HomeMy WebLinkAbout2008-0128 PEC.'
TC1WN OF Ytl� '
MEMBERS PRESENT
PLANNING AND ENVIRONMENTAL COMMISSION
January 28, 2008
1:00 pm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS ABSENT
10 minutes
A request for a final review of variances from Section 12-7H-10, Setbacks, Vail Town Code,
pursuant to Chapter 12-17, Variances, to allow for a covered parking garage within the side and
rear setbacks, located at 660 West Lionshead Place (Lion Square Lodge North)/Lot 8, Block 1,
Vail Lionshead Filing 3, and setting forth details in regard there to. (PEC070081)
Applicant: Lion Square Lodge North HOA, Montaneros HOA, and Viele Development LLC;
represented by Shelly Mello
Planner: Bill Gibson
ACTION:
MOTION: SECOND: VOTE:
5 minutes
2. Report to the Planning and Environmental Commission of an administrative action approving a
request for a minor amendment to SDD No. 39, Crossroads, pursuant to Section 12-9A-10,
Amendment Procedures, Vail Town Code, to allow for modifications to the approved building
plans for Solaris, located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1,
and setting forth details in regard thereto. (PEC070082)
Applicant: Solaris Property Owner, LLC, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION:
MOTION: SECOND: VOTE:
45 minutes
3. A request for final review of a proposed major amendment to a Special Development District
(SDD), pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an
amendment to Special Development District No. 4, Cascade Village, to allow for the
development of a mixed use development, located at 1276 Westhaven Drive (Cornerstone
site)/Unplatted, Vail Cascade Subdivision, and setting forth details in regard thereto.
(PEC070055)
Applicant: L-O Westhaven, Inc., represented by Pylman & Associates, Inc.
Planner: Scot Hunn
ACTION:
MOTION: SECOND: VOTE:
5 minutes
4. A request for a work session to review an amended final plat, pursuant to Chapter 13-12,
Exemption Plat Review Procedures, Vail Town Code, to amend a platted building envelope,
located at 1326 Spraddle Creek Road/Lot 14, Spraddle Creek Estates, and setting forth details in
regard thereto. (PEC070069)
Applicant: Ron Oehl, represented by Berglund Architects
Planner: Nicole Peterson
ACTION: Table to February 11, 2008
MOTION: SECOND: VOTE:
Page 1
5 minutes
5. A request for a final recommendation to the Vail Town Council, pursuant to Section 12-3-7,
Amendment, Vail Town Code, for a prescribed regulations amendment to Chapters 12-23,
Commercial Linkage and 12-24, Inclusionary Zoning, Vail Town Code, to establish standards
and criteria related to mitigating employee housing requirements, and setting forth details in
regard thereto. (PEC070075)
Applicant: Town of Vail
Staff/Planner: Nina Timm and Bill Gibson
ACTION: Table to February 11, 2008
MOTION: SECOND: VOTE:
6. A request for a final recommendation to the Vail Town Council, to allow for
Promotion Permits, and setting forth details in regard thereto. (PEC070073)
Applicant: Town of Vail
Planner: Rachel Friede
ACTION: Table to February 11, 2008
MOTION: SECOND: VOTE:
7. Approval of January 14, 2008 minutes
MOTION: SECOND:
8. Information Update
9. Adjournment
MOTION:
��x��701�7�
VOTE:
1�N� � �1
5 minutes
Special Business
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479-2138 for additional
information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published January 25, 2008, in the Vail Daily.
Page 2
TO
FROM
DATE
MEMORANDUM
Planning and Environmental Commission
Community Development Department
January 28, 2008
SUBJECT: A request for a final review of variances from Section 12-7H-10, Setbacks, Vail
Town Code, pursuant to Chapter 12-17, Variances, to allow for a covered parking
garage within the side and rear setbacks, located at 660 West Lionshead Place
(Lion Square Lodge North)/Lot 8, Block 1, Vail Lionshead Filing 3, and setting
forth details in regard there to. (PEC070081)
Applicant
Planner:
SUMMARY
Lion Square Lodge North HOA, Montaneros Condominiums
Assoc., and Viele Development LLC; represented by Shelly Mello
Bill Gibson
The applicants, Lion Square Lodge North HOA, Montaneros Condominium Association,
and Viele Development LLC, are jointly requesting a final review of variances from
Section 12-7H-10, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, to
allow for a covered parking garage within the side and rear setbacks, located at 660
West Lionshead Place (Lion Square Lodge North)/Lot 8, Block 1, Vail Lionshead Filing
3, and setting forth details in regard there to.
Based upon Staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Planning and Environmental Commission approves, with conditions,
the applicant's variance requests, subject to the findings noted in Section VIII of this
memorandum.
DESCRIPTION OF THE REQUEST
The Lion Square Lodge North, located at 660 West Lionshead Place, is zoned
Lionshead Mixed Use 1 District (LMU-1), and is located within the Lionshead
Redevelopment Master Plan area. The applicant is proposing to amend a previously
approved development plan by modifying the not yet constructed Lion Square Lodge
North parking structure.
The approved development plan, in strict compliance with the Lionshead Mixed Use 1
setback requirements, will create an approximately 9 ft. by 180 ft. moat-like gap between
the Lion Square Lodge North and the adjacent Montaneros. The applicants are
proposing to amend the approved parking structure design by requesting a setback
variance to allow the Lion Square Lodge parking garage and sod garage roof to extend
into the setback and connect to the existing south lawn of the Montaneros. This will
move the below-grade parking structural wall from a ten foot setback to within one foot of
the property line, and move the sod garage roof to the property line. This proposal will
create a seamless landscape transition between the Lion Square Lodge North and the
Montaneros.
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IV
Approval of this request will also allow the applicants to modify the parking space
configuration within the Lion Square Lodge North parking structure to create a net
increase of four new parking spaces.
A vicinity map (Attachment A), a letter from the Montaneros (Attachment B), the
applicant's project summary (Attachment C), the applicable previously approved
architectural plans (Attachment D), and the proposed architectural plans (Attachment E)
have all been attached for reference.
BACKGROUND
The Lion Square Lodge North site was annexed into the Town of Vail in August of 1969.
At an undetermined point in time, the Lion Square Lodge North development site was
subdivided from the Montaneros Condominium Association property. Based upon the
original development plans and associated documentation, the existing Lion Square
Lodge North was originally named the "Montaneros II". According to Eagle County
records, the existing 27 dwelling unit Lion Square Lodge North was originally
constructed in 1974. According to Town of Vail records, a temporary Certificate of
Occupancy was issued in April of 1975 and the final Certificate of Occupancy was
issued in July of 1976. Only minor repairs and renovations have occurred since the
original construction. The property was originally zoned Commercial Core 2 District
(CC2) and was rezoned to Lionshead Mixed Use 1 District (LMU-1) in 1999.
On June 26, 2006, the Planning and Environmental Commission approved, with
conditions, the major exterior alteration request for the addition to, and renovation of, the
Lion Square Lodge North. At that time, the Commission also forwarded a
recommendation to the Vail Town Council to amend the Lionshead Redevelopment
Master Plan to allow flexibility in the setback requirements to allow the Lion Square
Lodge North parking structure and sod roof to be located within the setback and connect
to the Montaneros south lawn.
On August 1, 2006, the Vail Town Council heard an appeal of the major exterior
alteration and upheld the Planning and Environmental Commission's decision of
approval.
Due to litigation with the Montaneros, Viele Development and Lion Square Lodge North
chose not to pursue any variances or master plan amendments with their 2006
redevelopment proposal. This litigation has been resolved, and all three parties are now
jointly pursuing this variance request to facilitate the parking structure and roof
encroachments into the setback between Lion Square Lodge North and Montaneros.
APPLICABLE PLANNING DOCUMENTS
Lionshead Redevelopment Master Plan
2.3 Policy Objectives
The Town Council adopted six policy objectives on November 4, 1996 to outline
the important issues to be addressed in the master plan and to provide a policy
framework for the master planning process.
2
2.3.1 Renewal and Redevelopment:
Lionshead can and should be renewed and redeveloped to become a
warmer, more vibrant environment for guests and residents. Lionshead
needs an appealing and coherent identity, a sense of place, a personality,
a purpose, and an improved aesthetic character.
2.3.2 Vitality and Amenities:
We must seize the opportunity to enhance guest experience and
community interaction through expanded and additional activities and
amenities such as performing arts venues, conference facilities, ice rinks,
streefscape, parks and ofher recreational improvements.
2.3.3 Stronger Economic Base Through 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 (`7ive beds" or "warm beds')
through new lodging products. Live beds and warm beds are besf
described as residential or lodging rooms or units that are designed for
occupancy by visitors, guests, individuals, or families on a short term
rental basis. In order to improve occupancy rates and create additional
bed base in Lionshead, applications for new development and
redevelopment projects which include a residential component shall
provide live beds in the form of accommodation units, fractional fee club
units, lodge dwelling units, timeshare units, attached accommodation
units (i.e, lock-off units), or dwelling units which are included in a
voluntary rental management program and available for short term rental.
Further, it is the expressed goal of this Plan that in addition to creating
additional bed base through new lodging products, there shall be no net
/oss of existing live beds within the Lionshead Redevelopment Master
Plan study area.
2.3.4 Improved Access and Circulation:
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be
improved within and through Lionshead.
2.3.5 Improved Infrastructure:
The infrastructure of Lionshead (streets, walkways, transportation systems,
parking, utilities, loading and delivery systems, snow removal and storage
capacity) and its public and private services must be upgraded to support
redevelopment and revitalization efforts and to meet the service
expectations of our guests and residents.
2.3.6 Creative Financing for Enhanced Private Profits and Public
Revenues:
Financially creative and fiscally realistic strategies must be identified so
that adequate capital may be raised from all possib/e sources to fund
desired private and public improvements.
4.8 Parking (in part)
Parking is a crifical component in a mixed-use resort environment such as
Lionshead, and any efforts to enhance this component should adhere to the
following goals and guidelines:
3
d. Parking should be visually inconspicuous. Parking should be
structured be/ow ground whenever possible. Surface parking areas
should be heavily screened with landscaping, berms, and walls.
Expanses of asphalt should be interrupted with islands of landscaping or
replaced with pedestrian quality paving materials. Surface parking areas
should be avoided in or near the retail pedestrian core area. Although
structured parking may be more desirable visually, it must be properly
designed so as not to detract from the guest's arrival experience.
e. Parking requirements should 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 it is important that parking requirements
accurately meet the true parking demand of new development and
redevelopment. For example, a stated goal of the masterplan is to
encourage, facilitafe, and provide incentives for the expansion of ground
level retail in Lionshead. While this expanded retail will likely represenf
some level of incremental increase to public parking demand in
Lionshead, this demand needs to be accurately understood so the
parking pay-in-lieu fee does not make the retail expansion economically
unfeasible.
4.8.2 Residential Properties
As a policy, all residential properties should provide their own parking within their
property according to existing Town of Vail regulations and the parameters
described above.
Title 12, Zoninq Requlations
Article 12-7H: Lionshead Mixed Use — 1 Zone District (in part)
12-7H-1: PURPOSE:
The Lionshead Mixed Use-1 zone 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. Lionshead Mixed Use 1 zone district, in
accordance with the Lionshead Redevelopment Master Plan, is intended to
ensure adequate light, air, open space and other amenities appropriate to the
permitted types of buildings and uses and to maintain the desirable qualities of the
District by establishing appropriate site development standards. This District is
meant to encourage and provide incentives for redevelopment in accordance with
the Lionshead Redevelopment Master Plan.
This Zone Districf was specifically developed to provide incentives for properties
to redevelop. The ultimate goal of these incentives is to create an economically
vibrant lodging, housing, and commercial core area. The incentives in this Zone
District include increases in allowable gross residential floor area, building height,
and density over the previously established zoning in the Lionshead
Redevelopment Master Plan study area. The primary goal of the incentives is to
creafe economic conditions favorable to inducing private redevelopmenf
consistent with the Lionshead Redevelopment Masfer Plan. Additionally, the
incentives are created to help finance public off-site improvements adjacent to
redevelopment projects. With any development/redevelopment proposal taking
4
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.
12-7H-10: SETBACKS:
The minimum building setbacks shall be ten feet (10) unless otherwise specified
in the Lionshead Redevelopment Master Plan as a build-to line.
12-7H-16: PARKING AND LOAD/NG:
Off street parking and loading shall be provided in accordance with chapter 10 of
this title. At /east one-half (1/2) the required parking shall be locafed within the
main building or buildings.
