently located, and is upgrading an older building and improving upon its character. These goals also apply to the proposed change of use and parking management plan, which allows the medical center to operate efficiently and effectively. 1. General GrowthlDe~eiopment 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.1 g Development of Tawn awned lands by the Town of Vail (other than parks and open space) maybe permitted where no high hazards exist, if such development is far public use. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 6. Community Services ~.1 Services should keep pace with increased growth. 6.2 The Tawn of Vail shouid play a role in future development through balancing growth with services. 6.3 Services should be adjusted to keep pace with the needs of peak periods. Vail Valley Medical Center ~ ~ Mauriello Planning Group, LLC MEMORANDUM TD: Planning and Environmental Commission FROM: Community Development Department DATE: June 27, 2005 SUBJECT: A request for a final review of a land use plan amendment for the Chamonix Parcel Land' Use Plan pursuant to Chapter Vlll, Section 3, Town of Vail Land Use Plan, for the Chamonix Parcel located at 2310 Chamonix Road/Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto, (PEC05-0053) Applicant: Town of Vail, represented by Suzanne Silverihorne Planner: Matt Gennett I. SUMMARY The applicant, the Town of Vail, represented by Suzanne Sllverthorne, is requesting a final review of an amendment for the Chamonix Parcel Land Use Plan pursuant to Chapter VIII, Section 3, Town of Vail Land Use Plan, for the Chamonix Parcel, located at 2310 Chamonix Road Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. The proposed amendment entails incorporating the Chamonix Parcel Land Use Plan {Attachment B), which includes a site plan map, as Appendix F of the Town of Vail Land Use Plan. Staff is recommending approval of the proposed amendment to the Town of Vail Land Use Plan, with the findings contained in Section VIIC of this memorandum. II. BACKGROUND Numerous meetings have been held over the past year between the Town of Vail, its consultants {Davis Partners and. Michael Hazard Associates), and a neighborhood committee representing the interests of the West Vail neighborhood which surrounds the subject property, During the course of the committee meetings and as a result of the preliminary stages of this. masker planning process, a number of site plans and development scenarios were presented and discussed. From this discourse, a basic site plan identifying the primary, fire station, and other desired, secondary uses, depicted in color coded polygons on the site plan, was created as the fundamental foundation for a land use plan which designates permissible, general uses and their most suitable locations on the site {Attachment B). do July 20, 2004, upon the recommendation of a council-citizen-staff review committee,. the Vail Town Council authorized the Town Manager to hire the planning team of Davis PartnershipfMichael Hazard Associates to facilitate a master land. use plan for the town-owned Chamonix property at 2310 Chamonix Road. The town initiated the planning process to determine how best to accommodate a future fire station on the 3.6 acre parcel, as well as other desired and compatible uses. The town purchased the land far $2.6 million in 2002. At the time, a fire station, affordable pausing and land banking were identified as passible future uses. The land is currently zoned Two-Family Primary-Secondary Residential (PS}. In authorizing the planning study, the Tawn Council acknowledged that a master planlland use plan would serve wel9 to guide future decisions on the design, funding and construction of a third fire station for the town, as well as other future uses on the property. Members of the citizen review team were assembled to help manage this interactive, community input process. The members of tyre committe are Dick Cleveland and Kim Ruotolo from the Town Council; Bob Armour, Trivia Hutchinson and Bruce Norring from the West Vail neighborhood; and representatives from the Fire & Emergency Services Department and other Town of Vail staff. IV. tan January 24, 2005, the Planning and Environmental Commission SPEC) held a work session to consider the proposed, preliminary Land Use Plan for the Chamonix parcel, which is owned by the Town of Vail, hear public input, and discuss the other possible uses an site which would be in addition to the primary fire station use. At the January 24 hearing„ the PEC determined that the preliminary land use plan concept was a suitable starting point far the site and asked to see a final plan draft document upon completion (Attachment C). RECt)MMENDED PROCESS Based on the findings in the study commissioned by the Town Council, input from the neighborhood, and staffs analysis, the recommended initial step in the process is to rezone the Chamonix parcel to a Medium Density Multiple-Family Residential (MDMF) zone district, which would be harmonious with the Tawn of Vail Land Use Plan as it designates the subject property as Medium Density Residential. The Medium Density Residential land use designation as detailed in the existing, adopted Land Use Plan lists a fire station as a previously contemplated desired use on the subject property. The recommended zoning change would enable the town to move forward with the design and construction of residential options on the property not to exceed 18 dwelling uniks per acre. The Lire station would be allowed as a conditional use in the MDMF zone district, just as it is under PS zoning, and the proposed master plan would serve as the guiding policy document which designates the fire station as the primary use on the site. No commercial or retail uses would be allowed within the recommended zone district in accordance with the existing master plan and sentiments expressed during the neighborhood meetings; however the recommended zone change would allow the opportunity for home occupations to occur upon the issuance of a home occupation permit. Pursuant to Chapter VIII, Section 3, Town of Vail Land Use Pian, the recormended process will likewise entail amending the Tawn of Vail Land Use Plan to include as an addendum the proposed Chamonix Parcel Master Plan to serve as the updated, more detailed consensus on how the subject property is to be best used in the interests of the Town of Vail. THE PLAN The following bulleted points summarize some of the critical elements identified throughout this process thus far which are to be encompassed within the master plan: • The fire station shall be located at the south end of the site near the existing Heavy Service (MS) zone district. and shall be designed with a feeder road that accesses drive-through engine bays. • The primary site access shall be located off Chamonix Road. • Any additional access tv the North Frontage Road through the Shell or Vllendy's properties (Tract B, Vail Das Schone Filing 1) will need to be studied and additional agreements with the other property owners will need to occur. The existing easement that. allows access to the North Frontage Road currently has a poor alignment with the existing properties and a new access agreement between the existing properties would better serve the Chamonix property. • Any proposed development on the Chamonix property shall be accessed off the feeder road indicated on the land use map included with the Chamonix Parcel Land Use Plan draft document. • Driveway access off Chamonix Lane shall only be used to access accessible units and uses. • An open space buffer shall be established between the existing neighborhood and any new development on the Chamonix property. • The neighborhood does not want any commercial or retail. uses on the Chamonix property. The neighborhood's goal is to protect the residential character of the neighborhood. • If a residential development is proposed on the Chamonix property, it should include 3 to 4 bedroom affordable housing units. • Recreational open space should be included on the Chamonix property. Askate-boarding park has been considered as an option for an active recreational use. • The proposed building architecture along Chamonix Lane shall be residential in character. Based upon these initial findings, a final land use site plan was completed. The land use site plan defines four specific land use areas on the Chamonix property as the basis far a written master plan far this property. The recommended land uses are to be outlined as follows (see Attachment B): • Fire Station area and feeder road (1.1 acres}. The fire station and feeder road are proposed to be located an the southernmost portion of the site so they will have the lowest impact to the existing residential neighborhood. The uses are similar to the existing heavy service uses along the North Frontage Road. • A second area defines a development zone (1.4 acres) that would be used as a transition zone between the heavy service district to the south and the residential neighborhood to the north. This development zone could include multi-family residential uses. • A third area defines a buffer zone (.5 acres) that would use open space to separate the development zone and fire station from the existing neighborhood. - A fourth area, encompassing the east and west edges of the property (.6 acres) would be designated active ar passive recreational spaces as amenities to further blend the development zone and the fire station into the existing neighborhood. • 3 V. VI. SITE ANALYSIS ~ EVALUATION The purpose of a site evaluation in the context of a master plan is to inventory and analyze the natural and human-imposed conditions of the site to determine the development constraints and opportunities. Existing Site Conditions: • The property is 3.6 acres of undeveloped land in the Two-Family Primary/Secondary (PS) zone district and any proposed uses and structures must conform to the zoning standards of P5 zoning. • The existing vegetation on the site consists of indigenous grasses and shrubbery with no trees. • Topography is sloping from the north to the south at approximately 45% at the west side of the site and 1©°/a at the east side of the site. The fall over the site is approximately 66 feet. • The best views are of the Gore Lange to the east, visible from most of the site. • The southeast corner of the site has public service lines and. transformers that will need t© be relocated or protected during development. • The majority of the traffic around the site is residential with some scheduled bus traffic. • The current Town of Vail Land Use Plan defines the property as medium density residential. Surrounding Land Uses and Zanina: Land Use Zoning North: Residential Two-Family PrimarylSecondary (PS} South: Service Heavy Service (HS) East: Commercial Commercial Core 3 (CGIII} West: Residential Two-Family PrirnaryfSecondary (PS} APPLICABLE PLANNING I~OCUMIENTS The Town of Vail Land Use Plan (excerpted below} Medium ~ertsity Residential The medium density residential category r'ncludes housing which would typically be designed as attached units with common walls. Densities in this category would range from 3 to 94 dwelling units per buildable acre. Additional types of uses in this category would include private recreation facilities, private parking facilities and institutional /public uses such as parks, open space, churches, and fire stations. (Chapter VI„ pg 32, Town of Vai11-and Use Plan}; Chapter VIII, Implementation, Section 3, Amendment Process, Town of Vail Land Use Plan; and TITLE 12 ZONING REGULATIONS, VAIL TOWN GONE ARTICLE G. ME©lUM DENSITY MULTIPLE-FAMIL'/ (NOME} DIST-4ICT 4 ~~-s~-~: Pu~POSE: The medium density multiple-family district is Intended to provide sites for multiple- famr'ly dwellr'ngs at densities to a maximum of eighteen (18,1 dwelling units per acre, together with such public facilities as may appropriately be located In the same district. The medium density multiple-family district is intended to ensure adequate light, air, open space, and other amenities commensurate with multiple-family occupancy, and to maintain the desirable residential qualities of the district by establishing appropriate site development standards. Certain nonresidential uses are permitted as conditional uses, acrd where permitted, are intended to blend harmoniously with the residential character of the district. 12-6G-3: CONDITIONAL USE'S: The fallowing conditional uses shall be permitted in the MDMF district, subject to Issuance of a conditional Use permit In accordance with the provisions of cha,oter 16 of this title: Public buildings, grounds, and facilities. VII. STAFF RECOMMENDATION Staff recommends the Planning and Environmental Commission (PEC} approves the proposed amendment to the Vail Land Use Plan pursuant to Chapter VIII, Section 3, Town of Vail Land Use Plan, for the Chamonix Parcel located at Tract D, Vail Das Schone Filing 1, with the finding that the proposed amendment meets the purpose and intent of part A, Community Development Department Amendments, Section 3, Amendment Process in Chapter VIII of the Vail Land Use Plan. The attached draft of the land use plan document will be proposed to the Vail Tawn Council far adoption by ordinance as an appendix to the Town of Vail Land Use Plan, in accordance with Chapter VIII, Section 8, of the Town of Vail Land Use Plan.. Should the Planning and Environmental Commission choose approve to the requested variances, the Department of Community Development recommends the Commission pass the following motion: "based upon purpose and intent of Chapter Vlll, Section 3A, Community Development Department Amendments, Vall Land Use Plan, the Planning and Environmental Commission finds the proposed land use plan amendment meets the development objectives of the Town of Vail. " VIII. ATTACHMENTS A. Vicinity Map B. Proposed Land Use Plan (includes Land Use Plan map} 5 0 T e Attachment: B • CHAMDNIX PARCEL LAND USE PLAN June 27, 2005 Arepared by the Town at Vaii Community Development Department, Davis Partnership Architects, and Michael Hazard Associates _, 3 ' 4~~ e$~ .~ ~ d" ry ,~. ~ 'r ' ~ , k 1 ~ ~ Sy , - ~R Y5 k ~J , N k i f ~. ' J ;~ r~,,.. ~ _- 'Iy'f4.` ..,X P. i. ~ _J I. SUMMARY Davis Partnership and Michael Hazard Associates, along with the Town of Vail administration, staff, and review team has completed a land use plan and master plan study for the Chamonix Property, commonly referred to as the "Chamonix Parcel". The process incorporated the information compiled by the project team through a number of meetings among the review team, neighborhood, and Town Council which occurred between August and November, 2(304, and led to the development of the following project objectives: • Identify a location for the West Vail Fire Station on the Chamonix Parcel, • Identify other potential land use opportunities for the Chamonix Parcel. • Provide a Land Use Plan (Attachment A} which can be used as a guideline to establish detailed developmen# plans for the Chamonix Parcel. II. PfZQCEDURAL REQUIREMENTS Following the study phase of this project, staff determined that the land use designation for the Chamonix Parcel as indicated on the Official Land Use Map does not require an amendment. The official land use designation of the Chamonix Parcel is "Medium Density Residential" on the O~clal Land Use Map, which has "Fire Station" as a use specifically called out as a desired use within the description of this designation in the Toen of Vail Land Use Plan, and suits the residential component contained in this Chamonix Parcel Land Use Plan draft document. The current zoning designation far the property under Title 12, Zoning Regulations, Vail Town Code, however, does require an amendment from its present Two-Family PrimarylSecondary (PS} Residential designation on the Official Land Use Map for the Town of Vail, to Medium Density Multiple Family in order to accomplish the goal of incorporating a medium density residential component into this draft land use plan document. The fire station use requires the approval of a Conditional Use Permit by the Planning and l=nvironmental Commission in either residential zone distric# and would therefore not necessitate the approval of a zone change. The passive recreational areas identified an the Chamonix Parcel Land Use Plan site plan map included with this document would not require the proper execution of a change in zoning, or modifying the parcel's designation on the Official Vail Land Use Map either. III. USES Primary Use: Fire Station Secondary Uses: Medium Density Residential, Passive Recreation, and Open Space (See the Land Use Plan Summary attached Land Use Plan map.) I. Objectives a. Maintain a safe intersection at Chamonix Road and Chamonix Lane; b. Minimize traffic and noise impacts for the neighborhood; c. Define a Location for the fire station and other uses such as affordable housing and land banking. d. Preserve and build upon the community characteristics of the neighborhood. e. Pay attention to site access and traffic impacts on the neighborhood. f. Explore financing options far the fire station. g. Study drive through engine bays. h. Allow far the fire station to expand up to 16,000 sq. ft. i. Allow the fire station to expand from 2 to 4 engine bays. j. Allow far fire station parking up to 21 spaces. k. Allow for adequate snow storage. L Create adequate outside fire truck staging. IV. LANG USE PLAN MAP (Attachment A} The attached site plan is intended far use as the Land Use Plan map for the CHamonix Parcel and contains a general Land Use Plan Summary which describes the four colar- coded land use areas: Blue - Primary Use: "Town and Fire Station Uses", a proposed fire station building and any other Town of Vail amenities must ga through the Design Review Application process and receive Design Review Board {DRB) approval; `Yellow - Secondary Use: "Development Zane", intended far Medium Density Development not to exceed 18 units per acre and in accordance with the Medium Density Multiple Family (NOME} zone district {Title 12, Vail Town Code} and any proposed buildings must ga through the Design Review Application process and receive Design Review Board (DRB) approval; Orange - Accessary Use: "Recreational Space", upon which any physical improvements associated with passive outdoor recreation, would require Design Review Board (DRB} approval. Green - Clpen Space Buffer V. ATTACHMENTS A. Land Use Plan Map • MEIU~ORANDUM T©: Planning and Environmental Commission FROM: Community Development Department DATE: June 27, 2005 SUBJECT: A request fora recommendation to the Vail Town Council of an amendment to the Lionshead Redevelopment Master Plan, pursuant to Chapter 2, Section 2.