Chapter 12-17: VARIANCES (in part)
12-17-1: Purpose:
A. Reasons for Seeking Variance: In order to prevent or to lessen such practical
difficulties and unnecessary physical hardships inconsistent with the objectives of
this title as would result from strict or literal interpretation and enforcement,
variances from certain regulations may be granted. A practical difficulty or
unnecessary physical hardship may result from the size, shape, or dimensions of
a site or the location of existing structures thereon; from topographic or physical
conditions on fhe site or in the immediate vicinity; or from other physical
limitations, street locations or conditions in the immediate vicinity. Cost or
inconvenience to the applicant of strict or literal compliance with a regulation
shall not be a reason for granting a variance.
12-17-6: Criteria and Findings:
A. Factors Enumerated: Before acting on a variance application, the planning
and environmenfal commission shall consider the following factors with respect
to the requested variance:
1. The relationship of the requested variance to other existing or potential uses
and structures in the vicinity.
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 objectives of
this title without grant of special privilege.
3. The effect of the requested variance on light and air, distribution of population,
transportation and traffic facilities, public facilities and utilities, and public safety.
4. Such other factors and criteria as the commission deems applicable to the
proposed variance.
B. Necessary Findings: The planning and environmental commission shall make
the following findings before granting a variance:
1. 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 zone
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 or literal interpretation and enforcement of the specified regulation
would result in practical difficulty or unnecessary physical hardship
inconsistent with the objectives of this title.
b. There are exceptional or extraordinary circumstances or conditions
applicable to the site of the variance that do nof apply generally to other
properties in the same zone district.
c. The strict or literal interpretation and enforcement of the specified regulation
would deprive the applicant of privileges enjoyed by the owners of other
properties in the same zone district.
ZONING ANALYSIS
Address: 660 West Lionshead Place
Legal Description: Lot 8, Block 1, Vail Lionshead Filing 3
Lot Area: 0.95 acres (41,513 sq. ft.)
Zoning: Lionshead Mixed Use 1(LMU-1)
Land Use Designation: Lionshead Redevelopment Master Plan Area
Development Standard Allowed/Reauired
North Setback: 10 ft.
Site Coverage
Landscape Area
Parking:
Approved Proposed
10 ft. 0 ft.
(4 ft. roof overhang)
29,059 sq.ft. (70%) 26,509 sq. ft. (64%) 27,905 sq.ft. (67%)
8,302 sq.ft. (20%) 11,100 sq. ft. (27%) 12,496 sq.ft. (30%)
53 total spaces 53 total spaces 57 total spaces
(51 DUs + 2 Retail)
VI. SURROUNDING LAND USES AND ZONING
Land Use Zoninq
North: Residential Lionshead Mixed Use 1 District
South: Mixed Use Lionshead Mixed Use 1 District
East: Mixed Use Lionshead Mixed Use 1 District
West: Mixed Use Lionshead Mixed Use 1 District
VII. REVIEW CRITERIA
The review criteria for a request of this nature are established by Chapter 12-17,
Variances, Vail Town Code.
1. The relationship of the requested variance to other existing or potential
uses and structures in the vicinity.
6
Staff believes the requested setback variance will facilitate the construction of a
sod parking garage roof that will create a seamless, aesthetically pleasing
landscape transition between the Lion Square Lodge North and Montaneros
properties consistent with the Lionshead Redevelopment Master Plan Policy
Objective 2.3.1:
2.3.1 Renewal and Redevelopment:
Lionshead can and should be renewed and redeveloped to become a
warmer, more vibrant environment for guests and residents. Lionshead
needs an appealing and coherent identity, a sense of place, a personality,
a purpose, and an improved aesthetic character.
Staff also believes the requested setback variance will facilitate improvements to
the Lion Square Lodge North's parking infrastructure, including the construction
of four additional parking spaces, consistent the Lionshead Redevelopment
Master Plan Policy Objective 2.3.5:
2.3.51mproved 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.
Staff believes the applicants' proposal to fully enclose the Lion Square Lodge
North's parking and to create an additional four parking spaces is consistent with
the intent of Lionshead Mixed Use 1 parking standards (Section 12-7H-16, Vail
Town Code) and will positively affect the existing and potential uses and
structures in the vicinity.
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 Planning and Environmental Commission has consistently held that existing
lot and building configurations may be a hardship to justify the granting of a
variance from the Town's current Lionshead Mixed Use 1 zoning regulations.
Approval of the proposed setback variance will allow the applicant to construct a
below grade parking structure in conformance with the intent and goals of both
the Town's zoning regulations and the Lionshead Redevelopment Master Plan.
Additionally, a similar setback variance for a below grade parking structure was
recently approved for the neighboring Landmark Building.
Staff believes the applicant is requesting relief from the strict and literal
interpretation and enforcement of the setback regulations is necessary to achieve
compatibility and uniform treatment of site in the vicinity, and does not view the
approval of this request as grant of special privilege.
3. The effect of the requested variance on light and air, distribution of
population, transportation and traffic facilities, public facilities and utilities,
and public safety.
7
Staff does not believe the requested variance will have a negative effect on light
and air, distribution of population, transportation and traffic utilities, public
facilities and utilities, or public safety in comparison to the existing Lion Square
Lodge North parking lot conditions.
This proposal will facilitate the construction of four additional parking spaces at
the Lion Square Lodge North which Staff believes is beneficial to the applicants,
their guests, and the general public.
This proposal will also facilitate the construction of a sod parking garage roof that
will create a seamless landscape transition between the Lion Square Lodge
North and the Montaneros' south lawn. Strict compliance with the setback
requirements will create an approximately 9 ft. by 180 ft. moat-like gap between
the properties. Staff believes the proposed variance will facilitate a safer, more
usable, and more visually appealing transition between the two properties.
4. Such other factors and criteria as the Commission deems applicable to
the proposed variance.
This request is a joint-application by the Lion Square Lodge North homeowners
association (property owner), Viele Development LLC (owner of Lion Square
Lodge North redevelopment rights), and the Montaneros Condominium
Association (adjacent property owner). Staff believes this proposal will be
mutually beneficial to all three parties.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends approval, with conditions, of
a request for a final review of variances from Section 12-7H-10, Setbacks, Vail Town
Code, pursuant to Chapter 12-17, Variances, to allow for a covered parking garage
within the side and rear setbacks, located at 660 West Lionshead Place (Lion Square
Lodge North)/Lot 8, Block 1, Vail Lionshead Filing 3, and setting forth details in regard
there to.
Should the Planning and Environmental Commission choose to approve these variance
requests, the Community Development Department recommends the Commission pass
the following motion:
"The Planning and Environmental Commission approves the applicant's request
for variances from Section 12-7H-10, Setbacks, Vail Town Code, pursuant to
Chapter 12-17, Variances, to allow for a covered parking garage within the side
and rear setbacks, located at 660 West Lionshead Place (Lion Square Lodge
North)/Lot 8, Block 1, Vail Lionshead Filing 3, and setting forth details in regard
there to. "
Should the Planning and Environmental Commission choose to approve these variance
requests, the Community Development Department recommends the Commission
impose the following conditions:
"1. This approval is contingent upon the applicant obtaining Town of Vail
approval of the associated design review applications."
Should the Planning and Environmental Commission choose to approve these variance
requests, the Community Development Department recommends the Commission
makes the following findings:
""Based upon the review of the criteria outlined in Section Vll of this Staff
memorandum to the Planning and Environmental Commission dated January 28,
2008, and the evidence and testimony presented, the Planning and
Environmental Commission finds:
1. The granting of this variance will not constitute a granting of special privilege
inconsistent with fhe limitations on other properties classified in the Lionshead
Mixed Use 1 Zone District as the Planning and Environmental Commission has
consistently held that the configuration of existing sites and buildings are
hardship that may justify the granting of a variance from the Town's current
zoning regulations.
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 12, Zoning Regulations, Vail Town
Code due to the configuration of existing site and building.
b. There are exceptions or extraordinary circumstances or conditions
applicable to the same site of the variance that do nof apply generally to other
properties in the same district due to the configuration of existing site and
building.
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 due to the configuration of existing site and building. "
IX. ATTACHMENTS
A. Vicinity Map
B. Montaneros Condominium Association letter dated 12/26/07
C. Applicant's Request
D. Previously Approved Architectural Plans (in part) dated 6/02/06 and 6/15/06
E. Proposed Architectural Plans dated 12/18/07
F. Public Notice
9
Attachment A
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Attachment B
Montaneros Condominium Association
641West Lionshead Circle
Vail, Colorado 81657
December 26, 2007
Town of Vail
Planning and Environmental Commission
To whom it may concern:
The Montaneros Condominium Association joins in applying for a variance from
the Town of Vail zoning code to allow for the enclosure of the north side of the
new Lion Square Ladge North parking structure that will be locafed in the 10 foot
side yard setback. Upon review of the plans Viele Development has shown the
Montaneros Condominium Association, we fully support the design and
application for the enclosing of the parking structure and creating a gresn space
above the structure.
Sincerely,
C��%u;e.� � ��
Chick Gleicher
Vice President
Montaneros Condominium Association
cc. David Viele - Viele Development
Keith Odza — Manager Montaneros Condominiums
VIELE DEVELOPMENT, LLC �°°��achrn�nt C
1000 S. FRONTAGE ROAD WEST� SLIITE 2O2
VAIL� COLORADO 81657
Telephone: (970) 476-3082
Fax (970�476-3423
December 28, 2007
$ill Gibson, AICP
Planner II
Town of Vail Planning Depai--tment
75 South Frontage Rd. West
Vail, Colorado 81657
RE: liequest for a variance from the side yard setback requirement at 660 W. Lionshead Place
Dear Mr. Gibson:
Attached please find an application for a variance from the side yard setback standard to allow a
covered garage to be built in the setback on the Lions Square Nortli property.
We believe that there is both basis to support such a request in the Lionshead Redevelopment
Master Plan and precedence to allow for the approval of this request.
Criteria for a variance
A variance was granted to the Landmark Conclominiums recently for a similar request. The
variance grented to them allowed for the construction of a below grade garage within the side yard
setback therefore the grantin� of this variance would not be special privilege and would a]low the
property to enjoy the privileges granted to others.
The existing garage is currently located in the side yard setback. The proposed eneroachment
request is generally in the same location.
�,
i
Compliance with the Lionsbead Redevelopment Master Plan /
Section '7.1 of the Lionshead Redevelopment Master Plan regarding the application of setbacks
states:
"This requirement shall be waived 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 propert�es."
Section 8.3.1 further states:
"Proposed renovations or additions which meet the general intent of the ADG will be
offered more latitude with respect to specific non-compliant items than those which may
stray &om the overall vision as described withui—variances will be granted from the detail
of the Guidelines if the overall intent is met. In addition, any meaningful efforts to enhance
existing siructures will be recognized as positive progress, and strict compliance with the
`letter' of these guidelines is not meant to discourage potential improvement."
VIELE DEVELOPMENT, LLC
1000 S. FRONTAGE ROAD WEST� SLIITE 2O2
VAIL� COLORADO 81657
Telephone: (970) 476-3082
Fax (970)476-3423
During the town review process for the redevelop.ment of the Lions Square North building, the
staff and the PEC found that the initial proposal met all of the guideline criteria. No variances or
relief from the guidelines or zoning code were sought for any portion of the original request.
The enclosure of this side of the garage was contemplated at the time of the initial application
however due to opposition encountered by the adjacent property, it was decided that a proposal
that required no relief from either the zoning code or the guidelines was a more prudent course of
action. We believe that if this been a part of the initial proposal it would have been an approved.
At this time the opposing party, Montaneros Condoin.in.ium Association is joinui� with us on this
application because it is their belief that this is a design better solution for their property. Please see
the attached letter from the Vice-president of the Montaneros Condominium Association
Direction by the 7'EC provided during the initial review of the project
During the initial review of redevelopment plan for this project the PEG requested that the owner
pursue methods by which the uncovered portions of the proposed garage could be enclosed to
allow for a continuous green space between Montaneros and the Lions Sguare North Builcling.
After discussion with the adjacent property owner to achieve a desirable outcome for both parties,
we are now pursuing this variance which will allow for the provision of such a green space.
We look forward to the opportunity to present this request to the Planning and Environmental
Commission. Thank you for your time and consideration.
Best Regards,
'
�
2 of 2
Attachment D
P►ttachment E
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January 11, 2008
Solaris Property Owner, LLC
c/o Peter Knobel
2211 North Frontage Road
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. 39, Crossroads, pursuant to
Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for modifications to
the approved building plans for Solaris, located at 141 and 143 Meadow Drive/Lot P, Block
5D, Vail Village Filing 1, and setting forth details in regard thereto. (PEC070082)
Applicant: Solaris Property Owner, LLC, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
Dear Mr. Knobel, PEC members, and adjacent property owners:
On December 31, 2008, Solaris Property Owner, LLC, represented bythe Mauriello Planning Group,
LLC, submitted an application to the Town of Vail Community Development Department for a minor
amendment to Special Development District No. 39, Crossroads. The purpose of this minor
amendment is to allow for the relocation of the approved loading and delivery facility vehicular entry
door approximately 15 feet to the west on the north elevation and changes to the commercial/retail
floor plans to accommodate exiting requirements.
DESCRIPTION OF THE REQUEST
The applicant, Solaris Property Owner, LLC, represented by the Mauriello Planning Group,
LLC, has requested a minor amendment to Special Development District No. 39,
Crossroads, to allowforthe relocation of the approved loading and deliveryfacilityvehicular
entry door approximately 15 feet to the west on the north elevation and changes to the
commercial/retail floor plans, located at 141 and 143 Meadow Drive. The purpose of the
relocation of the loading and delivery facility entry door is to ensure that a minimum of a
fourteen (14) foot clear opening can be achieved for vehicles using the facility. The purpose
of the changes to the commercial/retail floor plans is to accommodate revisions necessary to
achieve compliance with the Town's adopted Building and fire Codes. Per the proposed
plans, there is no net change in the total number of condominiums, change in the amount of
allowable gross residential floor area, and no changes to the overall gross square footage of
commercial/retail or uses. No other modifications are proposed. Attached to this letter is a
letter from the applicant describing the changes and copies of the approved plan (dated
August 7, 2007) followed by the revisions approved by Staff in conjunction with this Minor
Amendment (dated January 10, 2008). Changes are shown within clouded areas on the
plans.
A"minor amendmenY' is defined as:
"Modifications to building p/ans, site or /andscape p/ans that do not a/ter the basic
intent and character of the approved specia/ deve/opment district, and are consistent
with the design criteria of this Chapter. Minor amendments may include, but not be
limited to, variations of not more than five feet (5') to approved setbacks and/or
building footprints; changes to /andscape or site p/ans that do not adversely impact
pedestrian or vehicular circulation throughout the specia/ deve/opment district; or
changes to gross f/oor area (excluding residential uses) of not more than five percent
(5%) of the approved square footage of retail, office, common areas and other
nonresidentia/ f/oor area, except as provided under Sections 12-15-4 (Interior
Conversions) or 12-15-5 (250 Additiona/ GRFA) of this Tit/e.
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 No. 39, Crossroads. As stated
above, there is no change in the total number of condominiums (77), no change in
the amount of allowable gross residential floor area (198,859 sq. ft.), and there are
not exterior changes with the exception of the shifting of the loading and delivery
facility entry door approximately 10 feet to the west on the North elevation. In
addition these changes do not affect the required parking for the development.
B. Section 12-9A-10: Minor modifications consistent with the design criteria
outlined in subsection 12-9A-2 may be approved by the Department of
Community Development. Notification of a proposed minoramendmentand 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 5 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��:Z�Z���l�J:7�
Section 12-9A-10, Amendment Procedures, Vail Town Code, provides the procedure for a
minor amendment to a Special Development District. The procedure is as follows:
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December 31, 200i
Warren Campbell
75 S. Frontage Road
Vail, CO 81657
RE: Minor amendment to Special Development District No. 39, Solaris
Dear Warren,
Ordinance No. 5, Series of 2006, approved Special Development District No. 39, Crossroads
(Solaris), to facilitate the redevelopment of Crossroads: Ordinance No. 10, Series of 2007,
approved an increase from 69 dwelling units to 75 dwelling units and increased the employee
housing requirement. Ordinance No. 21, Series of 2007, again amended the Special
Development District No. 39 to allow for 2 additional dwelling units. At this time, we are
requesting a building permit, and due to minor changes made as the plans were furfher
developed, we are requesting a minor amendment to Special Development District No. 39,
Solaris. The amendments individually do not require a minor amendment, but we
consolidated them and are submitting as a minor amendment at the request of staff.
Section 12-9A-2 of the Vail Town Code provides the definition of a minor amendment to a
Special Developmenfi District:
Section 12-9A-2 MINOR AMENDMENT (STAFF REVIEWJ: Modi�cations fo building plans, site or
►andscape p►ans fhat do nof alfer fhe basic infenf and characfer of fhe approved special
development districf, and are consisfenf wifh the design criteria of fhis article. Minor
--- _ _ _ . _ _
amendments may include, but not be limited to, variations of not more than five feet (5'J to
approved sefibacks and/or building footprints; changes to landscape or sifie plans that do not
adversely impact pedestrian or.vehicular circulation ihroughout the special developmenfi
disfirict; or changes to gross floor area (excluding residential usesJ of not more fhan five percent
(S�J of the approved square footage of reiaif, office, common areas and other nonresidential
floor area, except as provided under section 12-15-4, "fnterior Conversions'; or 12-15-5,
"Additional Gross Residential Floor Area (250 OrdinanceJ'; of this title.
Section 12-9A-10 of the Vail Town Code outlines the amendment procedure for a Special
Development District:
Minor modificafiions consistent with the definition of "minor amendment" in subsection
12-9A-2 of fhis arficle, may be approved by the deparfment of communily development. All
minor modifications shall be indicafied on a complefiely revised development plan. Approved
changes shall be noted, signed, dated and filed by the department of community
development. Notification of a proposed minor amendment and a reporf of staff action of said
request, shall be provided to all properfy owners within and adjacent to the special
development disfrici thafi may be affected by the amendment. Affected properties shall be as
determined by the departmenfi of community developmenfi. Notificafiions shafl be posfimarked
no later than five (5) days following staff action on the amendment reqvest and shall include a
brief sfiatement describing the amendment and the time and date of when the planning and
environmenta! commission will be informed of the administrative action. In all cases the report to
the planning and environmental comrnission shall be made within twenty (20) days from the
date of the staff's decision on the reqvested amendment.
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We have submitted an application for a minor arnendment, provided adjacent properfy
owner envelopes, and have provided plans. The original application for SDD No. 39
contained all submittal requirements for the project, including the title reporf, environmental
impact statement, employee housing plans, parking impacts, etc._ We have not resubmitted
these items at this time.
The summary of the changes made since the approval of Ordinance No. 21, Series of 2007 are
as follows:
Modifications to the loading bay door and access to the loading bays. During the
review of the building permit, Town staff indicated that the loading bay needs to be 14
ff. high. (It was previously designed at 13 ft. 8 in.� The only way to accomplish this
change structurally is to shift the loading bay doors approximately 15 ft. to the west. As
a result, the access drive for the loading and deliver will also be shifted (see attached
plans).
• Modifications to the building plans, clarifying the final design of the commercial layouts.
There is no change to the gross square footage of commercial uses and all of the uses
remain the same, as allowed by the underlying CSC Zone Disfirict.
Statement Addressing Submittal Requirements
A. Describe the nature of the project to include information on proposed uses, densities,
nature of the development proposed, contemplated ownership patterns, and phasing
plans.
This minor amendment does not alter the uses, densities, nature of the development
proposed, ownership patters, or phasing plans, from what was approved by Urdinance
No. 21, Series of 2007. The only changes from the approval are as a result of finalizing
the design through the building permit process.
The proposed uses have not changed from the approval of Ordinance No. 21, but a
summary of the uses is as follows: �
o Commercial uses on the plazq and promenade level, including restaurants, bars,
retail, etc. - all uses as permitted by the CSC zone district (NO CHANGEj
o Public and private parking (NO CHANGE)
o Residential uses on all floors above (NO CHANGE)
B. A statement oufilining how and where the proposed development deviates from the
development standards prescribed in the property's underlying zone district.
This amendment does not change any of the development standard deviations that
were approved by Ordinance No. 21. However, staff is specifically concerned about
the change to the bowling alley bar and restaurant. Ordinances No. 10 and 21 were
approved by the Town Council as a major amendment to SDD #39, allowing for
additional dwelling units beyond what wqs allowed by the original adopting ordinance.
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At the time, while the applicant was indicating a"music venue" in the bar with a
sunken floor. However, due to structural issues which would have eliminated required
parking spaces, along with size restrictions, the sunken floor music venue was eliminated
prior to the amendment, yet the "music venue" remained on the plans. The music
venue was considered by the applicant and the Town staff as an accessory use to the
bar as allowed by the CSC zone district. The bar still allows for a music venue; however,
we are not at this time indicating a dedicated space for it.
We request thctt staff approve these amendments and allow the building permit process to
proceed. Should you have any questions or require additional information, please do not
hesitate to contact me at 970.748.0920 or via email at allison@mpgvail.com.
Sincerely,
� ��
Allison Kent, AICP
Senior Associate
Mauriello Planning Group, LLC
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12-9A-10: AMENDMENT PROCEDURES:
A. Minor Amendments:
1. Minor modifications consistent with the design criteria outlined in
subsection 12-9A-2 (definition of "minor amendment") of this Article, may
be approved by the Department of Community Deve/opment. All minor
modifications shall be indicated on a completely revised deve/opment
plan. Approved changes shall be noted, signed, dated and filed by the
Department of Community Deve/opment.
2. Notification of a proposed minor amendment, and a report of staff action
of said request, shall be provided to all property owners within or
adjacent to the specia/ deve/opment district that may be affected by the
amendment. Affected properties shall be as determined by the
Department of Community Deve/opment. Notifications shall be
postmarked no /ater than five (5) days following staff action on the
amendment request and shall include a brief statement describing the
amendment and the time and date of when the P/anning and
Environmenta/ Commission will be informed of the staff decision. In all
cases the report to the P/anning and Environmenta/ Commission shall be
made within twenty (20) days from the date of the staff's decision on the
requested amendment.
3. Appea/s of staff decisions may be filed by adjacent property owners,
owners of property within the special deve/opment district, the applicant,
P/anning and Environmenta/ Commission members or members of the
Town Council as outlined in Section 12-3-3 of this Tit/e.
Based upon review of the criteria and findings in Article 12-9A, Special Development District, Vail
Town Code, staff finds the above-referenced amendment to Special Development District No. 39,
Crossroads, 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 Environmental Commission on Monday, January 28,
2008, at 1:00 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 to Section 12-9A-10, Vail Town Code, appeals of staff decisions may be filed by adjacent
property owners, owners of propertywithin 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 Town Code. Should you have any questions, please do not hesitate to contact
me at 970-479-2148.
Sincerely,
Warren Campbell, AICP
Chief of Planning
Town of Vail
3
�ri�
FROM
DATE:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
January 28, 2008
SUBJECT: A request for a final recommendation to the Vail Town Council on a
proposed major amendment to Special Development District No. 4, Vail
Cascade, pursuant to Article 12-9A, Special Development District, Vail
Town Code, to allow for the development of a mixed use project on the
property known as the Cornerstone site, located at 1276 Westhaven
Drive/Vail Cascade Subdivision and setting forth details in regard thereto.
(PEC07-0055)
Applicant
Planner:
I. SUMMARY
L-O Westhaven, Inc., represented by Rick Pylman, Pylman
& Associates, Inc.
Scot Hunn
The Applicant(s), L-O Westhaven, Inc., represented by Rick Pylman, Pylman &
Associates, Inc., has requested final review by the Planning and Environmental
Commission for a Major Amendment to Special Development District No. 4,
Cascade Village, to allow for the development of a mixed use project on the
property known as the Cornerstone site, inclusive of:
o One (1) building containing a total of twenty three (23) free market
condominiums (55,931 sq. ft. of GRFA), four (4) deed restricted, Type III
employee housing units (EHUs) and two levels of underground parking,
for a total of eight (8) stories above pedestrian plaza grade on the south
side of the building;
o Enhancement of skier drop-off pedestrian access through subject
property, including a snow melted and covered exterior staircase and
dedicated elevator from Westhaven Drive level to the plaza level below;
o Improvement (re-development) of lift ticket sales office (skier services),
of public bathrooms adjacent to the
public plaza areas and the provision
existing Cascade Village chairlift; and
o Completion of sidewalk links and
improvements
certain other on-site and off-site
Final Plan review is requested with regard to master plan recommendations,
specific design guidelines and Code requirements applicable to any re-
development of this site. To this end, Staff has prepared a written analysis
summarizing the requirements and guidelines outlined in:
�.i�iL� • � � • ��F_11��1T1��,F1i1
o The Town of Vail Municipal Code
o Ordinance No. 31, Series 2007, Major Amendment to Special
Development District No. 4, Area A, Cascade Village
Requested Outcome
The intended outcome of this meeting is for the Commission to take formal action
on the development application, citing certain applicable findings and criteria as
the basis for approval, approval with conditions, or denial of the application.