$, Lionshead Redevelopment Master Plan, to amend the boundaries of the study area to include Evergreen Lodge, located at 250 South Frontage Road West, Lot 2, Block ~, Vail Lionshead Filing 2, and setting forth details in regard thereto. (PEC05-0048] Applicant: Evergreen Lodge at Vail, represented by HB Development Company Planner: George Ruttier I. DESCRIPTION OF THE REQUEST The applicant, Evergreen Ledge at Vail, represented by HB Development Company, is requesting a public hearing with the Town of Vail Planning & Environmental to present an amendment to the Lionshead Redevelopment Master Plan. The proposed amendment amends the boundaries of the study area to include the Evergreen Lodge, located at 250 South Frontage Road, and Chapter 5, Detailed Plan Recommendations, of the Plan to include detailed recommendations for the Evergreen Lodge site. The purpose of the amendment is include the Evergreen lodge site into the study area prescribed by the Lionshead Redevelopment Master and to adopted detail plan recommendations for the site. The purpose of the amendment, however, is NOT to amend or otherwise alter the overall goals, objectives and policies as stated in the Master Plan. This amendment is being proposed and shelf be considered in accordance with Section 2.8. Adantion and Arraendment of the Master Plan. Lionshead Redevelopment Masfer Plan. II. BACKGROUND On June 4, 1996, the Vail Town Council approved a request from Vail Associates to enter into a joint study and evaluation of the feasibility of a publiclprivate partnership fvr the redevelopment of Lionshead, and thus initiated the creation of the Lionshead Redevelopment Master Plan. One of the first steps in the creation of the Master Plan was to evaluate and identify the boundaries of the area to be influenced by the Plan. The boundaries of the were later identified to be Middle Creek on the east, the north side of the South Frontage Road right of way on the north, Red Sandstone Creek on the west and the northerly edge of Forest Road on the south, with the exception of the residential development on Beaver Dam Circle and West Forest Road. On December 15, 1998, the Vail Town Council adopted the Lionshead Redevelopment Master Plan. A primary goal of the Master Plan was to establish a new zone district which would further the goals, policies and objectives outlined in the Master Plan. On February 7, 2a(}2, Evergreen Lodge at Vail, LTD, submitted an application to the Town of Vail Community Development Department proposing an amendment to boundaries of the Lionshead Redevelopment Master Plan Study Area to include the Evergreen Lodge and the Vail Valley Medical Center sites. Due to the inability to reach consensus regarding development options and opportunities with the between the two property owners, the application was later withdrawn by the applicant. The Evergreen Hotel is currently zoned Special Development District No. 14 with an underlying zoning of High Density Multiple Family. The Special Development District was created in 198fi, by Ordinance No. 5, Series of 1986. In 1989, Ordinance No. 7, Series of 1989, was approved which allowed for amendments to Special Development District No. 14. In 1990, the Town Council approved Ordinance No. 1, Series of 199Q, to allow for amendments to the development plan. Only portions of the Special Development District approvals have been constructed. The hotel currently includes 128 accommodation units, 19 dwelling units, a restaurant, lounge, spa, and meeting roomfconference facility space Ill. PRQP{]SED MASTER PLAN AMENDMENT The applicant is proposing to amend both the Lionshead Redevelopment Master Plan study area map (Map A) and Chapter 5, Detailed Plan Recommendations of the Plan to include detail recommendations for development an the Evergreen Lodge site. While not yet complete, the applicant has submitted a copy of the proposed text to be included in Chapter 5 of the Plan. The proposal as currently submitted includes recommendations far the Vail Valley Medical Center site as well as the Evergreen Lodge. Since the Vail Valley Medical Center is no longer included in this application, all references to the Medical Center must ~be removed from the applicant's materials. A copy of the applicant's proposal is attached for reference (attachment A}. Amendments to the Lionshead Redevelopment Master Plan require a public hearing review process as outlined in Section 12-3-6 of the Town Cade. If approved, amendments are adopted by resolution by the Vail Town Council. According to the Lionshead Redevelopment Master Plan, amendments to the Master Plan must address the following review criteria: Haw conditions have changed since the plan was adopted? The Lionshead Redevelopment Master Plan was adopted in December of 1998. The study area, as currently defined in the Master Plan is generally defined by the following features: 2 • on the nartn by I-7o • On the east by Middle Creek (west of the Vail Valley Medical Center) • On the south by the Town of Vail boundary (south of Forest Road, not including single-family lots) • On the west by Red Sandstone Creek (east of the Glen Lyon Office Building.) The lack of an adequate pedestrian connection between Lianshead and the Vail Village was identified early in the master planning process. The primary solution to this connection issue was focus on the Town of Vai[ Streetscape Master Plan's recommendations for West Meadow Drive. While recognizing that the implementation for the streetscape along West Meadow Drive is of extreme importance, redevelopment of the Evergreen Hotel and the Vail Valley Medical Center were not necessarily considered at the time. The Evergreen Flotel is adjacent to the Vail International and Dobson Arena, both included in the study area. The Evergreen Lodge is not included within the study area of the Vail Village Master Plan, and is therefore subject only to the Design Guidelines as outlined in Title 14 pf the Town Code. The existing Evergreen Hotel is an extremely visible, prominent building in the Town's overall landscape. Staff believes that with the proposed redevelopment of the Evergreen, it is imperative that the site be included in the Lionshead Redevelopment Master Plan, and as such, will be subject to the site and architectural design guidelines outlined in Chapters fi, 7, and 8 of the Lionshead Redevelopment Master Plan. How the plan is in error? The Lianshead Redevelopment Master Plan may be in error in this situation. The error results from omitting the Evergreen Lodge site from the study area. The site adjoins the east of the eastern boundary of the Lionshead Redevelopment Master Plan study area, and the site is an important connecting piece between Vail Village and Lionshead, According to the Vail Land Use Plan, both Vail Village and Lionshead are intended to be the primary locations for hotels and commercial uses for the mountain. Staff believes that since the Evergreen Lodge site is not currently located within one of these two important master planned areas, the Plan is in error. How the addition, dale#ion or change to the plan is in concert wiith the plan in general? The Vail Land Use Plan designates this property as "Resort Accommodations and Service" which [s consistent with the designation far Lionshead ~portians also designated as Tourist Commercial). The Vail Land Use Plan defines "Resort. Accommodation and Service" as: This area includes activities aimed at accommodating the overnight and short term visitor to the area. Primary uses include hotels, lodges, service stations, and parking structures {with densities up to 25 dwelling units ar 50 accommodation units per buildable acre.) These areas are oriented toward vehicular access from I-70, with other support • commerciaf and business services included. Also allowed in this category, would be institutional uses and various rnunicr'pa! uses. As this designation is consistent with the Vail Land Use Plan designations for much of Lionshead, staff believes that the addition of the Evergreen Motel site within the Lionshead Redevelopment Plan is compatible with the Vail Land Use Plan. The Lionshead Redevelopment Master Plan has identified the following policy objectives which staff believes area applicable to this application: 2.3.1 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personalify, a purpose, and an improved aesthetic character. 2.3.3 Stronger Economic Base 7hrouah Increased Live Beds In order to enhance the vitalify and viability of Vail, renewal and redevelopment in Lionshead musf promote improved occupancy rates and fhe creation of additional bed base ("live beds" or °'warm beds' through new lodging products. 2.3.4 Imr~roved Access and Circulation The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2..3.5 Imt~roved Infrastructure The infrastructure of Lionshead (streets, walkways, Transportation systems, parking, utilities, loading and delivery systems, snow removal- and storage capacity) and its public and private services must be upgraded fo support redevelopment and revitalization efforts and fo meet the service expectations of our guests and residents. Staff believes that amending the boundaries of fhe Lionshead Redevelopment Master Plan study area to include the Evergreen Lodge site into the Lionshead Redevelopment Master Plan is in concert with the policy objectives of the Plan. IV. STAFF RECOIVIMENL]ATION The Community Development Department recommends that the Town of Vail Planning & Environmental Commission directs staff to prepare all the necessary amendments #o the Lionshead Redevelopment Master Plan to facilitate the requested change in the study area boundary and the inclusion of the Evergreen ,Lodge into the detail plan recommendations of the Master Plan. • 4 4v ~.~ `~'~~ ti C7 ~~ !~ C] }7 ~~~ ~n c ~,.,, ~. ~T :}IIaLpLl3b'}~~ } it 4 d z O 4 } ~` ~J ~ ~ ° ~ 4 c=ia LL I ~ ~I i r ~ 1- 3 I ~ I `~ ~ +~~J , ~ ~\ ~fryr4 Q V i ~= e-G o ~ ~;. c~ 1 I! III °'~~ 4 ~~ Ij, N !~ 9 j. ,;C1 r ~l' i~~r w` 'l il'~ 'f~~]l1x ~1 ~. J`~ ~, f y~. _' h f} ,. I i~ ~'r ~I / i' I~ O ~, z 6 rd I wa Z!~ o~ ~ U W oz ~4 ~W C7 Cg ~ J Q ~ ¢W LL~ ~a N U 3 G7 06 (q U p~ 3 ~~ t~ ~~~ 1 \~~, •. ,~~ ~, ~~ ~t ~., , ;. +y.rT~q .1 ~~\",1\ \ 7r 7u f. `.,1 ~;,`.,x ~'~.. i f~.i ~k. ~' ~1 ~, 1r ~' ~1 ~.Y i ~ ~1 0 `4 i ~ ~i y ',~S ' t f 1 rt~+"~~~, k` i 1 ~~; ~: p~ ~ i y ji 3 ~i ~4 3 i 1 ,' ~~ >; ~' , a ~~ ~e q l ~ ~~~ ! ~ `~~~ ~I ~~ ~~ $`'~.'ii''~~~ I ~~v ~.. to (~ ;, f ~ '1 ) f ~ ~` ~' ' 1I1 I I -~~' ., i~: ~i ~-+ O i ~! ~ ~ 4 f ~ ~ ~~~ w .~ :~~--~7 c C~7:i 4:; iw.~ 1 G'~; o Q ~ i H ~ ~,~~ o •i • APPENDIX G EvEACRE~'-MEDICAL CENTER 07 FEB 02 APPENDIX G Evergreeni -1VledicaZ Center G.l General The lvergreen Lodge and Medical Center sites represent areas within the town of Vail that are both physically, economically, and visually connected to areas within the Lionshead RedeveIapment Plan. The two sites represent an opportunity for redevel- opmentwithin the framework of an existing plan and long term vision that would encourage the upgrading of deteriorating public and private facilities to meet the needs of a growing population and an increasingly competitive tourist industry. G.2 Existing Conditions C~2.1 The Evergreen Lodge The Evergreen Lodge study area is located directly east ofMiddle Creek and is bordered to the earth by the South Frontage Road, and to both the south by the Medical Center, and to the east by the WestStar Bank office complex.. The lot area is 114,337 square feet or 2.625 acres. Physical improvements that currently exist on the site are a nine story stucco hoteUcondominium structure with an adj aining two story hotel facilities wing, two below-grade structured parking garages, and paved surface parking. The nine story structure has apredaminanteast-west orientation along the southerly edge of the site whi le the facilities wing has anorth-south orien- tation aIongthe westemedge ofthe site. The eastern parking garage is utilized by the Medics! Center for employee parking and is access from the South Frontage Road through a shared entry/exit with the WestStar Bank complex, (Phut©~1~. PGwv Cf ! C • • [.:t ~• ,i:~ ,~ ~ IZI f>I~.t F:t.t}P~IEZ'T M:15TER PLA4 pt\C~f_ G-1 07 FEB 02 APPENDIX G EvERGKEEN -MEDICAL CENTER The property is currently privately owned and is zoned as a Special Development District. The underlying zoning is defined as aHigh Density Multi-Family District. The existing development contains l28 short term accommodation units and 19 individually owned dwelling units consisting of 73,577 Gress Residential Square Feet. The existing development also contains a restaurant, lounge, spa, and meeting space incidental tv the operation vfthe Lodge. High Density Multi-Family Zoning allows for an overall roof height of forty eight feet, (45' flat roofj. The current roofstands at eightynine feet, a deviation of forty one feet from the underlying zoning. Although. the site borders the Middle Creek Stream Tract, there is no significant amount of quality vegetation on the site, and the parcel lies out of the l0~ year flood P~- The site is currently accessed by vehicles from the South Frontage Road from two, two-way access points. Service functions for the hotel are accommodated on grade from the westerly entrance. There is currently a four foot wide, gravel, pedestrian path located along the southern edge of the lot connecting a existing parking areas to the east with. the "Dobson" recreation path at Middle Creek. There are currently no pedestrian improvements located along the South Frontage Road. X2.2 The Medical Center The Medical Center is Eocated on two parcels ofland north of West Meadow Drive, east ofthe Middle Creek Stream Tract, and west ofthe 141 'West Meadow Condominium and WestStar Bank office complex. The lot area is 166,1;}07 square feet or 3.$11 acres. Physical improvements currently approved for the site include a three story brick medical facility, structured garlcix-g garage, and paved surface parking lot. The medico[ facility has aneast-west orientation that fronts West Meadow Drive along the southern edge ofthe site. The property is privately owned and zoned as a General Use District. All develop- ment standards within the Genera] Use Zoning District including building heigl--t, setbacks, density, site coverave, l:r;;ti~caping, and parking are prescribed by Planning and Environmental Carnmission. The approved gross square footage, (currently under canstnactivn), is i 69,45t? square feet. The approved building height is fiftyone feet.. ~. Ttre medical center is currently ~lcccssed from West Meadow Drive forOutpatientl Emergency services with employees accessing structured parking across an existin; easement from the South f'rantage Road. An existing. bus stop and primary pedes- PACE Ci-? LIUNSHEAD REL~f=V F:t~UP`viEtii'[' !1%IF.STER PLAN APPENDL`C~J EVERGREEN- I~VIt DICA.L CEMER o~ FE8 02 Irian route is located along the north side ofWest Meadow Drive. The parcel contains no significant landscaping or nata.Eral features and a small portion of the parcel lies within the l4(} year flood plain. A legal easement at the southwest corner of the site limits the height of any improve- rrcents in this area without the consent of the Ev~~~, men Lodge. G.~.3 The Town Parcel The Town Parcel lies directly to the south and west of the Medical Center and north o f the West Meadow Drive right of way. The property is awned by The Town of Vail and is zoned as a General Use District. There are no substantial physical improvements located an the site and is currently utilized as surface parking by fawn employees and the medical center The parcel contains no significant landscaping or nataual features with portions of the parcel lying within the 140 year flood plain. The Town Parcel is located at a point that rwN~~sents a significant transition zone within the town both in terms a transit and scale. TTn terms of transit, area is one in which a variety of networks collide including pedestrian, public transit, emergency, the roadway transitions from the wider two lane "public'" roadway to a limited access single width roadway that is accessed primarily by the public transit system, emergency vehicles, and pedestrians. In addition, three heavily trafficed pedestrian) recreation paths collide in this general area. The Gore Creek Recreation path lies to the southwest ofthe public right ofway, the "Dobson" recreation path lies to the northwest of the right o f way, and pedestrians, bicyclists, and vehicles currently mix along the north side ofV4'est Meadow Drive. In terms ofuse, scale, and densitythe Town Parcel represents a transition from civic ;rrcas to the west containing the library, ice arena, and large amounts of open space, to the higher density "transition" zone to the northeast containing the Medi- cal Center and the Evergreen Lodge, and to the south a low density residential zone containing smaller homes tucked within stands of large coniferous trees. The current space, including the existing eul-de-sac within the right of way is too expansive and lacks any def nitive edge or definition as a portal. t:.?.d The ~1iddle Creel~Tract Tlae M fiddle Creek Tract lies to the west of the Evergreen Lodge and Town parcel. 1lthough the site is part of'the original study area in the Lionshead 17edevelopment ~ Caster Plan, it is referenced here because of it's proximity to the enCar`;ed study I ;~ ~~-~+;i .