To this end, Staff is recommending approval, with conditions, of the Major
Amendment to SDD No. 4, as detailed in Section IX of this memo.
II. DESCRIPTION OF THE REQUEST
Purpose of Review
The purpose of this meeting is to conduct a final plan level of review relative to
the Cornerstone project's conformance with the Town of Vail Land Use Plan, as
well as the applicable sections of the Town of Vail Municipal Code. As well, Staff
has reviewed this proposal against previously established development
standards, contained with the ordinance language for SDD No. 4, Cascade
Village, for the Cornerstone Site.
Project Overview
The attached plan sets (Attachment B) dated January 23, 2008, submitted by the
applicant depict proposed improvements including but not limited to:
Lower Parking Level
• 20,304 sq. ft. (gross) area
• Parking area to accommodate 33 spaces, including one ADA
accessible space
• Internal vehicular access ramp
• Ancillary mechanical and trash space and common circulation
elements (stairwells/elevator shafts)
Upper Parking Level (Plaza Level)
• 19,961 sq. ft. (gross) area
• Parking area to accommodate 23 spaces, including three (3) ADA
accessible spaces
• Ancillary mechanical space and common circulation elements
(stairwells/elevator shafts)
• 623 sq. ft. (gross) skier services (commercial) square footage located
on the plaza level including a three-window ticket sales area and
administrative office space
• Owner ski lockers, Owner Lounge and skier services facilities,
including a 3-window ticket sales area, administrative office space and
public restrooms
• Two public restroom facilities (481 sq. ft)
• Common elements
Ground Level Residential (Westhaven Drive Ground Level)
�
• 18,787 sq. ft. (gross) area
• Four (4) 933 square foot, Type III employee housing units (EHUs)
located within the West Wing of the building
• Three (3), one-story free market condominium units
• Ancillary mechanical and trash space and common circulation
elements (stairwells/elevator shafts)
• Common elements
Level One Residential
• 16,811 sq. ft. (gross) area
• Six (6), one-story free market condominium units
•"Skier Passage" way from Westhaven Drive drop-off point on the
North side of the building to new snow melted (covered) stairwell on
South side of the building
• Common elements
Level Two Residential
• 14,284 sq. ft. (gross) area
• Four (4), one-story within the West Wing of the building
• Two (2), two-story (main plus loft) free market condominium units
within the East Wing
• Common elements
Level Three Residential
• 13,217 sq. ft. (gross) area
• Four (4), one-story free market condominium units within West Wing
of the building
• Two (2), two-story (main plus loft) free market condominium units
within East Wing of the building
• Common elements
Level Four Residential
• 7,594 sq. ft. (gross) area
• Two (2), one-story free market condominiums within the West Wing
• One (1) two-story (main plus loft) free market condominium unit within
West Wing of the building
• Common elements
Level Five Residential
• 4,615 sq. ft. (gross) area
• One (1) two-story (main plus loft) free market condominium
• Loft area for one (1) units in West Wing of the building
• Common elements
Level Six Residential
• 1,814 sq. ft. (gross) area
• One (1) loft for two-story level five
• Common elements
3
Of note is the creation of four (4), deed restricted Type III employee housing units
(EHUs), a heated pedestrian plaza ("Skier Passage") and stair well off of
Westhaven Drive providing access to the plaza level. In addition, the applicant is
working with the Town of Vail to design and construct certain sidewalk, turn land,
bus lane and skier drop-off improvements within and around the Westhaven
Drive.
Applicable Review Criteria
To this end, review of the Cornerstone Building project will include the following
code sections and other relevant documents to be considered in any future
submittal for formal review and approval by the PEC:
o A maior amendment to special development district application pursuant
to Chapter 9 of Title 12, Town of Vail Municipal Code; Specifically,
sections (in part):
• 12-9A-4: Development Review Procedures
• 12-9A-5: Submittal Requirements
• 12-9A-6: Development Plan
• 12-9A-7: Uses
• 12-9A-8: Design Criteria and Necessary Findings
• 12-9A-9: Development Standards
• 12-9A-10: Amendment Procedures
• 12-9A-11: Recreation Amenities Tax
• 12-9A-12: Time Requirements
• 12-9A-14: Existing Special Development Districts
o Ordinance No. 31, Series of 2007 — An Ordinance Amending and Re-
Establishing the Approved Development Plan for Area A of SDD No. 4,
Cascade Village, in Accordance with Section 12-9A-10, Vail Town Code
and Setting Forth Details in Regard Thereto (Attachment D)
o Ordinance No.(s) 7& 8, Series of 2007
o The Town of Vail Land Use Plan
III. BACKGROUND
Special Development District No. 4
Special Development District No. 4, Cascade Village, was adopted by Ordinance
No. 5, Series of 1976. At least seventeen subsequent amendments occurred
from 1977 through the present day, inclusive of the most recent major
amendment to approve revisions to the Cascade Residences ("CMC" Building)
development in 2007. The subject property was a Planned Unit Development
under Eagle County Jurisdiction when the property was annexed in 1975. SDD
No. 4 includes the following:
Area A Cascade Village
Area B Coldstream Condominiums
Area C Glen Lyon Primary/Secondary and Single Family Lots
Area D Glen Lyon Commercial Site
Area E Tract K
4
The entire Cascade Village site is approximately 97.5 acres. Because the
property was annexed into the Town of Vail as a Planned Unit Development
under Eagle County jurisdiction and early Special Development Districts were not
based on an underlying zoning, there is no underlying zoning for Cascade
Village. The uses and development standards for the entire property are as
outlined in the adopting ordinance for Special Development District No. 4.
Cornerstone Site History
The Cornerstone site is located south of Westhaven Drive, between the Liftside
Condominiums and the Cascade Hotel Terrace Wing and conference center.
The total site area is 0.6977 acres in size and slopes steeply from Westhaven
Drive to the hotel terrace and Cascade Village chairlift level. The chairlift is
located immediately adjacent to the site and a public pedestrian easement allows
for access across the site from Westhaven Drive to the chairlift. The adjacent
Waterford site (Liftside Condominiums) and the Cornerstone site are the only two
development parcels within the SDD permitted to establish separate
development plans.
In 1992 the Town of Vail Planning and Environmental Commission
recommended approval of the development plan for the Waterford (Liftside
Condominiums) and Cornerstone buildings; the Vail Town Council subsequently
approved the development plan via Ordinance No. 1, Series of 1993. Although
this plan is now expired, the 1993 development plan for the Cornerstone site
included:
0 41,010 total (gross) square feet of building area;
0 64 Transient Residential Units/28,110 square feet of GRFA;
o Three (3) employee housing units (EHUs)/1,800 square feet of GRFA;
0 11,100 square feet of retail/commercial space;
0 56 on-site parking spaces for residential uses;
0 37 on-site parking spaces for retail commercial uses
0 71 foot building height limit
Current Proposal
On September 24, 2007, the Planning and Environmental Commission held a
work session to discuss a concept for the proposal. At that time, the applicant
proposed a similar design for one building, with two separate wings. The West
Wing of the previous design showed a maximum height of 82 feet with the East
Wing measuring 71 feet in height. However, in response to concerns voiced by
adjacent property owners and the Planning and Environmental Commission,
concerning building height, views and massing, the applicant revised the plans
to:
• Relocate condominium units from the East Wing to the West Wing, thus
increasing the mass and height of the West Wing by adding one floor for
a total of eight (8) stories above grade (as measured from the Plaza Level
— on the south side of the building) and reducing the height of the East
Wing to mitigate concerns from Liftside Condominium property owners.
5
On November 26, 2007, the Commission held another work session to review the
revisions. At that meeting, the Commission expressed general support for the
revised plans and elevations. However, two Commissioners expressed concern
regarding proposed building heights at the West Wing of the development.
Specifically, Commissioner Kjesbo recommended that the applicant study the
massing and absolute height apparent on the south elevation, due to this
elevation's proximity to the pedestrian plaza between the proposed Cornerstone
Building and the existing Vail Cascade Hotel "Terrace" Wing. Commissioner
Pierce suggested that the applicant mitigate the apparent mass of the West Wing
by introducing additional building and roof mass at the lower levels of the
building, facing the pedestrian plaza.
Since the November 26, 2007, meeting, Staff has met with the applicant several
times to discuss issues related to building massing and height, as well as, to
work towards resolution on the following outstanding issues:
• Westhaven Drive Improvements — turn lanes, bus turn-around, skier drop-
off; and
• Snow storage.
At this time, the applicant requests final review of the site and building plans only.
Targeted date of construction is spring, 2009. The Town Staff and the applicant
have agreed to continue to work towards mutually agreed upon design solutions
for any and all required improvements to Westhaven Drive and any ancillary
sidewalk and snow storage improvements. (A concept sketch of Westhaven
Drive design solutions is included in plans provided under attachment B).
I1��:Z�7��3�7��:1�:7��/1�►d110[rl ��L1:7���
The purpose of this section of the memorandum is to clarify the responsibilities of
the Planning and Environmental Commission, Design Review Board, Town
Council, and Staff with regard to the review of any applications submitted on
behalf of the Applicant.
Major Amendment to Special Development District (SDD)
Order of Review: Generally, applications will be reviewed first by the PEC for
impacts of use/deve/opment, then by the DRB for compliance of proposed
buildings and site planning, and fina/ approva/ by the Town Council.
P/anninp and Environmenta/ Commission (PEC):
The PEC shall review the proposal for general compliance pursuant to criteria set
forth in Section 12-9A-8: Design Criteria and Necessary Findings. The Planning
and Environmental Commission may recommend approval of the petition
or proposal as initiated, may recommend approval with such medications
as it deems necessary to accomplish the purpose of this title, or may
recommend denial of the petition or rejection of the proposal.
Desipn Review Board:
6
The Design Review Board has no review authority on a Major or Minor
Amendment to a Special Development District (SDD), but must review any
accompanying Design Review Board application. The Design Review Board
therefore will make a recommendation to the Planning and Environmental
Commission on any deviations proposed to the architectural design guidelines
prescribed in the Vail Village Master Plan.
Town Council:
Upon receipt of the report and recommendation of the Planning and
Environmental Commission, the Town Council shall set a date for hearing within
the following thirty (30) days. Within twenty (20) days of the closing of a public
hearing on a proposed SDD, the Town Council shall act on the petition or
proposal. The Town Council shall consider but shall not be bound by the
recommendation of the Planning and Environmental commission. The Town
Council may cause an ordinance to be introduced to create or amend a special
development district.
1��_1» � C�_1 3 � � »_101 �I I �C�l �Z�Z��J►�il � �� ��
Section 12-9A: Specia/ Deve/opment (SDD) District, Vail Municipa/ Code (in
art
Chapter 9- Special and Miscellaneous Districts
12-9A-1: PURPOSE:
The purpose of the specia/ deve/opment district is to encourage f/exibility and
creativity in the deve/opment of /and in order to promote its most appropriate use;
to improve the design character and quality of the new deve/opment with the
town; to facilitate the adequate and economical provision of streets and utilities;
to preserve the natura/ and scenic features of open space areas; and to further
the overall goa/s of the community as stated in the Vail comprehensive plan
12-9A-10: AMENDMENT PROCEDURES (ln part):
B. MajorAmendments:
1. Requests for major amendments to an approved special
deve/opment district shall be reviewed in accordance with the
procedures described in section 12-9A-4 of this artic/e.
Ordinance No. 31. Series of 2007
An Ordinance Amending and Re-Establishing the Approved Deve/opment P/an
forArea A of SDD No. 4, Cascade Village, in Accordance with Section 12-9A-10,
Vail Town Code and Setting Forth Details in Regard Thereto. (In part)
Ordinance No. 7. Series of 2007
An Ordinance Amending Tit/e 12, Zoning Regulations, Vail Town Code, by the
Addition of New Definitions to Section 12-2-2, and the Adoption of a New
7
Chapter 23, Entit/ed Commercia/ Linkage„ and Setting for Details in Regard
Thereto (In Part)
Ordinance No. 8. Series of 2007
An Ordinance Amending Tit/e 12, Zoning Regulations, Vail Town Code, by the
Addition of New Definitions to Section 12-2-2, and the Adoption of a New
Chapter 2, Entit/ed Inclusionary Zoning, and Setting for Details in Regard Thereto
(ln Part).
Vail Land Use P/an
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail
Town Council. The main purpose of the Land Use Plan is two-fold:
1. To articulate the land use goals of the Town.
2. To serve as a guide for decision making by the Town.
The Vail Land Use Plan is intended to serve as a basis from which future land
use decisions may be made within the Town of Vail. The goals, as articulated
within the Land Use Plan, are meant to be used as adopted policy guidelines in
the review process for new development proposals. In conjunction with these
goals, land use categories are defined to indicate general types of land uses
which are then used to develop the Vail Land Use Map. The Land Use Plan is
not intended to be regulatory in nature, but is intended to provide a general
framework to guide decision making. Where the land use categories and zoning
conflict, existing zoning controls development on a site.
Goals and Policies (in part):
1.0 General Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to
serve both the visitor and the permanent resident.
1.2 The quality of the environment including air, water and other natural
resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded
whenever possible.
1.4 The origina/ theme of the o/d Village Core should be carried into new
deve/opment in the Village Core through continued implementation of the
Urban Design Guide P/an.
1.12 Vail should accommodate most of the additiona/ growth in existing
developed areas (infill areas).
2.0 Skier/Tourist Concerns
2.1 The community should emphasize its role as a destination resort while
accommodating day skiers.
:
5.0 Residential
5.1 Additional residential growth should continue to occur primarily in
existing, plafited areas and as appropriate in new areas where high
hazards do not exist.
5.3 Affordable employee housing should be made available through
private efforts, assisted by limited incentives, provided by the Town of
Vail with appropriate restrictions.
5.5 The existing employee housing base should be preserved and
upgraded. Additional employee housing needs should be
accommodated at varied sites throughout the community.
1�/ ���] �I IOC�7_10/_1 A'�9 �?
Staff has completed a zoning analysis, comparing in some instances the
previously approved (now expired) development plan for the Cornerstone Site,
with current or proposed plans. As well, Staff has provided general development
standards and overall figures for Cascade Village, Area A as the certain
standards apply to the entire planning area. Lastly, "Per Dev. Plan" refers to the
process by which certain allowable standards are established via the approval of
the individual development plan.
Legal Description
Parcel No.
Address:
Lot Size:
Zoning:
Land Use Plan Designation
Current Land Use:
Development Standard
Lot Area:
Buildable Area:
Setbacks:
North:
South:
East:
West:
Building Height:
Density (Area A):
GRFA (Area A):
Cascade Village (Cornerstone Site)
210312119001
1276 Westhaven Drive
.69 acres (30,056 sq ft)
Special Development District No. 4(no underlying
zone district)
Resort Accommodations and Services
Mixed Use Residential and Resort / Spa
Allowed/Req. Exist/Approved* Proposed
N/A 30,056 sq. ft. No Change
30,056 sq. ft
Per Dev. Plan 5'
Per Dev. Plan 2'-6"
Per Dev. Plan 1'-6"
Per Dev. Plan 2'
71'
15 DU/ac
or 270 DU
289,145 sq. ft
9
71'
13.4 DU/ac
245 DU***
239,680 sq. ft.
No Change
3'
4'
5'
5'**
91'
13.6 DU/ac
268 DU
55,931 sq. ft.****
Comm. Sq. Ft. (Area A)
Site Coverage (Area A)
Landscape Area (Area A)
Parking (Cornerstone)
Note:
�
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35,698 sq. ft.
45%***** or
Per Dev. Plan
50%
93 spaces******
24,598 sq. ft
36%
64%
93
623 sq. ft. or
25,221 sq. ft.
40%
60%
56 spaces
Existing or approved refers to development standards approved via the 1993 development
plan (now expired) and are provide for information and comparison purposes only.
West side setback measured from property line to exterior wall of residential building;
applicant proposes parking ramp to be built off property, on adjacent "Plaza Wing" with the
creation of an access easement.
Total existing density includes approval of additional dwelling units proposed within the
Cascade Residences, pursuant to File No. PEC07-0058.
Applicant proposes to increase the total allowable GRFA for Area A from 289,145 sq. ft. to
295,611 sq. ft. (total increase of 6,466 sq. ft.) to accommodate development of the
Cornerstone Site; due to previously approved density (GRFA) at other parcels within Area
A since original approval of the Cornerstone building in 1993, less GRFA is now available
for the development of the Cornerstone Site than was originally anticipated.
Ordinance No. 33, Series 2005 amended allowable site coverage for Area A from 35% to
45%.
SDD No. 4 states that "There shall be a minimum of 93 enclosed parking spaces located
within the Cornerstone building with 37 of the required spaces available to the public for
short-term parking. No mixed use credit has been applied to this lot." Staff believes that this
requirement is no longer valid due to previous development plans which contained larger
amounts of commercial and residential square footage has expired. The current proposal
requires 56 parking spaces.
VII. SURROUNDING LAND USES
Land Use
North: Parking Structure/Liftside Condos
South: Vail Cascade Hotel/Glen Lyon Sub
East: Common Area/open space/ Rec
West: Vail Cascade Hotel
VIII
Zoninq *
SDD No. 4
SDD No. 4
SDD No. 4
C•y�]�l� • •!
Note:
� According to the records on file for SDD No. 4, the entire development district was zoned
"PUD" within Eagle County prior to annexation to the Town of Vail; therefore, no underlying
"zoning" exists for this parcel other than previously approved (and amended) development
plans for SDD No. 4.
REVIEW CRITERIA
The following section of this memorandum is
community, Staff, and Commission with a
criteria and findings that will be used by the
decision on the proposed application.
10
included to provide the Applicant,
n advanced understanding of the
reviewing boards in making a final
Chapter 9- Special and Miscellaneous Districts
`�. ��� �: �.� �y rH ►� ry: � r r �: � r_� �
The following design criteria shall be used as the principa/ criteria in evaluating
the merits of the proposed specia/ deve/opment district. It shall be the burden of
the applicant to demonstrate that submittal materia/ and the proposed
deve/opment plan comply with each of the following standards, or demonstrate
that one or more of them is not applicab/e, or that a practica/ solution consistent
with the public interest has been achieved:
A. Design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design,
scale, bulk, building height, buffer zones, identity, character, visual
integrity and orientation.
Overall Compatibility
The Applicant is proposing a major amendment to the special development
district which Staff believes will have positive overall impacts on the
appearance and functionality of the area. Specifically, the Cornerstone Site
is the last development site within Area A, and therefore presents
opportunities to complete the overall development plan for Cascade Village
and provide needed amenities to the larger community. Specifically, Staff
suggests that the following improvements will enhance the site's
compatibility, and as public benefits, will greatly improve the character,
identity, and visual integrity of the neighborhood:
• Enhanced skier passage way/entry portal to Cascade Village
Chairlift;
• Sidewalk connections within and around the site;
• Enhanced Pedestrian Plaza area between existing Terrace Wing of
the hotel property, and the proposed Cornerstone Building; and
• Creation of bus turn around and skier drop off.
Design of the site and proposed buildings reinforces the connectivity of the
Cornerstone site to the rest of the Cascade Village Area. As well, the
design generally enhances the architecture, scale, bulk and visual
character of the surrounding neighborhood by incorporating massing,
building materials, roof forms and compositions that relate to the
surrounding built environment. Massing has been revised to mitigate
impacts on adjacent structures (Liftside Condominiums) and the applicant
has made certain other revisions to balconies and fenestration around the
building which Staff believes will positively affect building mass, bulk,
building height and character of the immediate and surrounding
environment.
However, as the plans are further developed, the applicant will be required
to address the following areas of concern regarding specific design issues
related to design and construction of on-site and off-site improvements at
the Westhaven Drive entrance, including but not limited to:
11
• Turn lanes;
• Adequate queuing areas;
• Landscaped and irrigated medians;
• Six foot wide sidewalk connections from the proposed skier portal to
the South Frontage Road on both sides of Westhaven Drive
• Ten foot wide sidewalk connection along the South Frontage Road
from the western most point of the Cascade Parking/Conference
Center building to a point in front of the Liftside Condominiums,
approximately 680 feet in length (including a crosswalk);
• Bus turn around and bus stop meeting Town of Vail and ECO
standards;
• Three space skier drop-off;
• Landscaping; and
• Adequate snow storage areas as approved by the Town of Vail
Public Works Department.
Bulk and Mass
Staff believes the proposed improvements are consistent with the Vail
Comprehensive Plan. While the overall mass of the building will surpass (in
height) previously approved buildings on this site, Staff believes that the
Applicant has presented plans that enhance the overall massing,
composition and appearance of the planning area (Area A, Cascade
Village) by introducing compatible roof forms, as well as, new roof forms
that step and which will add variety to the overall roof composition
throughout Area A. In addition, Staff believes the proposed application of
exterior materials, specifically the introduction of substantial amounts of
stone veneer at key locations (foundation level), the introduction of
secondary roof structures, the revisions to the placement and size of certain
balconies and window openings, and the continued use of stucco as a
predominant "Cascade Village" material, aid in "stepping down" the mass of
the building from the pedestrian level.
Building Height
Staff believes, despite a proposed maximum building height of 91 feet in
one area of the building, the proposed building heights for both the West
and East wings of the building are generally compatible and sensitive to the
immediate environment. Pursuant to Ordinance No. 31, Series 2007,
building height for SDD No. 4 is calculated as follows:
"For the purposes of SDD No. 4 ca/culations of height, height shall
mean the distance measured vertically from the existing grade or
finished grade (whichever is more restrictive), at any given point to
the top of a f/at roof, or mansard roof, or to the highest ridge line of
a s/oping roof, unless otherwise specified in approved deve/opment
plan drawings. "
Further, that:
"Cornerstone Building: Maximum height of 71 feet. "
12
Although the proposed maximum height of the West Wing is now shown at
91 feet, as measured to existing grade on the south (pedestrian plaza) side
of the development, Staff believes that the overall building heights for both
wings are appropriate in context to surrounding structures, as well as, the
overall Cascade Village development.
Approved building heights within Area A(according to development
standards listed in SDD No. 4, Ordinance No. 31, Series 2007) range from
26 feet to 71 feet. By comparison, building heights proposed within the
Cornerstone Building range from approximately 42 feet to 91 feet. Also,
Staff has calculated that approximately 30% of the overall roof mass is
above 71 feet. As discussed in previous meetings with the Planning and
Environmental Commission, the proposed building massing and height may
actually enhance the perceived variation in roof height within Area A, thus
producing a positive "mix" of roof heights and building masses which
reinforce the tightly clustered "Village" concept. Further, as depicted on the
photo overlays provided by the applicant, the proposed West Wing of the
Cornerstone Building, while taller than the adjacent Liftside Condominiums
building (55 feet tall on the north/frontage road side), presents a similar
appearance (between 57 feet and 75 feet tall on the north side) when
viewed from I-70 and the frontage roads.
Character
As stated above, Staff believes the proposed improvements will result in a
positive, or beneficial, impact to the surrounding area. The manner in which
the Applicant proposes to integrate the building's mass, roof compositions
and forms, fenestration and exterior building materials enhances or
reinforces the Cascade Village architectural style and character. Other
improvements to enhance the skier drop-off, skier passage way and
pedestrian plaza areas will provide a much needed upgrade to the
pedestrian experience of this portal to Vail Mountain.
Setbacks
Ordinance No. 31, Series of 2007, states the following relative to required
setbacks prescribed within Area A, in part:
"Required setbacks shall be as indicated in each deve/opment plan
with a minimum setback on the periphery of the property (Area A)
of not /ess than twenty feet.. ." `All buildings shall maintain a 50
foot stream setback from Gore Creek "
The current proposal establishes the building footprint at the approximate
distances away from property lines: North: 3 feet; South: 5 feet; East: 5
feet; and West: 2 feet (2' between the proposed parking ramp and the
existing "Plaza Wing" of the hotel/5' between the western property line and
the exterior wall of the proposed Cornerstone Building). The previously
approved development plan established the building footprint
approximately 5 feet from the North property line; 2'/2 feet from the South
property line; 1'/2 feet from the East property line, and; 2 feet away from
the West property line.
13
B.
�
..
Therefore, Staff believes that the current proposal generally provides for
better separation between the proposed buildings and the footprints of
adjacent buildings. As well, Staff suggests that the current proposal could
be construed to create less visual impact to adjacent properties closest to
the East property line. Lastly, there is more distance (by approximately 3
feet) provided between Gore Creek and the proposed structure.
Site Coverage
Ordinance No. 31, Series of 2007, states the following relative to Area A:
"Not more than 45% of the tota/ site area may be covered by
buildings unless otherwise indicated on the site specific
deve/opment plans. "
Staff has calculated the existing site coverage within Area A at
approximately 34% of the total land area. As proposed, the Cornerstone
Building (total individual site coverage of approximately 67% of the
Cornerstone site) brings the total site coverage for Area A to approximately
37%. Therefore, Staff believes that the proposal complies with, or does not
adversely impact, this standard applied to the overall development area
(Area A).
Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
Staff believes the proposed uses, activities and density continue to provide
a compatible, efficient and workable relationship with surrounding uses and
activity. Specifically, the proposed uses are primarily residential (mulit-
family and employee housing), with limited first floor commercial (skier
services), both uses by right and both uses that are similar to surrounding
multi-family, lodge and commercial uses. The design of the project
respects surrounding structures, uses and activities by providing generally
compatible building massing, roof forms and composition, architecture and
by providing enhanced skier drop-off improvements and pedestrian plaza
serving the overall neighborhood. As well, the project's design is respectful
of surrounding uses and activities by not adversely impacting existing
loading and delivery (service) areas or shifting any parking burden onto the
overall development.
Staff suggests that while the building is compatible with surrounding sites,
the applicant shall be required to demonstrate that proposed parking ramp
improvements on the west side of the site will not adversely impact the
adjacent "Plaza" site.
Compliance with parking and loading requirements as outlined in
Chapter 12-10 of the Vail Town Code.
The provisions of SDD No. 4 state the following with specific reference to
Area A and the Cornerstone Site:
14
"Off-street parking shall be provided in accordance with Chapter
12-10, except that 75% of the required parking in Area A shall be
located within a parking structure or buildings with the exception of
Millrace IV, Scenario l, where 66.6% and the Westhaven
Condominiums, where 71 % of required parking shall be enc/osed
in a building.
4. There shall be a minimum of 93 enclosed parking spaces /ocated
within the Cornerstone building with 37 of the required spaces
availab/e to the public for short term parking. No mixed use credit
has been applied to this /ot."
Staff believes that a majority of the spaces previously required were
generated by the approved number of "Transient Residential Units" (TRs),
free market units (GRFA) and retail/commercial square footage approved
for the site. Specifically, sixty four (64) TRs were approved for the site with
a.4 space to unit ratio, for a total of twenty six (26) spaces required; 28,110
square feet of GRFA with a.1 space per 100 sq. ft. ratio accounted for 28
additional spaces dedicated for the residential component. Additionally, 37
spaces were required at a ratio of 1 space per 300 sq. ft. of commercial
space. The total requirement in the 1993 development plan was 91
spaces.
The current proposal contains no Transient Residential/accommodation
units or commercial square footage. In addition, the twenty three (23) free
market residential dwelling units (not including EHUs) proposed will
generate significantly less on-site parking demand than the previous 32
units approved for the site.
Pursuant to Chapter 12-10 of the Vail Town Code, the current proposal
requires 56 spaces. 56 spaces are proposed within two levels of structured
parking. Therefore, Staff believes the proposal complies with parking and
loading requirements as outlined in Chapter 12-10 of the Vail Town Code.
D. Conformity with the applicable elements of the Vail Comprehensive
Plan, Town policies and Urban Design Plan.
Employee Housing Provision
Ordinance No. 33, Series of 2005, addresses employee housing in the
following manner:
"The deve/opment of SDD No. 4 will have impacts on available
employee housing within the Upper Eag/e Valley area. ln order to
help meet this additiona/ employee housing need, the deve/oper(s)
of Areas A and D shall provide employee housing. "
Further, that:
"The deve/oper(s) of Area A shall build a minimum of 3 employee
housing dwelling units within the Cornerstone Building and 2 within
the Liftside (Waterford Building). Each employee unit in the
15
Cornerstone Building shall have a minimum square footage of 600
square feet. "
In addition to previously established requirements of SDD No. 4, the
development of the Cornerstone Building is subject to the Town' Employee
Housing regulations, specifically Ordinances 7& 8. In February of 2007, the
Town Council passed Ordinances No. 7 and No. 8, Series of 2007, which
enacted regulations for the provision of employee housing units through
several possible mitigation methods for all projects in the Special
Development District. Within these ordinances a nexus was established
between commercial and residential development and the generation of
employees was established. In adopting these ordinances a methodology
was established to determine the impact of a commercial and residential
development on the need for employee housing at a goal of providing 30%
of the housing generated by a project.
Furthermore. there were provisions for meeting the requirement for
providing employee housing through several different options or
combination of options. The options include:
• Provision of on-site units;
• Conveyance of property on-site;
• Provision of off-site units;
• Payment of fees-in-lieu; and
• Conveyance of property off-site
A proposed development or redevelopment may choose to propose any of
the above options or combination of options. Within the two Ordinances, the
Planning and Environmental Commission was given the authority to review
an applicant's proposal for mitigating the employee generation of a project
and grant approval of the proposal. There are some specific instances
were the Town Council must also accept the proposal for mitigating the
employee requirement generated by a project.
The Staff has reviewed the proposal for compliance with Ordinance No.(s)
7 and 8, Series of 2007, and found it to be accurate in calculating the
mitigation requirement for the proposed Cornerstone Building project. Staff
has attached the proposed mitigation plan, as outlined in Section 3.5 of the
Project Overview/Summary by Pylman & Associates (Attachment B). At its
November 26, 2007, public hearing several members of the Commission
suggest that the proposed mitigation of providing four EHUs on-site, in
addition to providing the remainder of the mitigation as pay-in-lieu, was
appropriate.
Within the Plan the applicant proposes to mitigate the housing requirement,
based on a total (new) gross residential floor area (GRFA) of 55,931 square
feet, by the incorporation of four (4) employee housing units on site
measuring 933 square feet each (3,732 sq. ft. total), and a Residential
Mitigation payment-in-lieu in the amount of $49,595.65. In addition, the
applicant proposes new ticket sales and office space totaling 623 square
16
feet. There are currently approximately 350 square feet of ticket sales and
office space on site. Therefore, the net increase in commercial (retail)
square footage is 273 square feet. The following calculations provide an
analysis for employee housing, payment-in-lieu mitigation to be required:
Residential Mitigation Calculation
55,931 sq. ft. (new) GRFA x 10% = 5,593 sq. ft. mitigation required
5,593 sq. ft. required — 3,732 sq. ft. proposed = 1,861 sq. ft. remaining
1,861 sq. ft. x$236.65/sq. ft. _$289.659 payment-in-lieu required
Commercial Mitigation Calculation:
273 sq. ft. (net new) commercial space
273 sq. ft. x 2.4 employees/1000 sq. ft. of new net floor area =.13
.13 employee mitigation requirement x$131,385.00 =$ 17,080
Total Mitigation Required:
Residential Mitigation: $289,659
Commercial Mitiqation: $ 17,080
Total: $306,739
Currently the Town has no plan for the funds that may be collected from the
payment-in-lieu option for mitigating housing requirements. Funds collected
from this option could be used to construct units or to purchase units and
then resell them after placing a deed restriction upon the property and
selling them for a more affordable price.
Vail Land Use Plan
The goals contained in the Vail Land Use Plan are to be used as the
Town's policy guidelines during the review process for the amendment of a
special development district. Staff has reviewed the Vail Land Use Plan and
believes the following goals, objectives and policies are relevant to the
review of this proposal:
Vail Land Use P/an
1.0 Genera/ Growth/Development
1.1 Vail should continue to grow in a controlled environment,
maintaining a ba/ance between residential, commercia/ and
recreational uses to serve both the visitor and the permanent
resident.
17
1.3
1.12
2.0
2.1
5.0
5.1
5.3
5. 5
The quality of deve/opment should be maintained and upgraded
whenever possib/e.
Vail should accommodate most of the additiona/ growth in existing
deve/oped areas (infill areas).
Skier/Tourist Concerns
The community should emphasize its ro/e as a destination resort
while accommodating day skiers.
Residential
Additional residentia/ growth should continue to occur primarily in
existing, p/atted areas and as appropriate in new areas where
high hazards do not exist.
Affordable employee housing should be made availab/e through
private efforts, assisted by limited incentives, provided by the
Town of Vail with appropriate restrictions.
The existing employee housing base should be preserved and
upgraded. Additiona/ employee housing needs should be
accommodated at varied sites throughout the community.
Staff believes the proposed development generally furthers the above
referenced goals, objectives and policies and, therefore, is in general
compliance with the Vail Comprehensive Plan.
E. Identification and mitigation of natural and/or geologic hazards that
affect the property on which the special development district is
proposed.
According to the Official Town of Vail Geologic Hazard Maps, the
Cornerstone development site is not located in any geologically sensitive
areas or within the 100-year floodplain of Gore Creek or its tributaries.
F. Site plan, building design and location and open space provisions
designed to produce a functional development responsive and
sensitive to natural features, vegetation and overall aesthetic quality
of the community.
Site Plan
Staff believes the proposed site design will have positive overall impacts on
the appearance and functionality of the area.
The site is a steep hillside resulting from development of Westhaven Drive
(fill) and is vegetated with native grasses (re-seeded after construction of
Westhaven Drive). There are no trees or other significant vegetation on the
site and the site has been used for snow storage and construction staging
historically. Therefore, the development of the Cornerstone Building poses
18
no negative impact on "natural features". On the contrary, Staff believes
that development of this site will complete the overall development plan for
Cascade Village and will provide much needed enhancements to
sidewalks, pedestrian plazas, landscaping and the overall aesthetic quality
of the area as a portal to Vail Mountain.
However, Staff believes that the applicant should be required to work with
the Town of Vail Town Engineer to create design solutions, both on and off-
site, to provide adequate snow storage within and around the Westhaven
Drive right-of-way. Specifically, the development of this site and the
associated improvements to the bus turn around and skier drop off areas,
while not necessarily causing more snow storage need, will impact the
Town's ability to store snow within the Westhaven Drive right-of-way and
within the Cornerstone site itself — a historical use of the site. Therefore,
Staff believes that the applicant should also be required to provide a"Snow
Storage" easement on the northeast corner of subject property, as part of a
snow storage mitigation plan.
Building Design
Staff believes that the proposed building is designed to increase or
enhance functionality of the area while being responsive and sensitive to
the aesthetic quality of the community.
Therefore, Staff believes that the overall aesthetic quality of the community
would be enhanced by the proposed exterior changes and physical
improvements proposed by the applicant will increase the functionality of
the site.
G. A circulation system designed for both vehicles and pedestrians
addressing on and off-site traffic circulation.
The Applicant is proposing changes that will generally improve on-site
parking and maneuverability and which will enhance pedestrian circulation
around and through the site. Specifically, the applicant has agreed to install
portions of sidewalk connections identified by the Town of Vail Public
Works Department. In addition, the Applicant proposes to participate in
improvements to Westhaven Drive, including the provision of a bus turn
around, skier drop-off and a potential left turn lane, for exiting movements
out of Cascade Village.
H. Functional and aesthetic landscaping and open space in order to
optimize and preserve natural features, recreation, views and
functions.
Staff believes that the landscape plan greatly enhances the aesthetic
quality of the area by providing new pathways, plantings and ground covers
where none exist today. By completing development in this area, the plaza
connection, or pedestrian way from the hotel to the Cascade Village chairlift
will now include new pathways and (heated) paver areas, a gas fire
pit/gathering place and significant new plantings of native trees and shrubs.
These plantings will form the first level of perception from the pedestrian
19
IX.
level between pathways and the Cornerstone Building. Plantings are also
proposed on the plan in a manner and location to strategically "soften" or
break-down building mass and height.
Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of
the special development district.
Staff is not aware of any
project, however, should
and will be met in full.
STAFF RECOMMENDATION
intention on the applicant's behalf to phase this
a phasing plan be proposed, this criterion must
The Community Development Department recommends that the Planning and
Environmental Commission forwards a recommendation of approval, with
conditions of the proposed amendment to Special Development District No. 4,
Cascade Village, pursuant to Section 12-9A-10, Amendment Procedures, Vail
Town Code, to the Vail Town Council. Staff's recommendation is based upon the
review of the criteria found in Section VIII of this memorandum and the evidence
and testimony presented, subject to the following conditions:
Should the Planning and Environmental Commission choose to forward a
recommendation of approval to the Vail Town Council of this proposed
amendment to a Special Development District, the Department of Community
Development recommends the Commission pass the following motion:
"The P/anning and Environmenta/ Commission approves, with conditions,
the applicanYs request for final review of a proposed major amendment to
a Specia/ Deve/opment District (SDD), pursuant to Section 12-9A-10,
Amendment Procedures, Vail Town Code, to allow for an amendment to
Specia/ Deve/opment District No. 4, Cascade Village, to allow for the
deve/opment of a mixed use deve/opment, located at 1276 Westhaven
Drive (Cornerstone site)/Unplatted, Vail Cascade Subdivision, and setting
forth details in regard thereto. (PEC070055). "
Should the Planning and Environmental Commission choose to approve this
amendment, the Community Development Department suggests the following
conditions:
That the Deve/oper receives final review and approva/ of the proposed
deve/opment plan by the Town of Vail Design Review Board, prior to
making an application for the issuance of a building permit.