~ ~ +al I>E.~ I:t.()f'~iE~'T M~tiSl E~:12 PL:1~ P,aGE G-3 47 FEB 02 APPENDIXG EVERGREEN-MEDTCAI`.CEM~ area and as an opportunity to provided for detailed recomrrtendations. • • The Middle Creek Tract is owned by The Town of Vail property and zoned as a Natural Area/ Preservation Disfict. Much of the parcel. lies within the 100 year flood plain. The tract is heavily veg- etated with some substantial deciduous trees and a low quality layer ofthickunder- brushthat obscures views of and alongMiddle Creek from surrounding properties. Pedestrian and vehicular bridges cross the creek at the southern end of the parcel with a paved recreation pathway running along the edge ofDobson lceArena. Several pedestrian, "social" trails that connecting the South Frontage Road and the "Dobson" recreation trail have developed over time. PAVE G-~ LI®NSktEAD IZEDEVCLOP!vl£'~JT VIASTEIt PLf\.v APPENDIX ~i EVERGREEN- NII;DICA,L CEIv r tx o~ Fe=e oz ~'~PU[3L1C TRANSIT STOPS 1 ar-WEST hlEr1DOV1' DRfY~ ~~`~ J / ,r ff f PR.[h1ARY PGDE~STR]hN 1Vr~LK .--~~ ,/~ I f ~TiZANSIT:T:141fiRCiENC~' rr vEFdteLE G.1-rE --~ ~r~~~` ~ ~ r~ ~ ; ~T-~~ - ~ ~, z '/ ~PEDf•.5'[RiAN PATH ~~~~~ ~ i~ 141 W. MF.ADQW l ~ ~-w7 ~ ~ ~ ~ ~ ~~ ~ 1 MEI3ICAL C~GNTER fr ~ l :~ '~ ~ 13AoViC f f STRUCI'I1RED ~ ~] `` . r t 7'a~ , PARKING ¢ _~ ~ Q" ~ `~ ~ ,;r. r fy ` ~ J SURFACE E ~ ~ ~~ PhRK[NG ~' r ~ ~ :~~~r I r 4 ~ ~ ' ~ ~ I ~~~w / .._~` i. ~ ~ Jam. ' EVERGR;ENtODGE ~ ~'~~~r- -.~ S PARKING D ~;.3 ~r~; --115^;~~~.` ~ i, . ~ 4~trga~Py \it'NIC'I1'Al. ,~', r J~ ~ ., l3LllG. ~ --~ '~ - P~D['.STRIAN PATH ~ ~ ~~ ~~~!^~' 1f FIECE: AC'CLSS ~,~ ~ ~~~,8 SURFAC`ti '~~ ~g/. '~ PARKfIi(i ~ ! ~ [N'1'[-:I2Nr~" ~ [. / ,' '4 ~;' ' IUU 4'Er1R FLC)C)b PLA1N ~-`":;, ~ r~~?b--;^Ei -` ~_ ~ r ~~ - __ lrrslf+ag C'arrrlrrrur+a' - Drugrunr Cs:1 •i •i I.lc,~,,(I( •.,1, Itf Ial 1f•:l.()!'VIGVTMt15TERPLrI\ p,.~,,~, ~_~ 07 FES OZ G43 Plan Recommendations • • I~r~GE G-b G.3.z The Evergreen Lodge APr~EivDn{ ~ Ev~EItGREI;rr - MEDICAI. CEI~ ~ ~~ Redevelopment ofthe existing or new structures should be encouraged to help defer costs o f any proposed improvements and to improve the architectural character of the Evergreen Lodge. The vehicular access to the Evergreen Lodge from the South Frontage Road should be real igned and coordinated with the Medical Center to provide for improved safety. Improvements should incorporate a grade separated pedestrian walk, improved grades at access points, greatersight distances, and passible reali~u~~ent ofthe South Frontage Road. Parking and loading far the Evergreen Ledge should occur underground or be hidden Ll.,,~, public view. With realignment ofthe vehicular access points, attention should be given to the lacati.on of service and parking areas. An additional Ievel of structured pazking at the current Frontage Road level would help to minimize the apparent height of the existing or future structures, decrease the grade at existing access points, increase the amount of landscaping on the surface of the structure, and hide service functions below grade. The pedestrian experience along the pedestrian easement along the southern prop- erty line shou ld beimproved. The existing pedestrian path should be improved both in terms of physical appearance and location. The existing gravel path should be improved to asuitable surface and width to accommodate pedestrians comfortably. The pathway should connect the West Meadow Drive pedestrian systems with proposed pedestrian improv~:ments on the South Frontage Road. The eastern end ofthe path should be coordinated with proposed irnpravements at the Medical Center entry to give both a logical connection point and to minimize potential vehicu larlpedestrian conflicts. Attention should be given to grading and landscaping along the proposed medical center parking structure along the southern edge ofthe site. The height of the existing or new structures should be minimized through the use of the Lionshead Redevelopment Master Plan Site Design Guidelines. The existing east-west orientation should be minimized. Any future development should be focused along the Middle ('~-~°: ° L ~~rr~clor with multiple breaks and vertical steps in the building to help minirni~.L :1ti~13l, ~i; ofthe project. Areas targeted for redevelop- rnentare the northwest comer of 1lu,: lodge parcel and the southwest corner ofthe Medical Center parcel, The southwest comerof the Medical Center site has been identiFed forapossible land tradewith the Medical Center. Any redevelopment in this area should have a pedestria; I ui ~ . ; ; ~;~tion such aS food/beverage or retaill L[U~:SHEAD REDEVELQPiv1EI~T NI:~STER PL.-~!~ APPENDIX Cr EveIZGRE~rr - M~DICA[, CENTER. 07 FEB 4z ., commercial along West Meadow Brive. X3.2 The :Medical Center Redevelopment ofthe existing or new structures should be encouraged to help defer costs ofanyproposed improvements, to improve the architectural character ofthe Medical Center, and to provide for the medical needs of a growing gapulatian. All vehicular access to the Medical Center for including outpatient services, emer- gencyservices, and deliveries should accurthe area of the existing easement and parking structure along the South Frontage Road. Removing these vehicles would eliminate a substantial amount afvehicular trai~c slang West Meadow L)rive, potential forpedestrian/vehicularconflicts, and substantially improve the residential character of that roadway. Any improvements should be coordinated with the WestStar Bank access points, proposed realignment afthe South Frontage Road, and proposed pedestrian systems through the Evergreen Lodge site. This area has been identified for a potential land trade with the Ev ~~ ~ een Lodge. Surface parking areas should be eliminated from pedestrian orientated areas along West Meadow Drive. Existing surface parking at the southwest comer of the parcel • should be relocated into a parking structure integrated into a comprehensive access and parking plan. This is an area that has been identified as an area for a potential land trade with the Evergreen Lodge. West Meadow Streetscape improvements should be incorporated along with architectural improvements to the Medical Centeno create a visually interesting pedestrian experience. Care should be given to improve the residential character of the roadway along the southern edge and maintain a safe separation of pedestrian, bicycles, and vehicles. G.3.3 Town parcel The town parcel is located at a crossroads of several pedestrian and vehicular networks, As such, it physically must accommodate the conflicting traffic patterns of pedestrians, bicyc]es, and vehicles. The existing cul-de-sac should be relocated to the northwest acting as a termination or transition space for the various circulation networks that are Iacated within the area. By relocating the cuI-de-sac and Gore Creek recreation path to the northwest, a buffer would be creaked between tlae existing low density homes to the southeast and the heavily traveled circulation neRvarks, visibility and waiting areas far buses waiting to enter the libraryfice arena Late would be significantly improved, and a single area would be designated, located west of"public" auto areas forgedestrian transitions instead aCat multiple l.i~,~~[ i~ ~~.i ~ fz[ [7t:v~[~~~~t~vr MF~~T~R Pt_.au 1'~~ta~ G-7 07 FE$ Q2 • locations along the roadway. APPENDIX G EvER~REEN- ME~tcAi.CErrrE~ Additionally, the concept of ariEast Lionshead Pedestrian Portal would berein- fi~rced through all ofthe networks terminating ortransitionin,g in one, identif~abie location that should. be significantly different in scale, feel, and detail to the to the connecting trails, paths, and. roadways. Relocation and/or additional public art should be considered in this location in order to visually reinforce the identity afthis public plaza. In addition, a visual connection to the natural environment should be maintained from the proposed plaza thought the adoption ofa view corridor south to the mountain. (See photo G.Z}. G.3,4 Middle Creek Tract Pt~~~a ~z Improvements within the Middle Creek tract should be encouraged in order to foster a physical connection to the natural environment. These i~~L~,~uvernents shoul~I include but not be limited to removing the thick layerofunderbrush and creation of a low impact trail system connecting existing pedestrian networks to the proposed pedestrian nerivorks along the South Frontage Road. Preservation ofthe natural environment whi Ce creating safe, interactive areas far contact with the creek are essential elements to any development of this area. Additionally, interpretive signage and educational opportunities shou[d be considered as part ofany recreational improvements in tlus area. P.~rE: G-$ LIO[v'SHEAD REIaEVELOP!vIENT Mr1S`1"ER PL.~N APPENDIX G EVERGREEN - M~DIC.AL CENTER o~ Fie oz Visual environment should be maintained to both to the creek and south along the creek to the ski mountain. C)pporturuties for view corridors exist at the predominant creek crossings but do not warrant adoption due to the lower volume of pedestrian use in these areas. (See P,~roto C3,? Plioro ~3 • I i~ ~~.iiE .~>> f~.t i~i.ti~t.t.t~i>tiiL~~~ firl,a~;rC~t 1'~~~~v P~4~~€: G-~) ~eY Y' ~r.. Flurr i~c•i~r)oJrrrcvrciutf~~rr,5'- Diagrar)r ~7 E,rVD DF,~I PPENDI,Y G D7 f=EB U2 Llf' `TRANSIT STi3P5 T Miirvi]01V pRIVE RIMARY PFDf:STRIAN VYALK I° LA ND'M A R IG'Pa7 K"f A L.+V I I: W VEI IICLE C'iATE PC•DCS~fRIAN PATIt J '4~ +~ `~ I '~ __ ' ~ • r ~~ ~ ~~,~ .. • ~ / VAIi, ~ / .~ , LIBR. RY C:IL"iC t'F~ETf:K -- ~ •~,V)~r.)~ "~. --o _~~- Pl:R4[ f(' fK.1 VSl f ti 4'C )P ~ ° - ~~` - ~~ 1 APPENDD{ G EVERGREEN - MEDICf1L CENTER op ~~`~ z _ ~ _..... lar w. MFAr~ow ' ~-- ! MEDIC:'ALC£Nl'ER ' ~ r wesrsrAK UANI( ~ ' a t STRUC`fl'JRE[7 ~ I I ~~ ~`~~ f l l l I I~ ~ c1 I f ~ • ~ ~ I ti ~\ \ ~ ~ did g rg{~ ,'Si rnsT LIONS •Ap \„\'\`f\ ; ti Elncl.~ Pn rAL \\\ ® 9 MUN~.x1,rPh.L \~ 'VER$RF.F LC~)Ci-. ,. . ~.~ i'.. arty ~? ' g e PARKtNC RAMP ~ t *~l PEDESTRIANPATiI '\' ~ ~ 0 ~ ~' .~ Pt"I)FSTRIAN PA7 FI a ° ~ ~~ .. ~~ Lif.7h'SHEAD REDES`I=LOAY~E~lT Mr15TL=.I2 f !_:\N PHYSICAL ADDRESS 1. 272 West Meadow Drive 2. 252 West Meadow Drive 3. 232 West Meadow Drive 4. 212 West Meadow Drive 5. 182 West Meadow Drive 6. 162 West Meadow Drive 7. l41 West Meadow Drive 8. 300 West Lionshead Circle 9. 268 Lionshead Circle 10. 108 South Frontage Road 1 1. 18 E West Meadow Drive PARCEL ID QWNERISI OWNER'S NUMBER ADDRESS 210107101024 James U. King, Jr. 11931 Wickchester _ Ln, Suite 401, Houston, TX 77043 210107I0I002 H.F. Kepner, 310 Jasmine St A.D. Haley Denver, CO $0220 M. Martz R & R Holman M. Beauregard 210107101004 Mervyn Lapin 232 West Meadow Dr Vail, CO $1657 2I0107101005 Irving J. Shwayder 1900 E. Girard PI #150I Englewood, CO 80110 210107101006 Maud B. Duke 5550 5. Steele St. Qualif ed Personal Littleton, CO 80121 Residence Trust 210107101008 Richard A. Eddy 162 West Meadow Dr Vail, CO 81657 210106407009 Town of Vail clo Finance Dept. 75 S. Frontage Road Vail, CO 81657 210106402057 Vail Intemationai 300 E. Lionshead Cir Condo Association Vail, CO 8I6S7 210106407005 Town of Vail c/o Finance Dept. 75 S. Frontage Road Vail, CO 81657 210106408001 Vail 108 Ltd. c/o Weststar Sank Admin Center P.O. Box 12I0 Gypsum, CO 81637 210106401020 Evergreen Lodge 254 5 Frontage Road A.t Vail, Ltd. Vail, CO 81657 PIFYSIaCAL PARCEY.ID ADDRESS NUMBER ~. 1$ I West Meadow Drive (Lot E~ 210107101013 13.281 South Frontage Road 2101064070119 14. 181 South Frontage Road 15. Z49 South Frontage Road 16. 300 East Lionshead Circle 17. 141 West Meadow Drive 210146407'011 2141Q640$Q01 Vaii international Condominiums OWNERf5~ OWl'~iER'S ADDRESS Vail Clinic, Inc. 181 West Meadow Dr Vaii, CQ 81657 Town of Vail c/o Finance Dept. 75 S Frontage Road Vail, CQ $1657 Town of Vaii e/o Finance Dept. 75 S. Frontage Road Vail, CQ 81657 Vail 1 Q$, Ltd. clo Weststar Bank Admin Center P.Q. Box 1210 Gypsum, CU $1637 Snowen Smith 300 E Lionshead Cir General Manager ~ Vail, CO S 1(i~ General Manager 141 West Meadow i7r Skaal House Vail, CQ $1657 Condominiums MEMORANDUM TO: Planning and Environmental Commission FRC7M: Community Development Department DATE: June 27, 2005 SUBJECT: A request for final review of a text amendment to Section 12-7H-12, Density (Dwelling Units Per Acre), VaiP Town Cade, pursuant to Chapter 12-3, Amendments, Vail Town Code, to allow multiple attached accommodation units within a dwelling unit, and setting Earth details in regard thereto.(PEC05-0040) Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: George Ruther I. SUMMARY The applicant, Vail Resorts, represented by Braun Associates, Inc.,. is proposing a text amendment to Section 12-7H-12, Density (Dwelling Units Per Acre), Vail Town Cade, to allow multiple attached accommodation units within a dwelling unit, and setting forth details in regard thereto. The Zoning Regulations currently permit only one attached accommodation unit within dwelling unit `rn a multiple family building located in the Lionshead Mixed Use - 1 zone district.. Based upon Staff's review of the criteria in Section V of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environments! Commission forwards a recommendation of approval to the Vail Town Council far the proposed text amendment, subject fo the findings noted in Section VI of this memorandum. Il. UESGRIPTION OF THE RI~.QUEST The intent of this application is to amend Chapter 7, Article H, of the Title 12, Zoning Regulations to allow multiple (more than one) attached accommodation units within dwelling units constructed in a multiple farrmily building located in the Lionshead Mixed Use - 1 zone district, subject to the issuance of a conditional use permit and demonstrated compliance with the off-street parking requirements. In order to facilitate this text amendment, staff has identified a . number of other text amendments that must also be made. For example, definitions and parking requirements The proposed text amendments to the Title 12, Zoning Regulations, Vail Town Cade, are as follows ~deletians are shown in st~+kc th c-:~r~h additions are shown in bold): 12-2-2; Definitions of Words and Terms: Accommodation Unit. Attached: A room connected to a dwelling unit within a multiple family building without kitchen facilities designed for or adapted to occupancy by guests which is accessible #rom a common corridor, walk, or balcony without passing through another accommodation unit, attached accommodation unit, or dwelling unit. 12-7th-2 (C) Conditional Uses: The following uses shall be permitted in basement or garden levels within a structure, subject to issuance of a conditional use pemnit in accordance with the provisions of Chapter 16 of this Title: Accommodation Units Attached Accommodation Units Conference facilities and meeting rooms. Liquor stares, Lodges Major arcade. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III {EHU} as provided in Chapter 13 of this Title). Radio, TV stores, and repair shops. Theaters.. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. 1 ~-7th-3 {C} Conditional Uses: The following uses shall be permitted in basement or garden levels within a structure, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Tithe: Accommodation Units Attached Accommodation Units Conference facilities and meeting rooms. Liquor stores. Lodges '~n Major arcade. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units {Type III {EHU} as provided in Chapter 13 of this Title). Radio,. TV stores, and repair shops. Theaters. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. • • Permitted Uses; Excepfiian: The following uses shad be permitted on those floors above the first floor within a structure: 12-7H-4 (A} Permitted Uses: Accommodation Units Attached Accommodation Units Lodges anal ac~sedat+ee-rte .it~G Multiple-family residential dwelling units, timeshare units, fractional fee clubs, i©dge dwelling units, and employee housing units (type Ili (EHU} as provided in chapter 13 of this title}. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of section 12-3-4 of this title. 12-7H-12: density (dwelling units per acre}: Up to a thirty three percent (33%) increase over the existing number of dwelling units an a property or thirty five {35) dwelling units per acre, whichever is greater shall be allowed. For the purpose of calculating density, employee housing units, accommodation units, attached accommodation units, time share units, and fractional fee club units shall not be counted as dwelling units. Additionally, a "lodge dwelling unit", as defined herein, shalt be counted as twenty five percent (25%) of a dwelling unit far the purpose of calculating density. ~1--~r~~vlli~ writ it G :~+t+pia i^rrl}• iaug r~~,~Te;;~~^nc ~~tae#ed aeec.~r.rae€~tic:: rri~-rye-~ar~/ t!~wr cry tl-~ c 1~#ea-~Isc, G~ec ~-tk~e dwef4+ng 2-10-10: PARKING REQUIREMENTS SCHEDULES: Off street parking requirements shall be determined in accordance with the following schedules: A. Schedule A applies to properties within Vail"s "Commercial Core Areas" (as defined on the town of Vail core area parking maps C and II, incorporated by reference and available for inspection in the ofFce of the town clerk}: . Use accommodation unit (includes attached accommodation units time-share units, fractional fee units, and other forms of interval ownership units) ~weging unit Parking Re~auirements 0.7 spaces per accommodation unit 1.4 spaces per dwelling unit Hotels with conference facilities or meeting rooms 0.7 spaces per accommodation unit, plus 1.0 space per 330 square feet of seating floor area devoted to conference facilities or meeting rooms Banks and financial institutions 3.7 spaces per 1,000 square feet of net floor area Eating and drinking establishments 1.0 space per 250 square feet of seating floor area; minimum of 2 spaces Medical and dental oftwces 2.7 spaces per 1,000 square feet of net floor area Other professional and business offices 2.7 spaces per 1,000 square feet of net. floor area Recreational facilities, public or private Parking requirements to be determined by the planning and environmental commission Retail stores, personal services and repair shops 2.3 spaces per 1,000 square feet of net floor area Theaters, meeting rooms, conference facilities 1.0 space per 165 square feet of seating floor area Any use not listed Parking requirements to be determined by the planning and environmental commission BACKGROUND On I]ecember 15, 1998, the Vail Town Council adopted the Lionshead Redevelopment Master Plan. A primary goal of the Master Plan was to establish a new zone district which would further the goals, policies and objectives outlined in the Master Plan. On April 6, 1999, the Vail Town Council adopted Ordinance No. 3, Series of 1999, an ordinance which established the Lionshead Mixed Use 1 zone district. Upon the adoption of Ordinance No 3., the current language regarding attached accommodation units and dwelling units was created. On September 27, 2004, the Arral?elle Hotel was approved by the Town of Vail Planning & Environmental Commission and has since commenced construction. The Arrabelle Hotel includes, amongst other things, 67 dwelling units and 85 accommodation units, of which 49 are "attached" to a dwelling unit. IV. RQ1rES QF REVIEWING BQQIES order of Review: Generally, text amendment applications will be reviewed by the Planning and Environmental Commission and the Commission will forward a recommendation to the Town Council, The Town Council will then review the text amendment application. Planning and Environmental Commission: The Planning and Environmental Gammission is responsible for the review of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Gode, and forwarding of a recommendation to the Town Council. Design Review Board: The Design Review Board has na review authority over a text amendment to the Vail Tawn Cade. Town Council: The Town Gouncil is responsible far final approval, approval with modifications, or denial of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Code. The Town Council has the authority to hear and decide appeals from any decision, determination, ar interpretation by the Planning and Environmental Commission andlor Design Review Board. The Town Gouncil may also call up a decision of the Planning and Environmental Commission andlor Design Review Board. Staff: The Town Staff facilitates the application review process. 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. REVIEW CRITERIA The review criteria and factors for consideration far a text amendment application are established by the provisions of Section 12-3-7, Amendments, Vail Town Cade. According to the Vail Town Code, the following review criteria shall be used to evaluate a text amendment to the Zoning Regulations, 1. The extent to which the text amendment fur#hers the general and specific purposes of the Zoning Regulations; and, Staff believes this text amendment furthers the general and specific purposes of the zoning regulations, The general and specific purposes of MEMORANDUM TO: Planning and Environmental Commission FRC7M: Community Development Department DATE: June 27, 2005 SUBJECT: A request for final review of a text amendment to Section 12-7H-12, Density (Dwelling Units Per Acre), VaiP Town Cade, pursuant to Chapter 12-3, Amendments, Vail Town Code, to allow multiple attached accommodation units within a dwelling unit, and setting Earth details in regard thereto.(PEC05-0040) Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: George Ruther I. SUMMARY The applicant, Vail Resorts, represented by Braun Associates, Inc.,. is proposing a text amendment to Section 12-7H-12, Density (Dwelling Units Per Acre), Vail Town Cade, to allow multiple attached accommodation units within a dwelling unit, and setting forth details in regard thereto. The Zoning Regulations currently permit only one attached accommodation unit within dwelling unit `rn a multiple family building located in the Lionshead Mixed Use - 1 zone district.. Based upon Staff's review of the criteria in Section V of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environments! Commission forwards a recommendation of approval to the Vail Town Council far the proposed text amendment, subject fo the findings noted in Section VI of this memorandum. Il. UESGRIPTION OF THE RI~.QUEST The intent of this application is to amend Chapter 7, Article H, of the Title 12, Zoning Regulations to allow multiple (more than one) attached accommodation units within dwelling units constructed in a multiple farrmily building located in the Lionshead Mixed Use - 1 zone district, subject to the issuance of a conditional use permit and demonstrated compliance with the off-street parking requirements. In order to facilitate this text amendment, staff has identified a . number of other text amendments that must also be made. For example, definitions and parking requirements The proposed text amendments to the Title 12, Zoning Regulations, Vail Town Cade, are as follows ~deletians are shown in st~+kc th c-:~r~h additions are shown in bold): 12-2-2; Definitions of Words and Terms: Accommodation Unit. Attached: A room connected to a dwelling unit within a multiple family building without kitchen facilities designed for or adapted to occupancy by guests which is accessible #rom a common corridor, walk, or balcony without passing through another accommodation unit, attached accommodation unit, or dwelling unit. 12-7th-2 (C) Conditional Uses: The following uses shall be permitted in basement or garden levels within a structure, subject to issuance of a conditional use pemnit in accordance with the provisions of Chapter 16 of this Title: Accommodation Units Attached Accommodation Units Conference facilities and meeting rooms. Liquor stares, Lodges Major arcade. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III {EHU} as provided in Chapter 13 of this Title). Radio, TV stores, and repair shops. Theaters.. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. 1 ~-7th-3 {C} Conditional Uses: The following uses shall be permitted in basement or garden levels within a structure, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Tithe: Accommodation Units Attached Accommodation Units Conference facilities and meeting rooms. Liquor stores. Lodges '~n Major arcade. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units {Type III {EHU} as provided in Chapter 13 of this Title). Radio,. TV stores, and repair shops. Theaters. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. The Arrabelle Hotel includes, amongst other things, 67 dwelling units and 85 accommodation units, of which 49 are "attached" to a dwelling unit. IV. RQ1rES QF REVIEWING BQQIES order of Review: Generally, text amendment applications will be reviewed by the Planning and Environmental Commission and the Commission will forward a recommendation to the Town Council, The Town Council will then review the text amendment application. Planning and Environmental Commission: The Planning and Environmental Gammission is responsible for the review of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Gode, and forwarding of a recommendation to the Town Council. Design Review Board: The Design Review Board has na review authority over a text amendment to the Vail Tawn Cade. Town Council: The Town Gouncil is responsible far final approval, approval with modifications, or denial of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Code. The Town Council has the authority to hear and decide appeals from any decision, determination, ar interpretation by the Planning and Environmental Commission andlor Design Review Board. The Town Gouncil may also call up a decision of the Planning and Environmental Commission andlor Design Review Board. Staff: The Town Staff facilitates the application review process. 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. REVIEW CRITERIA The review criteria and factors for consideration far a text amendment application are established by the provisions of Section 12-3-7, Amendments, Vail Town Cade. According to the Vail Town Code, the following review criteria shall be used to evaluate a text amendment to the Zoning Regulations, 1. The extent to which the text amendment fur#hers the general and specific purposes of the Zoning Regulations; and, Staff believes this text amendment furthers the general and specific purposes of the zoning regulations, The general and specific purposes of MEMORANDUM TO: Planning and Environmental Commission FRC7M: Community Development Department DATE: June 27, 2005 SUBJECT: A request for final review of a text amendment to Section 12-7H-12, Density (Dwelling Units Per Acre), VaiP Town Cade, pursuant to Chapter 12-3, Amendments, Vail Town Code, to allow multiple attached accommodation units within a dwelling unit, and setting Earth details in regard thereto.(PEC05-0040) Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: George Ruther I. SUMMARY The applicant, Vail Resorts, represented by Braun Associates, Inc.,. is proposing a text amendment to Section 12-7H-12, Density (Dwelling Units Per Acre), Vail Town Cade, to allow multiple attached accommodation units within a dwelling unit, and setting forth details in regard thereto. The Zoning Regulations currently permit only one attached accommodation unit within dwelling unit `rn a multiple family building located in the Lionshead Mixed Use - 1 zone district.. Based upon Staff's review of the criteria in Section V of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environments! Commission forwards a recommendation of approval to the Vail Town Council far the proposed text amendment, subject fo the findings noted in Section VI of this memorandum. Il. UESGRIPTION OF THE RI~.QUEST The intent of this application is to amend Chapter 7, Article H, of the Title 12, Zoning Regulations to allow multiple (more than one) attached accommodation units within dwelling units constructed in a multiple farrmily building located in the Lionshead Mixed Use - 1 zone district, subject to the issuance of a conditional use permit and demonstrated compliance with the off-street parking requirements. In order to facilitate this text amendment, staff has identified a . number of other text amendments that must also be made. For example, definitions and parking requirements The proposed text amendments to the Title 12, Zoning Regulations, Vail Town Cade, are as follows ~deletians are shown in st~+kc th c-:~r~h additions are shown in bold): 12-2-2; Definitions of Words and Terms: Accommodation Unit. Attached: A room connected to a dwelling unit within a multiple family building without kitchen facilities designed for or adapted to occupancy by guests which is accessible #rom a common corridor, walk, or balcony without passing through another accommodation unit, attached accommodation unit, or dwelling unit. 12-7th-2 (C) Conditional Uses: The following uses shall be permitted in basement or garden levels within a structure, subject to issuance of a conditional use pemnit in accordance with the provisions of Chapter 16 of this Title: Accommodation Units Attached Accommodation Units Conference facilities and meeting rooms. Liquor stares, Lodges Major arcade. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III {EHU} as provided in Chapter 13 of this Title). Radio, TV stores, and repair shops. Theaters.. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. 1 ~-7th-3 {C} Conditional Uses: The following uses shall be permitted in basement or garden levels within a structure, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Tithe: Accommodation Units Attached Accommodation Units Conference facilities and meeting rooms. Liquor stores. Lodges '~n Major arcade. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units {Type III {EHU} as provided in Chapter 13 of this Title). Radio,. TV stores, and repair shops. Theaters. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. • • Permitted Uses; Excepfiian: The following uses shad be permitted on those floors above the first floor within a structure: 12-7H-4 (A} Permitted Uses: Accommodation Units Attached Accommodation Units Lodges anal ac~sedat+ee-rte .it~G Multiple-family residential dwelling units, timeshare units, fractional fee clubs, i©dge dwelling units, and employee housing units (type Ili (EHU} as provided in chapter 13 of this title}. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of section 12-3-4 of this title. 12-7H-12: density (dwelling units per acre}: Up to a thirty three percent (33%) increase over the existing number of dwelling units an a property or thirty five {35) dwelling units per acre, whichever is greater shall be allowed. For the purpose of calculating density, employee housing units, accommodation units, attached accommodation units, time share units, and fractional fee club units shall not be counted as dwelling units. Additionally, a "lodge dwelling unit", as defined herein, shalt be counted as twenty five percent (25%) of a dwelling unit far the purpose of calculating density. ~1--~r~~vlli~ writ it G :~+t+pia i^rrl}• iaug r~~,~Te;;~~^nc ~~tae#ed aeec.~r.rae€~tic:: rri~-rye-~ar~/ t!~wr cry tl-~ c 1~#ea-~Isc, G~ec ~-tk~e dwef4+ng 2-10-10: PARKING REQUIREMENTS SCHEDULES: Off street parking requirements shall be determined in accordance with the following schedules: A. Schedule A applies to properties within Vail"s "Commercial Core Areas" (as defined on the town of Vail core area parking maps C and II, incorporated by reference and available for inspection in the ofFce of the town clerk}: . Use accommodation unit (includes attached accommodation units time-share units, fractional fee units, and other forms of interval ownership units) ~weging unit Parking Re~auirements 0.7 spaces per accommodation unit 1.4 spaces per dwelling unit Hotels with conference facilities or meeting rooms 0.7 spaces per accommodation unit, plus 1.0 space per 330 square feet of seating floor area devoted to conference facilities or meeting rooms Banks and financial institutions 3.7 spaces per 1,000 square feet of net floor area Eating and drinking establishments 1.0 space per 250 square feet of seating floor area; minimum of 2 spaces Medical and dental oftwces 2.7 spaces per 1,000 square feet of net floor area Other professional and business offices 2.7 spaces per 1,000 square feet of net. floor area Recreational facilities, public or private Parking requirements to be determined by the planning and environmental commission Retail stores, personal services and repair shops 2.3 spaces per 1,000 square feet of net floor area Theaters, meeting rooms, conference facilities 1.0 space per 165 square feet of seating floor area Any use not listed Parking requirements to be determined by the planning and environmental commission BACKGROUND On I]ecember 15, 1998, the Vail Town Council adopted the Lionshead Redevelopment Master Plan. A primary goal of the Master Plan was to establish a new zone district which would further the goals, policies and objectives outlined in the Master Plan. On April 6, 1999, the Vail Town Council adopted Ordinance No. 3, Series of 1999, an ordinance which established the Lionshead Mixed Use 1 zone district. Upon the adoption of Ordinance No 3., the current language regarding attached accommodation units and dwelling units was created. On September 27, 2004, the Arral?elle Hotel was approved by the Town of Vail Planning & Environmental Commission and has since commenced construction. The Arrabelle Hotel includes, amongst other things, 67 dwelling units and 85 accommodation units, of which 49 are "attached" to a dwelling unit. IV. RQ1rES QF REVIEWING BQQIES order of Review: Generally, text amendment applications will be reviewed by the Planning and Environmental Commission and the Commission will forward a recommendation to the Town Council, The Town Council will then review the text amendment application. Planning and Environmental Commission: The Planning and Environmental Gammission is responsible for the review of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Gode, and forwarding of a recommendation to the Town Council. Design Review Board: The Design Review Board has na review authority over a text amendment to the Vail Tawn Cade. Town Council: The Town Gouncil is responsible far final approval, approval with modifications, or denial of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Code. The Town Council has the authority to hear and decide appeals from any decision, determination, ar interpretation by the Planning and Environmental Commission andlor Design Review Board. The Town Gouncil may also call up a decision of the Planning and Environmental Commission andlor Design Review Board. Staff: The Town Staff facilitates the application review process. 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. REVIEW CRITERIA The review criteria and factors for consideration far a text amendment application are established by the provisions of Section 12-3-7, Amendments, Vail Town Cade. According to the Vail Town Code, the following review criteria shall be used to evaluate a text amendment to the Zoning Regulations, 1. The extent to which the text amendment fur#hers the general and specific purposes of the Zoning Regulations; and, Staff believes this text amendment furthers the general and specific purposes of the zoning regulations, The general and specific purposes of MEMORANDUM TO: Planning and Environmental Commission FRC7M: Community Development Department DATE: June 27, 2005 SUBJECT: A request for final review of a text amendment to Section 12-7H-12, Density (Dwelling Units Per Acre), VaiP Town Cade, pursuant to Chapter 12-3, Amendments, Vail Town Code, to allow multiple attached accommodation units within a dwelling unit, and setting Earth details in regard thereto.