2. That the Deve/oper submits a complete set of civil engineered drawings
of the Approved Deve/opment P/ans, including the following required off-
site improvements;
a. Design and Construct Westhaven Drive entrance improvements
including; additiona/ turn /anes and adequate queuing areas,
landscaped and irrigated medians, (6) sidewalk connections from
the proposed skier porta/ to the Frontage Road on both sides of
20
Westhaven Drive, a bus turnaround and bus stop meeting Town of
Vail and ECO standards, 3 skier drop-off spaces, landscaping and
adequate snow storage areas as approved by the Public Works
Department.
b. Design and Construct A 10' concrete walk a/ong the South
Frontage Road from the western most point of the Cascade
Parking/Conference building to a point in front of the Liftside
Condominiums, approximately 680' in length (including
crosswalk). The walk shall be detached wherever feasib/e and
separated by a minimum of a 5' landscaped and /irrigated buffer.
Such drawings/plans shall be submitted to the Town of Vail Community
Deve/opment Department for review and shall receive approval prior to
the Deve/oper making application for the issuance of a building permit.
3. That the Deve/oper shall address and resolve, to the satisfaction of the
Town Engineer, all the comments and conditions identified in the
memorandum from the Town Engineer, and addressed to Scot Hunn,
dated January 25, 2008, on any civil engineered p/ans submitted in
conjunction with building permits.
4. That the Deve/oper pays in full, the employee housing mitigation fee of
$306. 739 prior to the issuance of a building permit.
5. That the Deve/oper pays in full, the Traffic /mpact Fee of $117,000 (based
on the 18 net pm peak hour trips) prior to the issuance of a building
permit. All or a portion of the fee may be offset by specific capacity
improvements including the cost of the design and construction of the /eft
turn lane on Westhaven Drive.
6. That the Deve/oper prepares a Cornerstone Buildinp Art in Public P/aces
P/an, for input and comment by the Town of Vail Art in Public P/aces
Board, prior to the request for a temporary certificate of occupancy.
Subject to the above input and comment by the Art in Public P/aces
Board, the Applicant will work with Town Staff to determine the type and
location of the art to be provided. Said P/an shall include the funding for a
minimum of one (1) public art improvements to be deve/oped in
conjunction with the Cornerstone Building project.
That the Deve/oper provides the /egally executed and duly recorded Type
lll deed restriction with the Eag/e County C/erk & Recorder's Office for the
on-site employee housing unit, and that said unit shall be made availab/e
for occupancy, prior to the issuance of a temporary certificate of
occupancy for the Cornerstone Building project.
Should the Planning and Environmental Commission choose to approve this
amendment, the Community Development recommends the Commission makes
the following findings:
"The P/anning and Environmenta/ Commission finds:
21
That the amendment is consistent with the applicable e/ements of the
adopted goa/s, objectives and policies outlined in the Vail
Comprehensive P/an and is compatible with the deve/opment
objectives of the Town, based upon the review outlined in Section Vlll
of the Staff's January 28, 2008, memorandum to the P/anning and
Environmenta/ Commission; and
2. That the amendment does further the genera/ and specific purposes
of the Zoning Regulations, based upon the review outlined in Section
Vlll of the Staff's January 28, 2008, memorandum to the P/anning and
Environmenta/ Commission; and
3. That the amendment does promote the hea/th, safety, mora/s, and
general we/fare of the Town, and does promote the coordinated and
harmonious deve/opment of the Town in a manner that conserves and
enhances its natura/ environment and its established character as a
resort and residentia/ community of the highest quality, based upon
the review outlined in Section Vlll of the Staff's January 28, 2008,
memorandum to the P/anning and Environmenta/ Commission.
1:�_���S�:I►�i1�0��?
A. Vicinity Map
B. Reduced Architectural and Engineering Plans
C. Cornerstone report/analysis (by Rick Pylman, Pylman & Associates, Inc.)
D. Ordinance No. 31, Series 2007, SDD No. 4
��
Attachment A
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23
Revised Conditions for File No. PEC07-0055
Major Amendment to SDD No. 4, Cornerstone Project
1 /28/08
That the Deve/oper receives final review and approva/ of the proposed
deve/opment plan by the Town of Vail Design Review Board, prior to
making an application for the issuance of a building permit.
2. That the Deve/oper shall submit a complete set of civil engineered
drawings of the Approved Deve/opment P/ans, including but not limited
to the following required off-site improvements:
a. Design and Construct Westhaven Drive entrance improvements
including additiona/ turn /anes and adequate queuing areas,
landscaped and irrigated medians, (6) sidewalk connections from
the proposed skier porta/ to the Frontage Road on both sides of
Westhaven Drive, a bus turnaround and bus stop meeting Town of
Vail and ECO standards, up to 3 skier drop-off spaces,
landscaping and adequate snow storage areas as approved by
the Public Works Department.
b. Design and Construct a 10' concrete walk a/ong the South
Frontage Road from the western most point of the Cascade
Parking/Conference building to a point in front of the Liftside
Condominiums, approximately 680' in length (including
crosswalk). The walk shall be detached wherever feasib/e and
separated by a minimum of a 5' landscaped and /irrigated buffer.
Such drawings/plans shall be submitted to the Town of Vail Community
Deve/opment Department for review and shall receive approval prior to
the Deve/oper making application for the issuance of a building permit.
3. That the Deve/oper shall address and resolve, to the satisfaction of the
Town Engineer, all "General Conditions of Approval" identified in the
memorandum from the Town Engineer, and addressed to Scot Hunn,
dated January 25, 2008, on any civil engineered p/ans submitted in
conjunction with building permits.
4. That the Deve/oper pays in full, the employee housing mitigation fee of
$66. 675. 70 prior to the issuance of a building permit.
5. That the Deve/oper pays in full, the Traffic /mpact Fee of $117,000 (based
on the 18 net pm peak hour trips) prior to the issuance of a building
permit. All or a portion of the fee may be offset by specific capacity
improvements including the cost of the design and construction of the /eft
turn lane on Westhaven Drive.
6. That the Deve/oper prepares a Cornerstone Buildinp Art in Public P/aces
P/an, for input and comment by the Town of Vail Art in Public P/aces
Board, prior to the request for a temporary certificate of occupancy.
Subject to the above input and comment by the Art in Public P/aces
Board, the Applicant will work with Town Staff to determine the type and
location of the art to be provided. Said P/an shall include the funding for a
minimum of one (1) public art improvements to be deve/oped in
conjunction with the Cornerstone Building project.
That the Deve/oper provides the /egally executed and duly recorded Type
lll deed restriction with the Eag/e County C/erk & Recorder's Office for the
on-site employee housing unit, and that said unit shall be made availab/e
for occupancy, prior to the issuance of a temporary certificate of
occupancy for the Cornerstone Building project.
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Aftachment C
, ' �; ;�
; �.` �,�'
iz �� ��F - - -
AN AMENDMENT TO `TOWN OF VAIL SPECIAL DEVELOPMENT
DISTRICT #4, AREA A, CASCADE VII.LAGE
Owner/A�,�licant
L-O Wesihaven, Inc.
.Aschitect
Gwathmey Pratt Schultz Lindall Axchitects, P.C.
Civil En ineer
Alpine Engineering, Inc.
Landsca�e Architect
Dennis Anderson Associates, Inc.
.Land Plannin�
Pylman & Associates, Inc.
,
;
,' :• • •` ;.
e ��
AN AMENDMENT TO TOWN OF VAIL SPECIAL DEVELOPMENT
DISTRICT #4, AREA A, CASCADE VILLAGE
ti
. ;y' ,�. �:�,
1.0
1.1
Introduction
Purpose of Report
2.0 Casc�de Village S�D #4
2.1 Cascade Village History
2•2 Cornerstone Site History
3.0 Proposed Plan
3.1 Project Description
3.2 Development Statistics
3.3 ' Utilities
3.4 Parking Needs Assessment
3.5 Housing
3.6 Rental Opportunities
3•7 Oiher Site Issues
4.0
5.0
5.1
Special Development I)istr�ict lZeview Criteria
Key �eatures and �'indings
Key Features
Appendix
Vicinity Map
Cornerstone Building Matrix
1
1
1
1
2
4
4
5
7
7
8
8
9
m
15
15
_ _ _
1:0 INTRODUCTION
1.1 Pnrpose of Report
� .
The purpose of this repoxt is to provide information relative to an application for
an am:endment to .Asea A of Town of Vail Special Development District # 4,
Cascade Village. The application requests development plan approval for
development of the Cornerstone Condominiums site located within the Cascade
Village Special Development District.
Subxnittal requirements for a formal Amendment to an SDD are set forth in the
Town of Vail development regulations. This application complies with a11 of the
submittal requirernents as outlined in the Town of Vail SDD Application Form
packet.
2.0 CASCADE VII.,LAGE SDD #4
2.1 Cascade Village History
Cascade Village was approved by the Town of Vail as Special Development
District # 4 in 1976. The overall SDD consists of 97.955 acres and includes four
different components identified by areas.
Area A, known as Cascade Village, includes the Cascade Hotel and conference
facility, the Colorado Mountain College building, the Aria Athletic Club and Spa
and a parking garage to serve all the above listed uses. The Liftside and Millrace
residential complexes, two single family/primary secondary homes and the
Westhaven Condominiums site are also within Area A.
The Cornerstone parcel is located within Area A, on the south side of Westhaven
Drive iznmediately adjacent to the Cascade Hotel, the Cascade Village chairlift
and the Liftside Condominiums.
A�ea B consists of the 65 unit Coldstream Condorninium complex:
.Area C consists of the Glen Lyon neighborhood, which is approved for 104 units
in a single family/primary secondary lot configuration.
Area D is the Glen Lyon Office Building located along the South Frontage Road
on the east edge of the Cascade Village SDD.
Over the course of years following the 1976 approval of the Cascade Village SDD
many of the areas and individual sites have been developed. The Coldstream
1
Condominiums are completed, there is an office building located on Area D and
single family and primary/secondary homes have been built in the Glen Lyon
Subdivision. The Cascade Village area, Area A of the SDD, is almost completely
built out, with the Cornerstone site representing the last remaining undeveloped
parcel.
2.2 Cornerstone Site History
� The Cornerstone site is a tightly defined building envelope located south of
Westhaven Drive in between the Liftside Condominiurrxs and the Cascade Hote]
Terrace Wing and conference facility. The tatal site area is 0.6977 acres in size.
The site slopes down steeply from Westhaven Drive to the Cascade Hotel Terrace
Wing and chairlift level. Tl�e grade at the high point of the Westhaven Drive cul-
de-sac is 8074 feet and the lowest grade at the chairlift plaza is 8047 feet for an
overall grade change of 27 feet across the site. The Cascade Village chairlift is
immediately adjacent to the site. The current public access to the lift is via a
narrow wooden stairway that traverses the Cornerstone site and negotiates the
grade transition fzom street to chairlift. A public pedestrian easement allows for
this access across the site. A small skier facility building provides ticket office
and public restroom space. The chairlift plaza level of the Cascade Hotel Terrace
Wing includes a ski rental shop and a smal] amount of retail space to serve
chairlift patrons.
In 1992 the Vail Planning and Environrnental Commission (PEC) recommended �
development plan approval foz the Waterford (Liftside) and Cornerstone
buildings. The PEC approval was forwarded to Town Council and the Town
Council approved the development plan in early 1993.
Construction commenced on the WaterFord (Liftside) building in the spring of
1993 while the Cornerstone parcel has rernained undeveloped. At some point in
the constructian and marketing phase the Waterford building was re-named as the
Liftside Condominiums. The Liftside Condominiums building consists of
twenty-seven (27) wholly owned condominium units with approximately 47,000
square feet of GRFA and two (2) EHTJ's totaling 1100 square feet.
The development plan approval for the Cornerstone site included 64 Transient
Residential Units of 28,110 square feet of GRFA, three employee units totaling
1800 square feet of GRFA and 11,100 square feet of retaiUcommercial space for a
total building size of 41,010 square feet. The building also was to include 56 on
site parking spaces for the residential component and 37 public spaces for the
retail component.