(PEC05-0040) Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: George Ruther I. SUMMARY The applicant, Vail Resorts, represented by Braun Associates, Inc.,. is proposing a text amendment to Section 12-7H-12, Density (Dwelling Units Per Acre), Vail Town Cade, to allow multiple attached accommodation units within a dwelling unit, and setting forth details in regard thereto. The Zoning Regulations currently permit only one attached accommodation unit within dwelling unit `rn a multiple family building located in the Lionshead Mixed Use - 1 zone district.. Based upon Staff's review of the criteria in Section V of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environments! Commission forwards a recommendation of approval to the Vail Town Council far the proposed text amendment, subject fo the findings noted in Section VI of this memorandum. Il. UESGRIPTION OF THE RI~.QUEST The intent of this application is to amend Chapter 7, Article H, of the Title 12, Zoning Regulations to allow multiple (more than one) attached accommodation units within dwelling units constructed in a multiple farrmily building located in the Lionshead Mixed Use - 1 zone district, subject to the issuance of a conditional use permit and demonstrated compliance with the off-street parking requirements. In order to facilitate this text amendment, staff has identified a . number of other text amendments that must also be made. For example, definitions and parking requirements The proposed text amendments to the Title 12, Zoning Regulations, Vail Town Cade, are as follows ~deletians are shown in st~+kc th c-:~r~h additions are shown in bold): 12-2-2; Definitions of Words and Terms: Accommodation Unit. Attached: A room connected to a dwelling unit within a multiple family building without kitchen facilities designed for or adapted to occupancy by guests which is accessible #rom a common corridor, walk, or balcony without passing through another accommodation unit, attached accommodation unit, or dwelling unit. 12-7th-2 (C) Conditional Uses: The following uses shall be permitted in basement or garden levels within a structure, subject to issuance of a conditional use pemnit in accordance with the provisions of Chapter 16 of this Title: Accommodation Units Attached Accommodation Units Conference facilities and meeting rooms. Liquor stares, Lodges Major arcade. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III {EHU} as provided in Chapter 13 of this Title). Radio, TV stores, and repair shops. Theaters.. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. 1 ~-7th-3 {C} Conditional Uses: The following uses shall be permitted in basement or garden levels within a structure, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Tithe: Accommodation Units Attached Accommodation Units Conference facilities and meeting rooms. Liquor stores. Lodges '~n Major arcade. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units {Type III {EHU} as provided in Chapter 13 of this Title). Radio,. TV stores, and repair shops. Theaters. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. the Zoning Regulations can be found in Chapter 1 of the Title 12 of the Vail Town Code. According to Section 12-1-2, Purpose, Vail Tawn Code, the general and specifc purposes of the Zoning Regulations are, And, "These regulations are enacted for the purpose of promoting fhe health, safety, morals, and general welfare of the Town, and fa promote fhe coordinated and harmonious development of the Town in a manner that will conserve and enhance ifs natural environment and its established character as a resort and residenfial communifyofhigh quality." "These regulations are intended to achieve fhe fallowing mare specific purposes: 7. To provide far adequate light, air, sartitatian, drainage, and public facilifies. 2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other dangerous conditions. 3. To promote safe and efficienf pedestrian and vehicular traffic circulafian and to lessen cangesfr'on in the streefs. 4. Ta promote adequafe and appropriafely located off-street parking and loading facilities. 5. To conserve and maintain established community qualities and economic values. fi. To encourage a harmonious, convenient, workable relafionship among land uses, consistent with Municipal development objectives. 7. To prevent excessive population densities and overcrowding of the land with structures. 8. To safeguard and enhance fhe appearance of the Town. 9. To conserve and protect wildlife, streams, wands, hillsides, and other desirable natural features. 1 Q. To assure adequafe open space, recreafion apportunifies, and other amenities and facilifies conducive to desired living quarters. 11. To otherwise provide for the growth of an orderly and viat~le community. " Upon review of the stated general and specific purposes of the Zoning Regulations, staff believes that the proposed text amendment complies with the general purpose of the Zoning Regulations and with numbers ~, 5, 6, and 11 of the list outlined above. Staff does not believe that the other seven specific purposes are directly related to the proposed text amendments. 2, the extent to which the text amendment would better implement and better achieve fhe applicable elements of the adopted goals, objectives, and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town; and, Staff believes this text amendment would better implement and achieve the applicable elements of the adopted goals, objectives and policies 6 the Zoning Regulations can be found in Chapter 1 of the Title 12 of the Vail Town Code. According to Section 12-1-2, Purpose, Vail Tawn Code, the general and specifc purposes of the Zoning Regulations are, And, "These regulations are enacted for the purpose of promoting fhe health, safety, morals, and general welfare of the Town, and fa promote fhe coordinated and harmonious development of the Town in a manner that will conserve and enhance ifs natural environment and its established character as a resort and residenfial communifyofhigh quality." "These regulations are intended to achieve fhe fallowing mare specific purposes: 7. To provide far adequate light, air, sartitatian, drainage, and public facilifies. 2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other dangerous conditions. 3. To promote safe and efficienf pedestrian and vehicular traffic circulafian and to lessen cangesfr'on in the streefs. 4. Ta promote adequafe and appropriafely located off-street parking and loading facilities. 5. To conserve and maintain established community qualities and economic values. fi. To encourage a harmonious, convenient, workable relafionship among land uses, consistent with Municipal development objectives. 7. To prevent excessive population densities and overcrowding of the land with structures. 8. To safeguard and enhance fhe appearance of the Town. 9. To conserve and protect wildlife, streams, wands, hillsides, and other desirable natural features. 1 Q. To assure adequafe open space, recreafion apportunifies, and other amenities and facilifies conducive to desired living quarters. 11. To otherwise provide for the growth of an orderly and viat~le community. " Upon review of the stated general and specific purposes of the Zoning Regulations, staff believes that the proposed text amendment complies with the general purpose of the Zoning Regulations and with numbers ~, 5, 6, and 11 of the list outlined above. Staff does not believe that the other seven specific purposes are directly related to the proposed text amendments. 2, the extent to which the text amendment would better implement and better achieve fhe applicable elements of the adopted goals, objectives, and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town; and, Staff believes this text amendment would better implement and achieve the applicable elements of the adopted goals, objectives and policies 6 the Zoning Regulations can be found in Chapter 1 of the Title 12 of the Vail Town Code. According to Section 12-1-2, Purpose, Vail Tawn Code, the general and specifc purposes of the Zoning Regulations are, And, "These regulations are enacted for the purpose of promoting fhe health, safety, morals, and general welfare of the Town, and fa promote fhe coordinated and harmonious development of the Town in a manner that will conserve and enhance ifs natural environment and its established character as a resort and residenfial communifyofhigh quality." "These regulations are intended to achieve fhe fallowing mare specific purposes: 7. To provide far adequate light, air, sartitatian, drainage, and public facilifies. 2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other dangerous conditions. 3. To promote safe and efficienf pedestrian and vehicular traffic circulafian and to lessen cangesfr'on in the streefs. 4. Ta promote adequafe and appropriafely located off-street parking and loading facilities. 5. To conserve and maintain established community qualities and economic values. fi. To encourage a harmonious, convenient, workable relafionship among land uses, consistent with Municipal development objectives. 7. To prevent excessive population densities and overcrowding of the land with structures. 8. To safeguard and enhance fhe appearance of the Town. 9. To conserve and protect wildlife, streams, wands, hillsides, and other desirable natural features. 1 Q. To assure adequafe open space, recreafion apportunifies, and other amenities and facilifies conducive to desired living quarters. 11. To otherwise provide for the growth of an orderly and viat~le community. " Upon review of the stated general and specific purposes of the Zoning Regulations, staff believes that the proposed text amendment complies with the general purpose of the Zoning Regulations and with numbers ~, 5, 6, and 11 of the list outlined above. Staff does not believe that the other seven specific purposes are directly related to the proposed text amendments. 2, the extent to which the text amendment would better implement and better achieve fhe applicable elements of the adopted goals, objectives, and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town; and, Staff believes this text amendment would better implement and achieve the applicable elements of the adopted goals, objectives and policies 6 outlined in the Vail Comprehensive Plan by creating additional and more diverse guest lodging opportunities for the guests and visitors of Vail, For example, according to the Lionshead Redevelopment Master Plan, Policy Objective 2.3.3 states, "!n order to enhance the vitality of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ("live ,beds" or "warm beds' through new lodging products. In order to achieve the Town's objectives and policies the zoning regulations must keep pace with changes in the market. Staff believes that in the instance of attached accommodation units, the Town's current regulations fails to acknowledge the additional lodging. opportunity that multiple attached accommodation units can create. However, we also acknowledge that it may be possible to have "foo much of a good Thing" For that reason staff is recommending that additional attached accommodation units should be reviewed and approved subject to the issuance of a conditional use permit and assurance of adequate off-street parking. It is further recommended that a conditional use permit application would be reviewed in accordance with the procedures outlined in Chapter 1~ of the Zoning Regulations and the proposed off-street parking requirement for an attached accommodation unit should be 0.7 spaces per units. As a note of caution, however, an attached accommodation unit is only beneficial to the Town and the unit owner when it is rented and made available for short term occupancy. At this time, staff is not recommending a rental requirement regulation. Because no "additional" GRFA or other development standard incentives are being proposed or offered wi#h the construction of an attached accommodation unit, staff does not believe that. it is necessary to attempt to regulate occupancy. Instead, staff believes that the economic incentives to an owner and the demands of the market will adequately regulate occupancy. 3. The extent to which the text amendment demonstrates how conditions have Substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable; and, the Lionshead Redevelopment Master Plan acknowledges the need for °'warm beds" and a diverse base of lodging product. It can be clearly documented in the Town's development regulations (ie, fractional fee club units} and trends in the lodging market that our guests and visitors demand many different forms of lodging opportunities. For example, some guests prefer the short-term rental of a private resident on the golf course while others opt for a lesser priced stay at the Roost Lodge, Between these two ends of the lodging opportunity spectrum lie numerous other forms of lodging choices (fractional fee ownership, whole ownership, accommodation units of varying quality and amenities, etc.). Staff believes that the availability of attached accommodation units is just one of the many choices that our guests and visitors should have with the more choices that can be provided the better. 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives; and, Staff believes this text amendment will ensure a harmonious, convenient, workable relationship among land use regulations consistent with the Town's development objectives. As proposed, the potential negative impacts {ie, parking} of multiple attached accommodation units has been addressed. ~. Such other #actors and criteria the Commission andlor Council deems applicable to the proposed text amendment. The Community Development Department has identified a number of issues that we believe need to be addressed during the review and consideration of this text amendment proposal. The following is a list of issues: 1. Employee Housing Requirements - staff recommends that an attached accommodation unit be assessed an employee housing requirement identical to an accommodation unit (.75 - 1.25 employees per unit} 2, Traffic Impact l=ees -staff recommends that a trip generation requirement be assessed for an attached accommadatian unit identical to that of an acc©rnmadation unit. VI. STAFF RECOMMENDATIaN The C©mmunity Development Department recommends the Planning and Environmental Commission forwards a recommendation of approval to the Vail Town Council of a proposed text amendment, pursuant to Section 12-~-7, Amendment, Vail Tawn Code, to Section 12-7H~12, Density {Dwelling Units Per Acre}, Vail Town Code, to allow multiple attached accommodation units within a dwelling unit, and setting forth details in regard thereto. This recommendation is based open the review of the criteria outlined in Section V of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Gommissian choose to forward a recommendation of approval to the Vail Tawn Council for the proposed text amendment, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmenfal Commission forwards a recommendation of approve! to the Vail Town Council of a proposed Text amendment, pursuant to Section 92-3-7, Amendment, Vail Town Code, to Section 12-7H-72, Density (Dwelling Units Per AcreJ, Vail Town Code, fa aibw multiple attached accommodation units within a dwelling unit, acrd setting forth details in regard thereto. Should the Planning and Environmental Commission choose to forward a recommendation of approval to the Vail T©wn Council for the proposed text amendment, the Community Development Department recommends the Commission makes the following findings: "Based upgn the review of the criteria outlined in Section V this memorandum, and the evidence and testimony presented, the Planning and Bnvr`ronmental Commission finds: 9. Thaf the amendment is cgnsisfent with the applicable elements of the adapted goals, objectives and policies outlined in the Vaif Comprehensive Plan and is compatible with the development objectives of the Town; and 2. That the amendment furthers the general and specific purposes of the ~'oning Regulations outlined in Section 92-1-2, Purpose, Vail Town Code; and 3. That the amendment promotes the health, safety, rngrals, and general welfare of the Town and promotes the cogrdinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality." The Arrabelle Hotel includes, amongst other things, 67 dwelling units and 85 accommodation units, of which 49 are "attached" to a dwelling unit. IV. RQ1rES QF REVIEWING BQQIES order of Review: Generally, text amendment applications will be reviewed by the Planning and Environmental Commission and the Commission will forward a recommendation to the Town Council, The Town Council will then review the text amendment application. Planning and Environmental Commission: The Planning and Environmental Gammission is responsible for the review of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Gode, and forwarding of a recommendation to the Town Council. Design Review Board: The Design Review Board has na review authority over a text amendment to the Vail Tawn Cade. Town Council: The Town Gouncil is responsible far final approval, approval with modifications, or denial of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Code. The Town Council has the authority to hear and decide appeals from any decision, determination, ar interpretation by the Planning and Environmental Commission andlor Design Review Board. The Town Gouncil may also call up a decision of the Planning and Environmental Commission andlor Design Review Board. Staff: The Town Staff facilitates the application review process. 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. REVIEW CRITERIA The review criteria and factors for consideration far a text amendment application are established by the provisions of Section 12-3-7, Amendments, Vail Town Cade. According to the Vail Town Code, the following review criteria shall be used to evaluate a text amendment to the Zoning Regulations, 1. The extent to which the text amendment fur#hers the general and specific purposes of the Zoning Regulations; and, Staff believes this text amendment furthers the general and specific purposes of the zoning regulations, The general and specific purposes of the Zoning Regulations can be found in Chapter 1 of the Title 12 of the Vail Town Code. According to Section 12-1-2, Purpose, Vail Tawn Code, the general and specifc purposes of the Zoning Regulations are, And, "These regulations are enacted for the purpose of promoting fhe health, safety, morals, and general welfare of the Town, and fa promote fhe coordinated and harmonious development of the Town in a manner that will conserve and enhance ifs natural environment and its established character as a resort and residenfial communifyofhigh quality." "These regulations are intended to achieve fhe fallowing mare specific purposes: 7. To provide far adequate light, air, sartitatian, drainage, and public facilifies. 2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other dangerous conditions. 3. To promote safe and efficienf pedestrian and vehicular traffic circulafian and to lessen cangesfr'on in the streefs. 4. Ta promote adequafe and appropriafely located off-street parking and loading facilities. 5. To conserve and maintain established community qualities and economic values. fi. To encourage a harmonious, convenient, workable relafionship among land uses, consistent with Municipal development objectives. 7. To prevent excessive population densities and overcrowding of the land with structures. 8. To safeguard and enhance fhe appearance of the Town. 9. To conserve and protect wildlife, streams, wands, hillsides, and other desirable natural features. 1 Q. To assure adequafe open space, recreafion apportunifies, and other amenities and facilifies conducive to desired living quarters. 11. To otherwise provide for the growth of an orderly and viat~le community. " Upon review of the stated general and specific purposes of the Zoning Regulations, staff believes that the proposed text amendment complies with the general purpose of the Zoning Regulations and with numbers ~, 5, 6, and 11 of the list outlined above. Staff does not believe that the other seven specific purposes are directly related to the proposed text amendments. 2, the extent to which the text amendment would better implement and better achieve fhe applicable elements of the adopted goals, objectives, and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town; and, Staff believes this text amendment would better implement and achieve the applicable elements of the adopted goals, objectives and policies 6 outlined in the Vail Comprehensive Plan by creating additional and more diverse guest lodging opportunities for the guests and visitors of Vail, For example, according to the Lionshead Redevelopment Master Plan, Policy Objective 2.3.3 states, "!n order to enhance the vitality of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ("live ,beds" or "warm beds' through new lodging products. In order to achieve the Town's objectives and policies the zoning regulations must keep pace with changes in the market. Staff believes that in the instance of attached accommodation units, the Town's current regulations fails to acknowledge the additional lodging. opportunity that multiple attached accommodation units can create. However, we also acknowledge that it may be possible to have "foo much of a good Thing" For that reason staff is recommending that additional attached accommodation units should be reviewed and approved subject to the issuance of a conditional use permit and assurance of adequate off-street parking. It is further recommended that a conditional use permit application would be reviewed in accordance with the procedures outlined in Chapter 1~ of the Zoning Regulations and the proposed off-street parking requirement for an attached accommodation unit should be 0.7 spaces per units. As a note of caution, however, an attached accommodation unit is only beneficial to the Town and the unit owner when it is rented and made available for short term occupancy. At this time, staff is not recommending a rental requirement regulation. Because no "additional" GRFA or other development standard incentives are being proposed or offered wi#h the construction of an attached accommodation unit, staff does not believe that. it is necessary to attempt to regulate occupancy. Instead, staff believes that the economic incentives to an owner and the demands of the market will adequately regulate occupancy. 3. The extent to which the text amendment demonstrates how conditions have Substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable; and, the Lionshead Redevelopment Master Plan acknowledges the need for °'warm beds" and a diverse base of lodging product. It can be clearly documented in the Town's development regulations (ie, fractional fee club units} and trends in the lodging market that our guests and visitors demand many different forms of lodging opportunities. For example, some guests prefer the short-term rental of a private resident on the golf course while others opt for a lesser priced stay at the Roost Lodge, Between these two ends of the lodging opportunity spectrum lie numerous other forms of lodging choices (fractional fee ownership, whole ownership, accommodation units of varying quality and amenities, etc.). Staff believes that the availability of attached accommodation units is just one of the many choices that our guests and visitors should have with the more choices that can be provided the better. 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives; and, Staff believes this text amendment will ensure a harmonious, convenient, workable relationship among land use regulations consistent with the Town's development objectives. As proposed, the potential negative impacts {ie, parking} of multiple attached accommodation units has been addressed. ~. Such other #actors and criteria the Commission andlor Council deems applicable to the proposed text amendment. The Community Development Department has identified a number of issues that we believe need to be addressed during the review and consideration of this text amendment proposal. The following is a list of issues: 1. Employee Housing Requirements - staff recommends that an attached accommodation unit be assessed an employee housing requirement identical to an accommodation unit (.75 - 1.25 employees per unit} 2, Traffic Impact l=ees -staff recommends that a trip generation requirement be assessed for an attached accommadatian unit identical to that of an acc©rnmadation unit. VI. STAFF RECOMMENDATIaN The C©mmunity Development Department recommends the Planning and Environmental Commission forwards a recommendation of approval to the Vail Town Council of a proposed text amendment, pursuant to Section 12-~-7, Amendment, Vail Tawn Code, to Section 12-7H~12, Density {Dwelling Units Per Acre}, Vail Town Code, to allow multiple attached accommodation units within a dwelling unit, and setting forth details in regard thereto. This recommendation is based open the review of the criteria outlined in Section V of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Gommissian choose to forward a recommendation of approval to the Vail Tawn Council for the proposed text amendment, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmenfal Commission forwards a recommendation of approve! to the Vail Town Council of a proposed Text amendment, pursuant to Section 92-3-7, Amendment, Vail Town Code, to Section 12-7H-72, Density (Dwelling Units Per AcreJ, Vail Town Code, fa aibw multiple attached accommodation units within a dwelling unit, acrd setting forth details in regard thereto. Should the Planning and Environmental Commission choose to forward a recommendation of approval to the Vail T©wn Council for the proposed text amendment, the Community Development Department recommends the Commission makes the following findings: "Based upgn the review of the criteria outlined in Section V this memorandum, and the evidence and testimony presented, the Planning and Bnvr`ronmental Commission finds: 9. Thaf the amendment is cgnsisfent with the applicable elements of the adapted goals, objectives and policies outlined in the Vaif Comprehensive Plan and is compatible with the development objectives of the Town; and 2. That the amendment furthers the general and specific purposes of the ~'oning Regulations outlined in Section 92-1-2, Purpose, Vail Town Code; and 3. That the amendment promotes the health, safety, rngrals, and general welfare of the Town and promotes the cogrdinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality." • MEMORANDUM TO: Planning and Environmental Commission FR©M: Community Development Department DATE: June 27, 2(X15 SUBJECT: A request far a final review of a variance from Chapter 14-6, Grading Standards, Vail Town Gode, pursuant to Chapter 12-17, Variances, Vaii Town Gode, to allow for a retaining wall in excess of 3 feet in height located in the fror7t setback, located at 1837 Alpine DrivelLot 49, Vail Village West Filing 1, and setting forth details in regard thereto. (PEG05-Dfl36} Applicant: Seven Vails, lnc., represented by David Flinn Planner: Elisabeth Eckel I. SUMMARY The applicant, David Flinn, representing Seven Vails, lnc,, is requesting a variance from Chapter 14-6, Grading Standards, Vail Town Code, to allow far retaining walls in excess of 3 feet in height located in the front and side setbacks, located at 1837 Alpine DrivelLot 49, Vail Village West Filing 1, and setting forth details in regard thereto. The requested variances are the result of a proposal to upgrade and thereby narrow the existing non-conforming driveway, which currently encroaches onto the neighboring lot. to the east, Lot 45. Staff is recommending approval, with conditions, of the requested variance because a practical difficulty or hardship is present and approval of the variance would not constitute a granting of special privilege to this property owner. II. DESCRIPTION OF REQUI=S7 The applicant is requesting a wall height variance `rn order to upgrade the driveway and parking area of his residence, located in West Vail. The lot is zoned Primary/Secondary Two Family Residential, in which zone the Planning and Environmental Commission is required to review retaining walls proposed within setback areas. The applicant is requesting to construct two walls; an MSE retaining wall within the front setback in order to support the redesigned driveway and parking area, and a boulder retaining wall along the southeastern property Line, also in order to support the redesigned driveway. The applicant believes that a hardship exists for several reasons. The existing residence is located nine feet into the front setback and ten feet into the side setback. Additionally, the lot averages a slope of fifty percent which has prompted the existing non-conforming location of both the driveway and the house. A vicinity map depicting the location of the residence is attached for reference (attachment A}. A reduced copy of the site plan is attached for reference (attachment B) as is the written request from the applicant {attachment C) and the public notice which preceded the request (attachment D} III. BACKGROUND The existing home and driveway were constructed prior to annexation into the 1 ~~ ~1~N o Town of Vail. According to Town records, no improvements were made to the site or structure until 2004. However, in October of 1997, the Lotto the east (Lot 45) was built upon. The owner of that lot queried the Town regarding possible solutions to the encroachment of the neighboring driveway (now owned by Seven Vails, Inc.) upon his Lot. The Town's response to that query was as follows: "fn the event that Lot 49, 1837 Alpine Drive, ever makes application forimprovements itmay bepossible at that time to require fhe driveway to be broughtinto compliance. Whetherornot that circumstance will pertain will be evaluafed at the time an applicafion is received' and reviewed." No further documentation regarding the issue is on file. In the fall of 2004, the applicant submitted an application for design review of several proposed driveway changes which would allow the applicant year-round parking. The driveway changes included its relocation further west, the narrowing of the mouth of the driveway (both to mitigate the encroachment onto Lot 45), and several changes to the existing grades. Currently, the driveway requires yearly grading, which, according to the applicant, "pushes material over the edge of the current driveway, gradually expanding its limits and encroaching on the natural areas to the north and east°'. In order for the yearly grading process to be eliminated, the construction of the MSE and boulder retaining walls has been proposed, each of which lie partially within the front and side setbacks, The wall designs have undergone substantial engineering study and are proposed at the lowest possible heights considering the existing topography of the site. Furthermore, as a result of the upgraded driveway, the applicant is proposing to utilize less ofi the parking that currently exists along the right-of-way fronting Alpine Drive, directly south of the residence. Currently, up to four or five cars maybe partially encroaching into theright-of- way at any given time. This scenario particularly affects the effectiveness of Town of Vail road maintenance employees during the winter. Pending the new driveway design, three cars can be accommodated in the lower parking lot. at any given time, allowing the upper parking area, for which the applicant has already received a Revocable Right-of-Way permit. from the Town, to exist with only two diagonally-parked cars and therefore less impact on the safety and circulation on Alpine Drive. At the time of original application submittal for a redesigned driveway, the applicant had also proposed the replacement of a timber retaining wall at the southwestern property line. The applicant's proposal for the timber retaining wall was subsequently reviewed separatelyfrom the Planning and Environmental Commission request and heard bythe Design Review Board on June 1, 20x5. The application was then staff approved since the applicant was able to replace the wall "same for same" without the need to permanently remove several large coniferous trees from within the wall benches. The application for Planning and Environmental Commission review, which was submifted in January of 2005, is pending approval. IV. RQLES tJF REVIEWING BODI1`S The PEC is responsible for evaluatina a proposal for: Action: The PEC is responsible for Foal approvaf/danial of a variance.. The PEC is responsible for evaluating a proposal for: 1. The relationship of the requested variance to other e~asting or potential uses and structures in the vicinity. 2 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objecti~,es of this Title without grant of special privilege. 3. The effect of the requested variance on light and air, distribution e~f population, transportation and traffic facilities, public facili#ies and utilities, and public safety. 4. Such other factors and criteria as the Commission deems applicable to the proposed variance. Desien Review Baard: Action: The DRB has no review authority on a variance, but must review any accompanying DRB application. Town Counci#: Actions of the Design Review Board or the Planning and Environmental Commission maybe appealed to the Town Councilor by the Tawn Council. Town Council evaluates whether or not the DRB or PEC erred with approvals or denials, and may uphold, uphold with modifications, or overturn the Board's decision. Staff; The staff is responsible for ensuring that all submittal requirementsare provided and plans conform to the technical requirements of the Zoning Reguiatiaazs. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. V. APPLICABLE PLANNING Q®CUMENTS Section 12-17 Variances (in part) 72-77-~: PURPOSE: A. ,Reasons For Seeking Variance: In order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with fhe objectives of this title as would result from strict orliteral interpretation and enforcement, variances from certain regulations maybe granted. A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon; from topographic or physical conditions on the site or in fhe immediate vicinity; or from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. Chapter 946 Retaining Walls All retaining walls are reviewed by the Design Review Board or Town Staff to determine 3 .~ compatibility to the existing topography and the materials in use. Table 7: Retaining Walls Location or Maximum Type Height Regular Walls d_q (Detail 1©) 4, ~, Bench of 4' or "/: the combination d;fFerence of walls Detail 1Q1 exposed height 0-3" Right-of--Way 3 -~ 6' + Setback (i0' from paved surface and 2' NA from adjacenf Property IinesJ In Front g_3, Set~ack On s opes greater than 30"/e and 3'-6' related to access Vf. ZflNING ANALYSIS Zoning: Development Standard Lot Area: Setbacks: Front: Sides: Rear: Building Height: GRFA: Site Coverage: Landscape Area: Addtionai p,E. Stamp Review °r Required {~~praval Staff Review or No DRB Staff Review or Yes DRB Staff Review or Yes DRB Staff Review or No DRB Staff Review or Yes DRB Staff Review or DRB Yes F'EC $faff Review or Dt?B Yes REC Stafif Review or No DRB Staff Review or Yes DRB Two-Family primarylSecondary AllawedlReauired Existing (approved) Proposed 14,0(74 sq. ft. 10,925 sq. ft. no change 20 ft. 11 feet no change 15 ft. 10 feet no change 15 ft. 54 feet no change 33' N1A no change 4,051 sq. ft. 2,840 sq. ft. no change 1,638 sq. ft. (15%} 1,420 sq. ft. {13%} no change 6,555 sq. ft. {60%} 9,504 sq. ft. {87°!°} no change • • 4 Parking: 3 spaces Vfl. SURRfIIJNDING LAND USES AND ZONING Land Use Zoning North: Residential South; Residential East: Residential West: Residential VIII. CRITERIA AND FINDINGS 7 spaces Primary/Secondary PrimarylSecondary Primary/Secondary Eagle County A. Consideration of Pastors Regarding the Site Coverage Variance; 3 (lower area) 2 {upper area} 1. The relationship of the requested variance to other existing or potentiial uses and structures in the vicinity. The applicant's proposal includes lessening the encroachment of the driveway onto neighboring Lot 45 from approximately eight feet to four feet. The applicant has minimized the encroachment as much as possiblewhile complying with the Town of Vail grading standards that east for residential driveways. Additionally, the aesthetics of the site will be enhanced far bath the applicant and the neighboring property owner as a result of the proposed improvements. 2. The degree to which relief from the strict and Literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. Staff believes that the relief from the strict and literal interpretation of the retaining wall regulations would not constitute a grant of Special privilege. Some leniency is already granted by the Vail Town Code zoning regulations far walls that are erected in relation to access associated with garages on steep slopes. Furthermore, the non.-conforming location of the existing house and driveway can be deemed a signi~can# hardship in that the location is the direct result of the steep e~asting topography upon the site, a factor over which the applicant has no control. The applicant's request would result in a practical and aesthetic improvement within the area. Therefore, a variance from the Planning and Environmental Commission would not be viewed by Staff as unnecessary to achieve compatibility and uniformity of treatment at this site. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety The applicant°s request will likely improve the effect on transportation and public safety, since the proposal is bringing further into compliance the design and location of a dangerous driveway and parking area. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. 5 S. The Planning and Environmental Commission shall make the foibwina findings before granting a variance: That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. 2. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or impro~,ements in the vicinity. 3. That the variance is warranted for one or more of the following reasons:. a. The strict literal interpretation or enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that do not apply generally to other properties in the same a.~ne. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. IX. STAFF REC©MMENDATION Staff is recommending approval,with conditions, of the requested variance from Chapter i 14-6, Grading Standards, Vail Town Code, to allow for retaining walls in excess of 3 feet in height located in the front and side setbacks, located at 1837 Alpine DrivelLot 49, Vail Village West Filing 1, based upon the review of the criteria in Section Vlll of this memorandum and the evidence and testimony presented as well as the findings listed below. Staff recdmmends that, should the Planning and Environmental Commission choose to approve the application, the following findings be made a part of the motion: 1. That the granting of the variance ~wiil not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. 2. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or more of the following reasons: a The strict literal interpretation or enforcement of the specified regulation wouid result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that do not apply generally to other properties in the same zone.. c. The strict interpretation or enforcement of the specified regulation 11 would deprive the applicant of privileges enjoyed try the owners of other properties in the same district. Furthermore, should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission pass the following mo#ion: "The Planning and Environmental Commission apps©ves, with four conditions, the applicant's request fora variance from Chapter 14-6, Grading Standards, Vail Town Code, to allow for retaining wa!!s in excess of 3 feet in height located in the front and side setbacks, located at 9837 Alpine Drive/Lot 49, Vail Village West Fiiing 9, pursuant to Chapter 12- 17, Variances, Vail Town Code and setting forth details in regard thereto, subject to the following conditions: This approval shall be contingent upon the applicant receiving Town of Vail approve! of the design reviewapplicatr'on associated with this variance request. 2. As a result of this approval and prior to final inspection by the Community Development Department, the applicant shall provide only two parallel parking spaces within the Right-of-Way along Alpine Drive, sublecf to a new Revocable Right-of--Way permit from the Town of Vail Public Works Department. 3. The applicant shall ensure that no vegetation shall be disturbed which is not indicated to be disturbed on the plans. Addr`tional disturbed landscaping shall be replaced; according to a new landscaping plan, subject to review and approval by the Community Development Department. 4. Prior to final inspection by the Community Development Department, the applicant shall ensure that the driveway be paved, to come into conformance with the driveway material regulations del'tned in Chapter 14:2 Definitions, Development Standards Handbook, Vail Town Code." X. ATTACHMENTS A. Vicinity Map B. Reduced Plans C. Applicant's Request C. Publication Notice 12 ~ ~ P o m w ~~ ~ m ~d ; E~ ~a oa ~._ ~? 4S ~~ ~t ti~ i E t~ ~~ ~~ Z ~ .~ 1 j '~ 1 Q ,r o o ~ r NI 2 j ~~ w) ~I e 3 ~ ~~ O ~ ~ I `- r 3 ~' I ~ J VI ~ 0 aQ ~S ~ CTS bo v O Q V v m ~ a `o • S V j I, r ," ~~ E`~J fib' ; -~ Is ti,~~ s~~rss~r~ I ~ ~' ~ t ~_.~ y ._J__.__.. _..._- ~~ i ~• ~ ~ 1 _e. t . ~~ 6U~' 1 O 4= _ `d ca ~ ~ c~°a c ~ o~' u„ o v a a' d ~~ - n~o~~d co~,~S q -.c is - E_ w q° ig'S vSnS ~S~y ~p e a m EvmSE ar ~s s '° o Fa F °-u°O-° c~ ~.c o ~ M Xav: ~~u e~ ~ _~ €05„ - 2 va ~°~k= a- rJ O ` J ~ V m ~ o i ~ d a w o~~ e a n P a c a = o .. ~ m r N n _ a. .. ~. o .: - m o 3 Q 0.f ~~ ~•~ ~ ~$ o pjv E~ U }u; r~4 $~ bl~~ ~ ~~~o~ ~~i'~ W ~~~4~~is~ ~ ! ~~~~~~~s~~ ~$ ~. o~ ~~~ r\ ~~.~ m ~~~~ ,I i ~ ti~ ~ oL b 1~,., ~ ~ ~ ~ ~, ',k ' ~ ~~- ;~ ~~ ~ -~ ~,~~~ ~~ -~.-: ~ ~~ ti z~ y~ ~ ~~ ~ C S \ •~ W ~~ ,~ "$ ~- , ~ ~ l ~, w ~ (\y~' 1~1 V~ ~ F~ ~-. ~'. W r J 9 ~$e _ ~ c m ~ .S o6uo 4 r~ m ~~. _ g CC ,m w c C06.. 'C J2 Oj ~~ ~Ot ~V C `~. ~ a ? °z c ° ~'° N `G C [ J~ c ~OKSLLq J y C O P m C 4 t~ b ~_ C ~ u u 6 i p a _a~e a c'T`~r ~~u~ ~~u° Sr~w°ryw ~ N a- 3~ m~~ o._.. Cn aF _... mq<~O~Syv k ~ ' R3 ' ~~. J Q '~ b h~ N ti +I I 1 y. e ,~ ~WrrSS~ 32& O h L ~~ aL n xrn ~~ ~ ~ ~ ..~ ~{ `S ~.. P _ q6~ ~~v ~~ w J J C: ~_ Z W w 0 0 0 rH s~ ~a s ~. ~~ ~~ I,s sr a~ ~' ~~ ~~ m` 3~ ~ ~o ~ 4 ~ ~ r•-~``; r. t m m ~ r d u ~ c ~' ~ J e m c o ` ~ ~ c ~S~s ~a Y`c ~,~ ~~ ~ o ~8w C ~ Lr 9 ~€Sa°'e odc L y ~ ~~nL~y ~# E o ~ ~ qua ii `d ~' `oL C] c a ~5m, D Z V C ~L~oen ~~' c ~c doB sQ ~y.~,~ -5 o d n ° ~°o J C. -tom `J ~y O 9 >.'~ ~ e a L p" n ~ E L d i y~ ~ tp p ' a C a q V n~~~ oc _-jc ~' uK 'm`'me~ax~r ~dc o d ~ - .d O O~ ,S~ O G ° ~ $ a0 40 ~a S-~ ~p5 fi ; d c ;3 ~t _ _ _ a _ 9 m a~~ o E' S E Q m a P o S o Attachment C • i p' • David Flinn 8133 S. Wabash Court Centennial, CO 8D112 303-517-1714 davidfgeo c~msn.com June 22, 2{?05 Town of Vail Dept. of Community Development Attn: Elizabeth Eckel 75 South Frontage Road Vail, CO 81657 Fax.; 970-479-2452 Re: Variance criteria -1837 Alpine Drive - DRB04-0579, Lot 49, Vail Village West 1ST Filing Dear Elizabeth Eckel: Addressing the 12-17-6 Criteria and Findings, section A states that the planning and environmental commission shall consider the following 4 factors with respect to the requested variance. The lower driveway at 1837 Alpine Drive requires a variance ltt~orde~~to`~knak~r~g~the=curvewvayl°usafal~-")leai~f'd~#i~~f~ 1. The ~~r~latronship of the requested variance to ofher existing or potential uses and structures in the vicinify: The current driveway location is used already in the summer months, the upgrades will allow parking year-round. 2. The degree to which relief from fhe strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and unif©rmity of treatment among sites in the vicinity, or to attain the obfective of thr`s title without grant of special privilege. The current driveway is along situated Kan-~~t~eplyic-pev`rlt~irf`~~v~re~~~"~''eta'tr~G~~l~f.the setback,uvill~prev~r~t°contiri~tai~expansionof.the ~drveway~~~~8~7n.,Alpin+a~r_:iveiand onto the neighboring set-back 1827 Alpine Drive. ~'l1ry~drrvewa: ~_ i+gned~:a~~quti~,~~:,~e~rk4ya~radin 3. The effect of the requested variance on light and air, distn6ution of population, transportation and trafFc facilities, public facilities and utilities, and public safety. ~~~~~~Il '~e~ ~~~ears`~offu~he<u=uppers.pa~ing;area<ayearwraund, deareasing the 9ikelihaod of cars protruding onto Alpine Drive during the winter months, causing snow plows to deviate around the cars. The~lawe~~i~Pilt'#~ a full time rental, so their parking will always be ~'~,vwaru'~I~~Pr the off street ~ ~ parking. The upper rental unit is only short term and owner's use, and the majority of the time, ~ ~~ this parking area will be empty should this variance tae approved. When the upper unit is in use, fewer cars will be parked there, ~flovving=dia~cinail~arkarig t~~et~ti ~~ ~~ ~~#E.+N.•~r~~~~rat!!~ j 4. Such ofher factors and criteria as the commission deems applicable to the proposed variance. The proposed parking area has been approved by Steve Arnold, the owner of 1827 Alpine Drive, it will move the entrance to the driveway away from the front of his home, prevent encroachment on his property and clean up the area visually. He has agreed to pay a portion of the retaining wall, because he believes it is in his best interest. 1887 Alpine Drive has upgraded the deck, stairs and roof and this parking area will tie it all together making what was once an eyesore, into a pleasing view from the road and far the neighbors. • Page 2 Give me a call it yt~u have any questions, 3g3-517-1714. Sincere{y, David Flinn June 22, 2t~05 • l~+fachment D ,a -~ Tt}~'N tl~ VA£L ~ THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NQTiCE N(]T{CE IS HEREBY GIVEN #hat 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 .tune 27, 2005, at 2:00 pm, in the Town of Vail Municipal Building, in consideration of: A request for a final review of an amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code, to allow far an amendment to an existing platted building envelope, located at 1463 .Aspen Grove LsnelLot 8B, Lion's Ridge Filing 4, and setting forth details in regard thereto. Applicant: Robert and Kristine Selby, represented by John Martin Architect, Lt.C Planner: Bill Gibson A request far 1`Inal review of a floodplain modification, pursuant to Chapter 146, Grading Standards, Vail Town Code, to allow for the bridge reconstruction, located at the VVesthaven Drive Bridge and PedestrianlSkier Bridge (a rnore complete description is available at the Department of Community Development offices}; and setting forth details in regard thereto. Applicant: Cascade Village Metropolitan District, represented by Lonco, inc. Planner: Bill Gibson A request for a final review of a variance from Section 12-6C-6, Setbacks, Section 12- 6C-8, Density Control, and Section 12-6C-9, Site Coverage, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a residential addition, located at 1448 Vail Valley DrivelLot 18, Block 3, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Robert Stephenson, 3r. and John Schofield, represented by Snowdon & Hopkins Architects , Planner. Bill Gibson A request for a final review of a conditional use permit, pursuant to Section 12-7H-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for a professional office and studio, located at 450 East Lionshead Circle (Treetops Building}, Lot 6, Vail Lionshead Filing 1, and setting forth details in regard thereto. Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: Bill Gibson A request for a final review of a conditional use permit, pursuant to Section 12-9C-3, Parking, Vail Town Code, to allow for a revision to the approved parking plan at the Vail Valley Medical Center, located at 181 East Meadow DrivelLots E and F, VaiC Village Filing 2, and setting forth details in regard thereto. Applicant: Vail Valley Medics! Center, represented by Mauriello Planning Group, LLC Planner. Matt Gennett • A request for a recommendation to the Vail Town CounciE of an amendment to the Vail Land Use Plan, pursuant to Chapter VIII, Section 3, Vail Land Use Plan, pursuant to Chapterv VIII, Section 3, Vail Land Use Plan, to establish a site specific land use plan for the "Chamonix Parcel", located at Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. Applicant: Town of Vail, represented by Suzanne Siiverthom Planner: Matt Gennett A request for a recommendation to the Vail Town Council of an amendment to the Lionshead Redevelopment Master Plan, pursuant to Chapter 2, Section 2.8, Lionshead Redevelopment Master Plan, to amend the boundaries of the study area to include Evergreen Lodge, located of 25t7 South Frontage Road .West, Lot 2, Block 1, Vail Lionshead Fifng 2, and setting forth details in regard thereto. Applicant: Evergreen Lodge at Vail, represented by HB Development Company Planner: George Ruttier A request for a final review of a minor amendment to Special Deveioprnent District No. 38, Manor Vail Lodge, pursuant to Section 12-9A-10, Amendments, Vail Town Code, to allow for the relocation of an elevator from the front to the rear of a building, located at 595 Vail Valley DrivelLots A, 8, & C, Vail Village Filing 7, and setting forth details in regard thereto. Applicant: -Manor Vail Lodge, represented by Bab McCleary Planner: Warren CampbeA .^ . A request for final review of a text amendment to Section 12-7H-12, Density (Dwelling Units Per Acre}, Vail Tawn Code, pursuant to Chapter 12-3, Amendments, Vail Town Code, to allow multiple attached accommodation units within a dwelling unit, and setting forth details in regard thereto. Applicant: Vai! Resorts, represented by Braun Associates, Inc. Planner: George Ruttier ' . ' - A request for a final review of a variance from Chapter 14-6, .Grading Standards, Vail Town Cade, pursuant to Chapter 12-17, Variances, Vaii Town Code, to allow for a 3>- retaining wall in excess of 3 feet in height located in the front setback, located at 1837` Alpine DrivelLot 49, Vail Village West Filing 1, and setting forth details in regard thereto. Applicant: Seven Vails, Inc., represented by David Flinn Planner: Elisabeth Eckel The applications and information about the proposals are available for public inspection during office hours at the Tawn. of Vail Community Development Department, 75 South 'Frontage Road. The putalic is invited to attend project orientation and the site visits that precede the public hearing in the Tawn of Vail Community Development Department. F'Iease call 97{1-479-2138 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 June 10, 2005, in the Vaii Daily. ~'0'W~ OF VA~L ' , ,... Department of Camrnunrty Development 75 South Frontage Raad Pail, Colorado 81 b57 970-479-2138 FAX 970-479-2452 www vailgau,cam June 10, 20D5 Mr. Bob McCleary Manor Vail Lodge 595 East Vail Valley Drive Vail, Colorado 81657 and Town of Vail Planning and Environmental Commission and Adjacent property owners: Re: Report to the Planning and Environmental Commission of an administrative action approving a request for a minor amendment to SDD No. 3$, Manar Vail Lodge, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for modifications to the approved building plans for the Manar Vail Lodge, 595 East Vail Valley DrkvelLots A, B, and G, Vail Village Filing 7, and setting forth details in regard thereto. Applicant; Manor Vail, represented by Zehren and Associates Planner: Warren Campbell Dear Mr. McCleary, PEG members, and adjacent property owners: Qn May 10, 2005, Manor Vail, represented by Zehren and Associates, submitted an application to the Town of Vail Community Development Department for a minor amendment to Special Development District No. 38, Manor Vail Lodge. The purpose of this minor amendment is to allow for the relocation of the approved exterior elevator from the back {northeast) side of Building G to the front {southwest) side afi Building C. I. DESCRIPTION OF THE REQUEST The applicant, Manor Vail, represented by Zehren and Associates, has requested a minor amendment to Specia! Development District No. 38, Manor Vail Lodge, to allow for the rekocation of the approved elevator from the back {northeast) side of Building C to the front {southwest) side of Building C, located at 595 East Vail Valley Drive. The purpose of the rekocation of the elevator is to remove all kmprovements from the Town of Vail owned, Core Creek stream tract. Per the proposed plans, there is no net change in the total number of condominiums ar change kn the amount of allowabke gross residentkal floor area. No other A`ECYCLED PAPER ^ modifications are proposed. A"'minor amendment" is defined as: "Modifications to building plans, site or landscape plans That do not after the basic intent and character of the approved special development disfricf, and are consistent with the design criteria of this Chapter. Minor amendments may incfude, but not be limited to, variations of not more than five feet {5J to approved setbacks and/or building footprints; changes to Landscape or site plans that do not adversely impact pedestrian or vehicular circulation throughout the special development district; or changes to gross floor, area (excluding residential uses) of not more Phan five percent (5°~) of the approved square footage of retail, office, cometon areas and other nonresidential floor area, except as provided under Sections 12-15-4 (Interior Conversions) or 12-15-5 (254 Addifiona! GRFA) of this Title. ll. CRITERIA AND FINDINGS A. Section 12-9A-2: Minor Amendment {staff review): modifications to building plans that do not alter the basic intent and character of the approved special development district and are consistent with the design criteria of this Chapter. Staff finds that approval of this minor amendment request does not alter the basic intent and character of Special Development District Na. 3$, Manor Vail Lodge. As stated above, there is na change in the total number of condominiums (140) ar the employee housing unit (1) or change in the amount of allowable gross residential floor area. B. Section 12-9A-10: Minor modifrcations consistent with the design criteria outlined in subsection 12-9A-2 may be approved by the Department of Community Development. Notification of a proposed minor amendment and a . report of staff action shall be provided to all property owners within or adjacent to the district that may be affected by the amendment. Notification shall be postmarked no later than 3 day following staff action on the amendment and shall include a brief statement describing the amendment and the time and date of when the Planning and Environmental Commission will be informed of the staff decision. Notification of the public hearing and a summary of the request has been provided to all adjacent property owners. III. I'R©CEDURE Section 12-9A-1 Q, Amendment Procedures, Vail Town Code, provides the procedure for a minor amendment to a Special Development District. The procedure is as follows: 92-9A-10: AMENDMENT faRdCEDURES: A. Minor Amendments: 1. Minor modifications consistent with the design criteria outlined in subsection t 2-9A-2 (definition of "minor amendment") of this Article, may be approved by the Department of Community Development. All minor modifications shall be indicated on a completely revised development 2 plan. Approved changes shah be noted, signed, dated and bled by the Department of Community Development. 2. Nofificafion of a proposed minor amendment, and a report of staff action of said request, shall 6e provided fo all property owners within or adjacent to fhe special development district thaf maybe affecfed by the amendmenf. Affected properties shall be as determined by the Department of Community Development. Notifications steal! be postmarked no later than five {5} days following staff action on the amendment request and shall include a brief statement describing the amendment and fhe time and date of when the Planning and Environmenfa! Commission will be informed of fhe staff decision. !n al! cases fhe report to fhe Planning and Environmental Commission shaf! be made within twenty {2Q) days from the date of the staffs decision on the requested amendment. 3. Appeals of staff decisions may be fr'led by adjacent property owners, owners of property within the special development district, the applicant, Planning and Environmental Commission members or members of fhe Town Council as outlined in Section 12-3-3 of this Title. Based upon review of the criteria and findings in Article 12-9A, Special Development District, Vail Town Cade, staff finds the above-referenced amendment to Special Development District No. 38 is approved in accordance with the procedures as identified in Section 12-9A-10, Amendment Procedures, Vail Town Code. Staff's approval of this minor special development district amendment will be reported at a public hearing before the Town of Vail Planning and Environments[ Commission on Monday, June 27, 2005, at 2;00 p.m. in the Vail Town Council Chambers, located at 75 South Frontage Road. The Planning and Environmental Commission reserves the right to call up" this staff decision for additional review at this hearing. Pursuant t© Section 12-9A-10, Vail Town Code, appeals of staff decisions may be filed by adjacent property owners, owners of property within the special development district, the applicant, Planning and Environmental Commission members or members of the Town Council as outlined in Section 12-3-3, Appeals, Vail Tcawn Cade. Should you have any questions, please do not hesitate to contact me at 970-479-2148. Sincerely, Warren Campbell, AI P Senior Planner Town of Vail >~ ~~~ ~9 B;~ 0 0 0 0 a ~/~ ~~ 1~ 4 ~~~~~ r~~~ ,;~ - _ ~.- .,~j~d~ ~' / ~ ' f ~.,~~!~!~ f I ,~i. ~ ~.~ i f ~. /, / ro `~ ~~ A~ .m mm b i1 A 0 P d ~f.' ~ ` .-'~ P ,~ , .J` . Y, `J i ,'~ Y , j /' ~/ / J 7 ~ . ~ ,,s! - jr ~ ~'~ rJ ~ ~ ,T ~ .; ~ ~~r I ~,4 4 h;~S~ ~ f~ ~ ~ 1 s1 ~i a ~. ~ ~~ 1 / lc"' '~ T k., ~ ,y'r,~' I s„c~' ~• ~ / ' r ~ ~ + ~,J; ~ CPC ,~-" .~ p s~ '~~~ .3' % ,r X ` iP"j / ~ J~ ,I ~ . ~ i -/ ; %~ ~-, r ~~ ~ z = i =? MAN+OiR VAIL C©NQQMINIUMS ~.~~,~ ~„~~.~,.,~. "I!$ ~ ~ ~ ~ ~ I ~ s '~ ~ ~ VAIL, CC~L®RAI]~ ~. ~ `»~.~.~..,,m r.~,..r,.~ 4 ~.3 ~ i1 a ;,, wr®:.~w.rw em s.rwn waw+~w~s s' wwd ~~ ~ 'F I, ~ ~i~i w„~,~ _ ri ncns am sst»a 33i~ir~..+r{ eaa s+v 9e.o LIST OF ADJACENT PROPERTY Oiv~vr.nS NOTIFIED Ski Club Vail 598 Vail Valley Drive Vail, CO 81657 Apollo Park Lodge \4/4~j2 S. Frontage Rd., lA. {/Otl, CU 81657 Vail Resor#s P© Bax 7 Vail, CC? 81658 Lee Edwards, Phd, Texas Townhouse Condo. Assn. PO Bax 489 Locus# Valley, NY 11564 The Wren 500 S Frontage Rd, East Vail, CO 81657 Minas Del Norte 644 Vail Va11ey Drive Vail, CO 81657 Apollo Park at Vail Timeshare 442 Frontage Rd., West Vail, CC] 8'i 657 The Town of Vail 75 S. Frontage Road, West Vail, CD 81657 Paul ,leppsan +3alden Peak Cando. Assn. PO l3ox 915 Avon, CD 81620 • ~~ TOWiV 4F YAIL ~~ THIS ITEM MAY AFFECT Y©IJR PRQPERTi Y PUBLIC NOTICE NOTICE lS 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 Cvde, on June 27, 2005, at 2:00 pm, in the Town of Vail MunicipaP Building, in consideration of: A request for a final review of an amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code, to allow for an amendment to an existing platted building envelope, located at 1463 Aspen Grove LanelLot 88, Lion's Ridge Filing 4, and setting forth details in regard thereto. Applicant: Robert and Kristine Selby, represented by John Martin Architect, LLC Planner: 13111 Gibson A request far final review of a floodplain modification, pursuant to Chapter 14-6, Grading Standards, Vail Town Cade, to allow for the bridge reconstruction, located at the Westhaven Qrive Bridge and PedestrianlSker Bridge (a more complete description is available at the Department of Community Development offices); and setting Earth details in regard thereto. Applicant: Cascade Village Metropolitan Dis#rict, represented by Lonco, ]nc. Planner: Bil! Gibson A request for a final review of a variance from Section 12-6C-6, Setbacks, Section 12- 6C-S, Density Control, and Section 12-6C-9, Site Coverage, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow far a residential addition, located at '1448 Val! Va11ey DrivelLot 1$, Block 3, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Robert Stephenson, Jr. and ,fohn Schofield, represented by Snowdon & Flopkins Architects . Planner: Bi11 Gibson ' A request for a final review of a conditional use permit, pursuant to Section 12-7H-4, Permitted and Conditional uses; Second Floor and Above, Vail Town Code, to allow for a professional office and studio, located at 45© East Lionshead Circle (Treetops Building), Lat r"i, Vail Lionshead Filing 1, and setting forth details in regard thereto. Applicant: Vail Resorts, represented by Braun Associates, Inc.. Planner: Bill Gibson A request for a final review of a conditional use permit, pursuant to Section 12-9C-8, Panting, Vail Town Code, to allow far a revision to the approved parking plan at the Vail Valley Medical Center, located at 181 East Meadow DrivelLots E and F, Vaii Village Filing 2, and setting forth details in regard thereto. Applicant: Vail Valley Medical Center, represented by Mauriello Planning Group, LLC Planner: Matt Gannett e A request for a recommendation to the Vail Town Council of an amendment to the Vail Land Use Plan, pursuant to Chapter VI11, Section 3, Vai! Land Use Plan, pursuant to Chapterv Vfll, Section 3, Vail Land Use Plan, to establish a site specific land use plan for the "Chamonix Parcel", located at Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. Appfican#: Town of Vail, represented l,y Suzanne Silverthorn Planner: Matt Gennett A request far a recommendation to the Vail Town Council of an amendment to the Lionshead Redevelopment Master Plan, pursuant to Chapter 2, Section 2.8, Lionshead Redevelopment Master Plan, to amend the boundaries of the study area t© include Evergreen Lodge, located at 250 South Frontage Road West, Lot 2, Black 1, Vail Lionshead Filing 2, and setting forth details in regard thereto. Applicant: Evergreen Lodge at Vail, represented by M8 Development Company Planner: George Ruttier A request for a final review of a minor amendment to Special Development District No. 38, Manor Vail Lodge, pursuant to Section 12-9A-10, Amendments, Vaif Town Code„ to allow for the relocation of an elevator from the front to the rear of a building, located at 595 Vail Valley DrvelLots A, B, & C, Vaif Village Filing 7, and setting forth details in regard thereto. Applicant: Manor Vail Lodge, represented by Bob MGCleary Planner: Warren Campbell A request for final review of a tent amendment to Section 12-7N-12, Density (Dwelling Units Per Acre, Vail Town Code, pursuant to Chapter 12-3, Amendments„ Vail Town Code, to allow multiple attached accommodation units within a dwelling unit, and setting forth details in regard thereto. Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: George Ruttier A request for a final review of a variance from Chapter 14-6, Grading Standards, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a retaining wall in excess of 3 feet in height located in the front setback, located at 1837 Alpine Drive/Lot 49, Vail Village West Filing 1, and setting forth details in regard thereto. Applicant: Seven Vails, Inc., represented by David Flinn Planner: Elisabeth Eckel 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 Community Development Department. Please call 970-479-2138 far additional fnformation. Sign language interpretation Is available upon request, with 24-hour notification. Please call 970-479-2356, Telephone for the Nearing Impaired, for information. Published June 10, 2005,. in the Vail Daily. Lp n ca • • ~. ~ b ~ ~ ° a y~ •~ '4111 b L ~ :+ ~ ~ ~ ~ o~ ~ ~ ~ . ~ ~ ~ 3 ~ a ~. >, ~ ~° g ~ ~ ~ > ~ o ~ ~ ~ ~W ~ ° ~ ~~ Q ~ ~ .~ T ~ ~ y a~ ~ K a~i +~ G ~ '~. ~ ~ .... ~ ~ ~ . ~ ~ ~ ii o" '~ ''~ 'r ~ ~ C Obi .~ y ~. ~ C7 .~ ~ ~ . C a~ a~ ,., b cs, n~ u , ~ *, V] f3. -d w cK ~ CC ~ ~ ~~ ~~ ~ v ~~~ 3o fl~'~~,o 0 N O ~,3°~cc~~°".o ~.~ o ~ ~ ~ a v b a ~ wo ~ pa ~7 ~ o•G.~o~s~fl~~a, O ~ G7. CC ~ ~ Ell ~ W C' Q ~+ ~ ~. ,.~ a ~ A (s, E-~ ~ 3 ~ R' ~ -a :~ o Lf ~i ' ~ v1 ... .d G ~-, .= 0 a~ U t]., a~ s s a ~n N ~, 7 ti c~ ai d O. •a ~a w a .~ s 3 U "Cy ~_ 'e3 7, 0 ~: a~ 0 °~' d) t 3 N 0 0 N T 'a Qt N Y r~ O ~ `Qyy l t a z° .~ x c .~ U ?-, ~s ~~ • • 4~ ~ ~ ~: w ~ r . d'. ~-~ d ~ ~d~,r~`••...••~~Q c ~~,CCigio~ ~ ~~N~''ScA`m~ a°~j~~~.t~~As $ ~a~`~9 ~ CA O ~ d ~~p dOf ~m ~~C m @ m -C®~YA?.~DP ~ - ry at CG4 GJ..~mN C E~C s@.`. ~` p m-.mci qg~ cda dcni do Sy ~ .~~ dm ye6]'C @ ~ ~p0'~ ++°~d1 ~~ij i6~?C?yi W $' 3 m o -~ ~-" K C t9 d~~ d p N'Q C .. ° N p m «. @~ J L D y N O~ E~ m 7 'o a'cP 'e}.- 2~ ~m ~ mdu. c c m rn one ~Q ~yioo-y `~ _ E 3 o.U~c~; L 7m °'@pU'mEm 7 ~ @E vA ~JC DES pp _ ac EEa4, 'g'mco ~ E@mm ~° Fi c~¢ ~cN@@?c ~ U @Gl@~o~upa ¢ o c E~d oa o«. c EE-@°d f; ,~,~ @ aamm m~ v .m s Us®o ¢* o aNa.Jm ~ @ Eoo-~> ot°-tno¢ pf% ~EUjN@""T e~ ~~@~L N~~ '~jd0 ,~O..d DOl O1 ~ R, ~N G010~` ~ ~ ~ m 10 ° a'S eo E ~ ~ ~ w m m -, ~ ~v ~ wall ~ a ~ ~' m -~ ~ fix' ~ 3 ~,. ~ o ~ _ U m pm~o.~p~d C om~~a~r`y~ ° a~i `~~"}-`p ~d ~e ~rF-{p{~~ e 7 ~ (0~ __ E}¢ ST 7 7 N~ ~@ ~.. ~ .--GCiU m.. 2'fi] m ... m ° ~ ~ a ~ ? e c ~ ~ ~ ° w N c ~ ali W ~ .. m ° ~'' m ~ a m C ~ ~ ~ c ? D ~ ~ ° v ~C P~aa@@J ®°®'~ j~CC ~C pFFa C7e ~~d2~ 41~@Ct~tlp~~Cl~~ NV~T@=A $~ttl d O~+fi~~Nm61 ~yCN p~-~j t6 t]O @dS, lO p~@ ~'W.t4 ad °F ~pC $- ac7a» J~ da ~d ¢v ~'rna =_~. ~$4nd 4..J E'o._7 rn¢mn. 4u°3¢4 ~ ~,aaa d. d 2 Q H LU a O P N ,-~ • • o "'~~. r-~ ~ E-~ A U ~ ~ a o d ~ U G O p ~ Q ~ C/] O C O ' ~3ooa r j [~ U ~~y~° cow m d~~ ~, •~ ^VE ~~¢ om wren Y ©~ ~ C ~~}~t6C J } ~ ° d c7.~'- >Eco7 w o ~ U ~ ~~L~3 w_ _ ®"f ~d~m@~ 'C "O ~ ~ ~ c~i~ O ~ GU y '~ '~ L3 ~ ~ ~' ~+--~ y '~ D d © c 3 .~ ~ ~ y C. ~ ~, ~ ~ ~~~~~~ ,~ ~ ~ U ~ 1 ^C7 ,~ W ~ O ~ "a °,~b 3~ ~ ~, '~ o .~' ~ ~ ~s a~ °' y ~ ~ ~ ~ ~8 ~ro~ ~~~ ~~ v.c ~ ~ ~ ~ ~ .~~~o~~~ ~ Q, o '~ G1+ y U , ~ ~+ rJ ~ 3 Q` Q ~ 6Li N n] ~ G ? ~ ~b ~ ~ ~ ~ ~ ~ C~ fit} ~ll b "" .y ..~ cn '--' S~ RS s. ...~ GA '~ td O+U ~ Q .C W K ~ ~ ^J d.l a..~ ~ , U L' cd .~ .ti ° ~ ~ ~ ' ~ . '- -~ o a--~ q., u c., c ~ ©b ° v ~ ~ a u ~ ~ a.. ., o V7 L ,.-+ .~ V1 ~ ~ L C3 . w D .~ .~ -v Gy~f7 v .~ c~. 3 Q} @) v 7 .d c~ a v 0 c °~ v s w+ F" ADO `@0] @ Y=mow?~~ p C ~ @ O C Q1 O = O/~ N ~~.mc ~ E~°A~v mw ni ~~ m~~~o d, U c O ~ m d ~ m T ?- ~ 4'n U__y a ~} N~ cdJ s c U ~ m ~ ~ ~a J~"c mr'p~u= C' b ® II 'Q 3..E8«~o y ~~rorNr~~~p j 0.3 d O¢ a @E d~.7m~'~ d .~ c~ i b O CI c b i C? N C '.~ 0 a~ .~ 3 W ~y O b rtl m _~ n J J Y Y.~ e ~ C f0 U N '~a~ ~,C _ d t - Jo c~, N ~n b 0 ~; a~ 0 3 .~ C'. ~--~ ;c b ~~ ~ m~~U~~ ~' m® W~ p SS C L,];_ C D ~y CC: d.' ~@ifa N ui j $ C m y 'YSCC;; Wv~-~..m'os ~ ° ~N fr9~Ci ~ ° m u'7^~~>~ c w ?' ~'' c~5 ® Qi [} ~ ~ ~ C VI ~ c1°'U~oa c ~' NUo~, rn4~ .sryory ~p ~ d'al M r ~7 W Pv~~pp~~~ ~ d aU ~ ~.i p n c d ~Ld3~«?m n>p°~~ QUUIa o c~`~~4'S~ tEN L'~~.1^d ~j " N ~~U J N HI iJCCm@E~ ~ E~vA-dEm cvl ~6] ~Ua m .Q'6A} ~Q-~ Gd ~~na,°p acv, m ~~dcv~'y-y E @ l0 V1 d~ OL E bA N ~ ~ c - U o~ oy~,. o yp~y. r~ '~ u.C_ ~~(}pCG3NU ypU~ ~ J = a ~~~~mcm o w C ~ 6 > ~ b @ Qa~- W } m R.`3 N C ¢ ~j'Oa ~~ gi'~ma }~~}bb{{iiu@a'u~e@E c,~o~~p~c r a._ @~>~a"a_ ~~'~ ~~Gc J ~ C ~ O E c pp, EcU d~Jy~ pLx LL?~a0 Jj c m N a ~ p . ~_ ~~ w'acu~~cv a° o~~~m~Ern ~@~Cd~° da.@~4C ~=.•~tgN ~ma~ .+~..-mo I-CSLLINjoll ~:. ~@ o 0 oma ¢ U W °~~ y@ m `m N C ~ "- O c =' @ m y o a~ @ @~n ea n mN~ m ~ ~ _ NE ~1~ QI C ~~ C T @ c ci 0 a J S'91 C NA=A ~I] c ~ ` C r DO ~. ~-^A a-0~ d~ nY' ro'~ 3f ~, c E ~ ~o ~ c .F rrm7 C7vm c~G ~U~ m m~ M@~ ~ A C D A C @~`~~~~~ `~ ~gm~m~oa ~~Or `'~' W~.~rCU ~rLL 4~`j~d (~ G-9nC/J ~~1 ~ C"CW ~n-t~64i d~N ~~pL @~4p ~~i~dtlJj mO ~ O m~~r ro~a~~ o @@ a~c~y X65 ~O ..: aON O=_ Ai~@N ~J taO- ~t1f~~3 mwOC a2 [!1 oj~o@~~mj ~i0 o`~vU°j~ m w_.m~~a -~i9oo.~`~{cp~ ~~rci$~~oc~ ~ ~ ~"' ° d ~ C C 2l I» ~ a 41 ~ ~O*c~o~cna ~. ~°~=gv a~~° a~c`~~,v~~-~cY> a ¢aUF-~+.-Naas °o cv e~ '~ .~ N U w ~ O ti i~ O N r-r L Gl S3 z° V] .~ }G d? a .~ 0 U ~~'~~ ~ ~' J• ~' ~ • ~' ~• . W ~ U '~ ~. a ~ '~,' Q~• ••...•~''~P l~l yNL'~ ~~ ~ ~°C ® t0 y` ~~N~~,wL m,, Jo o ~ mr ~ m:: ~ o U~,I N m .~ ~- 4 m W U ~fa Vi m aa`gp ~m 3z CA a `4 c rt -- as m °~m~~~c o. m O ~ 7Np4~0>WO~a m~0 ~~~~O ~,~U m'y~ ~ ° ao~'' b~0 ~.= 4~ d ~ ~i~~7«qL ®dq~ ~~~~, aU~j~ ~~ R a p~ m m c c~i ~ o C ~ ~ ~ m c ~ ~~~~~ m N ~'A IL w ~~~a~s~ ~~~~~ ~~ ~`~°d,~~'Oa m c ~ ~ - J as O~~~ CU ~ ~i.r ~'E ~ c} m ~ cx q~ad~®« ~.cr:c ~sL o ~mv'~oU'mL 3 ~ ~ d y L N'~~~ ~ O~ W v°i i o ~ -° o U a." m U a 7~ :; C C Q Qa~m~O q mo3dd~ ~mo~~~ ,fi~~' lij ~"a.~ ~g~ "` U F- N ~ J ~~m7w oo [m5 o. ~i °om~5og tiger v ~~ 3 mm" ~ mx 'U Cry p m~ mph ref (f5 m m p 3 m`m ° m ,8 Lv o.~ m a3 m(i *h~o 7c~C=O~zz ~nUe m~y~~'~u~00 d~E~~®°19cQ~al'omU Q. `m IO o.U my 4g m~dd~ a=a W m j ~ a+ ~' a C ~ m m p m ~ -@@ C fO Ld.. VO'r o. a ~ E ~,~ ~ m ~~ m~ m o~ r ~ $ ~ ~ yo S~m'° E ~g ~ C I ~ 2 ~ U O~•-2~p^ ~ ~ .cam q ?~m•,~ W ~ 'C Tio °,roW ro ~ W (~1~0 pp m 7 U 3~Q~au~~~~ Z y~ G m C fj m C IC1 C S C (~ ~m N W fl`l Q F o U W W ~q 'n~ d ~ ~ ~ P~ C a m o«~ w N Z U ~ ~ ~ ~ ~ ~ ~ I ~ ~ = j ~ m ~a7 ~ C U c5a ~~ ~Im~ ~ U ~ _ma m , cc gg _m~yyy5~>E~i ~7 M1K~ Z I ~ ~~ .~ ~ a ~ I O. 3~-F34YCj CO ~dOZ as a ;~~~ m8 ~, ~ m m~~m~ Wa W n~ u~~m _ ~~ 3~~ c~rnm~m aE ~~ ~evmvtvii~~o~ o` d°~ ~~SM~ni~~a~4sa 00 N • Q hrl a w G Q ,~, ~ A F Q Lr a J E~ `.+ ~.+~ ~4r O .~ c~ .o i ~_ '~ q c~ O N A d~ ~' m ~°? zs v 3 c~ ar O a .~ a~ y .~ 3 a~ U O 'O en o.~ m~ 3~~~~cn o ~° .c'a~~ ~ ili a p ? Uo ~ Q ~ m mypAOO U7~ Ey--~~UUm~c~ Emam~C]m~47m tUU pf°~da~>c~a~ N m vjDi C Q_^NC m~ a ~i~ o m e ..ZZ m ~ a~.~a~m~~c~r ~om~>cF~Q~mC70 dVa~c'i m mt4 ~O~d~ ~ . c u m~ o iq..4 = -J ~ ?v~~ n~ m I.~Ji? VSU ~0 ~~~~~ y. ~ L Q¢ y m C W tO i6 j O~ ~.i a+- ~ m m ~ ~U ~ m ~$ml~mm~c ~E~ ~ °~ _ m Cn•~r Na O m N O.C d ~ CT tV U~ ~ C S' p EEcaa°~tc°N ~c2 [] ~~~s° ~~m~~W rn m~a z cu U'ia~~ g .~ "~m~ ~ ~a~ a ~rC~e$ aS m~Y~m$~''Slid~-Omd W chi nm ~ ~~or~~~~W ~U' N ~~~N~.~ .rt Fii map- ~oD~=..ZZ ~ro~^~=a dap}¢,r ev~~~J rn~~'cQQ d`gfmF~. m `-' ~~V ~rll ~ N (} CF~ ~ W U4C i} q sa~~c~v j:5Q ma4~ gogrrs c~uy ¢ c '~ = in -w 'c~p°e 5 U~m~"- ~ m m'ca~mppoE~a~$ ~ vcdE~o F C m$ C m m L - m= m a~ OC«O~}YJ~N.Q 3 OI m.SU~C~ p« m~u"' S m°a~e'UC O « c rt m m a ° L'° E'm _ ci «~ c m o' c 7 «~ O ~~~~~ma o ~~ O y_`o ~~a~m~y~n~m ~ rtaavEm aq ~4~~CO.L ~~. CQ~ F- c~o~~ ~y~~a, „m,'-j C, 5~~~ c~~¢maaa~ WE~ma,,, a E m= ~mo m-m m @y m m y m ~ m ~ . C f V ~ ~ Q ~C ~ 41 D ~' ~_ >, 0 a 3 C n-I 0 cv cd .b N -.L. ~J~ .off, ~ md~°°t~ m Ul ~ ~ Q Vi m ~~~a-¢F N F v a am m ~ d~~ q C7 ~L9 mii da ~ ~ Z U ~~a ~'~o t7 O ~C'o m Q ~° $ 9 ~m N :P ttl ~ y ~ tll m ~ J ~1~~~CEJ ~,o~¢w~ ~ ~'cri~~~mmtni° mU0 qro.. ~~ o~q m¢aa~ ~~~ m c ~~~~~~ fEC dN~ m^ it 01 m Q'Z~4'~ U ~ a u rrJ e°e O ti ~ c~ as n °a cy ~.I w S2 . ^; Ck a~ CJ .~ .~ O U a '~'.• J• • ~~ i • ~ ~ s ,,l`~AI ~ W ~ • ~a.o [/? "per =. Wc.~.w -. _.. LCD 4mm° ~~~ N ~ ~.1 O1 tIi to p~.m 0`~3 C.1 ~y ~C m~ >N ~ ~~mm w~~~°c3~~~i ~~Q='.3wa ~~ ~~~an- m ~ ~.m£~ 03 QQm~~p ~ a°m~3 'm w '~o dm ~,~~~ oygS~ ~b 3 ~b ~D ~_~ba~"gg_'>>m'ab ~yb~ ~b wQ~°~~D ro so ~ ~ m ~ m ~ m w ° `" 04 3 O$ On ~''a m ~Si Fn rp OOd Fo ~° ~' `~ ~ w ~ a ~Sm wo`'®~-a`~ ~c° ~g~ ~~~u~in$~'~roCCins ~~.'.~ °.~: ?~ °09 m» mCcna~m~° z3 ~ ~l Zz~>>°mw~mm'ro'm ZZW ~~ mo~~n~m °' wwyf ~ 3 ~ °- °m f~oo c ~ ~o~ ~°ia _ ~ ^ ~ ~J 4 ~ ~ ~ o a' ~ ~ ~. ~ ~ Ul ~{`C ~ ~ ~ ° ~ C K °~ U1 G ~ m O *~' ~ m m N fi+ ~~ SAN o~~a~-s~o CmY w C)~ C1 ~p~ w'~~~o~. n a m'~ ~p mre[n= ~_ ~.vw ~~mm~w'~.w Z m Z'~ Z m'3C fl..mm&o3m Z ~ m~ C ~~ma cu _. .~ .a ~ 0 ° ~ © O ~' O t? w m - "' o ro ~ p. ro m ~' m G ., ~ p3 u~i w~ ~ m~~O'S - 3t~i r„ ~'.~.?a'~3ea' 3 ~Zni ~,~~`~.~.w ~~ ~ w~'c ~~6'~roC~'m d O~' O-I m'2 +~ ro~g~j~~ d ~ `°°~ ~roR Q'nyo1 ~,. .~ w'g ~fR,D~~~ ~ ~~ rttl ~'~m~N ~.~ rrt G7~ ~ ayw~w `° aim°° H n~mmwz3. a= m t ~ oV'm a~m~am`~~ omm Doa pro $ ~'~~~m ~pgm- w'~wx~~~`© d~3~~~~ ~ am~-m~~m aim m~~ m~~~jo; m row n~ es ~~~ ov,mm~m0 ~DVrrg 3m33oD ~DV~D ~an~cGD ;Da~i~w, O ~i 3 ~ pOm ~ ra w ~ ~ OOm m o m m~~Np~ m mph ron$w-g0'° m mm~ (~ r/, ~ c 0 ~ m y2 ~ rJ a4 ar~'~:N ~ n ~ m ~, ~i'Oa~i.~~ G ~~~ meamm~a~ pC ~- a~~,a~~ ~ • •