A Transient Residential Unit (TR) was a crossover condominiurn/hotel product
specifically created for Cascade Village. The intention was to allow a hotel room
rype of product that could be condominiumized. A TR unit was essentially a
slightly enlarged hotel roorn that included a small kitchen faciliry. The definition
z
of a Transient Residential Unit limits the room size to a maximum of 645 square
feet and allows a kitchen area not to exceed 35 square feet. The kitchen area was
required to be designed in such a rnanner that the kitchen could be locked off in a
closet. The kitchen area was apparently only to be used by the unit owner. The
1992 plans for the approved Cornerstone building indicate a six-story building
with an additional below grade parking level. � While the plans indicated six
stories,of building from the plaza side (south elevation) the Westhaven Street side
(north elevation) appears as a four-story structure due to the grade change of the
site. The lowest level of the building was designed below the existing plaza level
and contained parking. The plaza level consisted of retail space and the next level
up included parking and three 600 square foot employee housing units. The
Westhaven street level consisted of additional parking and retail space with three
floors of units above. The Cornerstone building ridge in front of the Liftside
building was designed to an elevation of 71 feet above the plaza level.
In order to allow the different parking levels appropriate access and to provide a
physical separation of the public/xetail parking from the residential parking there
were two points of vehicular access�into the building. A skier passage and
staircase allowed pedestrian access fzom the street to the chairlift.
The real estate market never embraced the Transient Residential Unit concept or
the retail space and the Cornerstone site did not move into the construction phase
in conjunction with the Liftside Building.
3.0 ]PROI'OSED PLAN
3.1 Project description
The current Cornerstone proposal reflects the evolution of Cascade Village as a
hotel and short-tenm/second home residential neighborhood with a limited arnount
of support commercial uses. The demand for additional commercial space and
hotel sryie accommodations as anticipated by the original Cornerstone approval
has failed to gain market support. The current condition of the Cornerstone site,
particularly the skier access staircase and the skier services facilities, is not in
keeping with the level of quality that the Cascade comnnunity and guests have
come to expect. This proposal will fill in sidewalk links that are currently
incomplete, will provide for an improved skier courtyard, create an improved lift
ticket sales plaza, publ'zc bathroom areas and public spaces and significantly
improve skier access to the Cascade Village chairlift. The skier portal will
include a covered, heated staircase and a dedicated elevatoz to provide access
from the street level to the chairlift level.
The building proposal includes twenty-three (23) free market condominium units
and four (4) deed restricted Employee Housing Units. Other than the lift ticket
sales windows at the chairlift level plaza there is no commercial or retail
component to the building. All parking will be located in a two level enclosed
parking garage beneath the building. The residential portion of the building is
designed as two distinct building elements separated by the open skier access
corridor.
Vehicular access to the garage will enter the building at the western edge of the
property. Entering the building at this lower elevation along Westhaven Drive
allows access to two full levels of parking beneath the residential portion of the
building. An internal ramp at the west end of the garage circulates vehicles down
one level below the existing plaza/chairlift level. This lowest level of the building
will include parking and mechanical equipment. The next level up, the plaza
level of the building includes parking, owner ski locker areas, and the skier
services facilities dedicated to the chairlift operations. The skier services faciliry
includes a three-window ticket sales area, administrative office space for lift ticket
operations and public restrooms. A snowmelt equipped exterior staircase and a
dedicated elevator.will provide skier access to this level from Westhaven Drive.
The east wing of the building consists of eight residences on four levels above the
parking garage. Each of the first three levels includes two 1995 square foot units.
The fourth floor of residences includes two 3384 square foot units that include
loft space within the roof area. The roof ridge of this section of the building,
which lies in front of a portion of �the Liftside building, has been designed to an
elevation of just under 8119 feet, which is siightly below 71 feet above the plaza
C�
level grade. This proposed building height is slightly lower than the Cornerstone
design that was initially approved in 1993, at the same time the Liftside building
was approved for development.
The west wing of the building steps between four and five stories above the
pazking garage. The grouricl level includes the parking ramp, trash facilities , four
Employee Housing Units (EHU's) and one free market unit. The next three floors
each consist of four units of approximately 1995 square feet per unit. The fifth
floor includes 3,112 square feet of loft area for two of the fourth floor units. The
western portion of the building rem�.::ins at four levels above the garage. The
maximum height of the west wing of the building is 82 feet at the highest point.
This high point is measured from the plaza level to the ridge of the required fire
stair tower. The steep slope of the site and the south side location of the stair
tower combine to create this height situation. Approxirnately half of the roof
ridge of this portion of the building falls below '71 feet.
Vertical circulation from the parking levels to the residences above is provided by
three elevator/stair tower systems.
Building materials consist of stone and stucco with a metal roof system. The
design provides an upgraded yet complementary material palette to the existing
architecture of Cascade Village.
3.2 Development Statistics
The following information outlines the development statistics specific to the
Cornerstone Condominiums site as proposed and, as appropriate, compares those
to the developmenf statistics for Area A of the Cascade Village SDD as outlined
in Town of Vail Ordinance #11 of 1999. This ordinance has expired and the
development standards outlined in that ordinance do not specifically regulate the
Cornerstone Condominiums site.
Permitted Uses: Multi-Family dwellings
Area A of the Cascade Village SDD, as a mixed use commercial, lodging,
recreation and residential area includes a lengthy list of permitted uses. Multi-
Family dwellings are included within this list.
Conditional Uses: None
Other �han Fractional Fee ownership, none of the uses listed as Conditional Uses
in Area A are applicable to the Cornerstone Condominiurns site. Fractional Fee
ownership is not contemplated for the site.
Accessory Uses:
l. Home occupations, subject to issuance of a home occupation permit in
Accordance with the provisions of Title 12, Zoning Regulations,
Town of Vail Municipal Code.
2. Other uses customarily incidental and accessory to permitted or
conditional uses, and necessary for the operation thereof.
The above listed accessozy uses are comrnon to many of the ST�D's and standard
Town of Vail residential zone districts.
Density: Units
Twenty-three dwelling units and four Employee Housing LTnits (EHU's)
The original approval of the Cornerstone site included 64 Transient Residential
units. The SDD language includes a 2:1 conversion factor from TR's to dwelling
units. This would translate to 32 dwelling units �reviously approved for the
Cornerstone site.
Densitv — GRFA
The Gross Residential Floor Area shall not exceed 52,500, square feet.
The GRFA for the buildings has been calculated in accordance with Section 13B
of Ordinance 14, Series of 2004. The original GRFA approved for Area A of the
Cascade Village SDD appears to be 289,145 square feet and the existing build out
information states that the existing GRFA in Area A is currently 272,680 square
feet. This results in less GRFA available than the 1993 approval contemplated.
Cascade Village was originally approved for 35,698 square feet of commercial
space, including 11,100 square feet in the Cornerstone building. As Cascade
Village has developed and matured it has become apparent that this vision of
Cascade Village as a commercial hub will not be viable. Businesses within
Cascade Village have struggled to remain successful and some commercial spaces
have been converted into residential uses. There are currently plans to convert
additional portions of the CMC space and the theatre area to residential use.
�GRFA and commercial square footage area issues within Cascade Village will .
require some discussion with the Town of Vail. �
Setbacks
The building setbacks shall be as proposed on the development plan. The
Cornerstone property lines appear. to be designed as a development footpriint area.
�
The proposed building lies completely within this envelope. In general, the
setbacks are designed to meet building code clearance requirements.
Hei h�t-.
Maximum height of the building will be in accordance with the final architectural
plans.
Previaus developmcnt statistics for Area A of the Cascade Village SDD specified
a 71-foot znaximum height lirnit for the Cornerstone site.
The east section of the building maintains this same height design as the original
approval. �
The west portion of the building has been designed with a variable ridgeline that
generally falls below 71 feet in height. A portion of this section of the building
measures up to 82 feet in height.
Site Covera�e:
The site coverage of the building footprint equals 66% of the site.
Landscapin�:
The proposed plan currently proposes 34°Io percent of the site in landscaping and
paved pedestrian walkways. .
Parkin� and Loadin�: 56 fully enclosed parking spaces
One hundred percent of the required parking for the proposed development plan is
located within an enclosed parking garage.
3.3 Utilities
Water and sanitary sewer mains are located within Westhaven Drive. A sewer
line also runs along the lower level of the•Terrace wing of the Cascade Hotel.
Gas, electric, cable television and telephone services are all available at the site.
3.4 Parking Needs Assessment
Parking demand for this project has been calculated in accordance with Parking
Schedule B of Chapter 10, Off Street Parking and Loading, of the Town of Vail
Zoning Code:
7
Residential units between 500-2,000 sq
spaces per unit
Residential units greater than 2,000 sq.
spaces per unit
ft. of GRFA require 2 parking
ft. of GRFA require 2.5 parking
19 units at 500-2,000 sq. ft. GRFA = 3$ required parking spaces
4 units greater that 2,000 sq. ft. GRFA = 10 required parking spaces
4 2br. EHU's (less than 2000 sc�. ft.) = S rec�uired �arkin .�s�aces
Total 56 required parking spaces
Parkin� Summar�
56 spaces provided on site
56 spaces required per Town of Vail Zoning Code
Loadin� SummarX
1 loading berth shared with Cascade Conference Center
1 loading berth required per Town of Vail Zoning Code
3:5 I3onsing
The 1995 ordinance detailing the approved Cornerstone plans required three
Employee Housing Units to total 1800 square feet in area in the approved design
plans.
In this proposed plan the design includes 4 two-bedroom units of approximately
1000 square feet each. The applicant believes that this proposed unit design is
more in keeping with current Town of Vail housing goals than the sm.aller
dormitory style units that have been discussed in the past. The two bedroom unit
designs should be very attractive to long-term local residents and the location
provides an extremely rare opportunity to provide ski=in ski-out employee
housing.
The current Town of Vail housing code requires a 10% inclusionary requirement
based on the proposed GRFA. The proposed GRFA totals 52,021 square feet.
Ten percent of 52,021 equates to an EHU reguirement of 5,202 square feet. The
proposed on-site housing measures to 3,972 square feet. The remaining 1,230
square feet is proposed as a pay-in-lieu amount. At the 2007 Town of Vail pay-
in-lieu rate this will result in a payment of $2� 1,079.
3.6 Itental Opportunities
The Vail Cascade Resort & Spa has a total of 292 rooms. In 2006 the Vail
Cascade Resort & Spa averaged an annual occupancy rate of 61.9%. The hotel
:
only sold out (defined as 98°Io occupancy) 29 out of 365 nights in 2006. There is
no economically justifiable dEmand to build additional hotel rooms in Cascade
Village at this time.
Vail Cascade Condominiums, an operating division of Vail Cascade Resort &
Spa, provides property management services to all of the condominium
associations in the immediate neighborhood. Of the 160 condozninium units
under management Sn the Cascade Village neighborhood tYiere are 85 units
actively engaged in the short-term rental program. This equates to just over 50%
of the units in these managed properties. The short-term rental occupancy of
these units, exclusive of owner use, averaged 28% and provided 6,723 room
nights in 2006. The premium rental rate of these uruts combined with the 29°Io
occupancy rate provides a significant economic benefit to the community.
The condominiuzn guest amenity package is equal to the hotel guest package. The
amenity package includes access to the Aria Spa and Athletic Club, use of the
resort shuttle to Lionshead, Vail Village and the grocery stores, an on-call shuttle
service that connects the condominiums with the hotel, ski and boot storage at the
lift, daily housekeeping, room service and use of the hotel pool, hot tubs and
library.
The arnenities and economic return make the short-term rental pool an attractive
option for condominiunn owners. In ihe Liftside building immediately adjacent
to the Cornerstone site 10 of the 27 units are enrolled in the short-term rental pool.
The Cornerstone building will also be managed by the Vail Cascade �
Condominiums and Cornerstone owners will be encouraged to participate in the�
short-term rental program. With the prirne lift side location and immediate
proximity to the hotel these residences will be very attractive for short-term
rentaL �
3.7 Other site issues
The development of the Cornerstone site presents an opportunity to redesign and
remodel the current Westhaven Drive entry and skier drop off area. This area is
currently laid out in a confusing. split lane boulevard design with very little formal
landscaping. 1 here is poor organization to the bus stop and skier drop off area.
The applicant is interested in working with the town to create a new entry design
for this area.
�
4.0 SPECIAL DEVELOI'MENT DISTRICT REVIE'W CIZITE�tTA
Title 12, Chapter 9 of the Town�of Vail Municipal Code provides for the
establishment of Special Developnnent Districts in the Town of Vail. According
to Section 12-9A-1, the purpose of a Special Development District is,
"To encourage flexibility and creativity in tk�e development of land, in order to
promote its most appropriate use; to improve the design character and quality of
the new development within the Town; to facilitate the adequate and economical
provision of streets and utilities; to preserve the natural and scenic features of
open space areas; and to further the overall goals of the community as stated in
the Vail Comprehensive Plan. An approved development plan for a Special
Development District, in conjunction with the properties underlying zone district,
shall establish the requirements for guiding development and uses of property
included in the Special Develapment District."
The Municipal Code provides nine design criteria, which shall be used as the
principal Criteria in evaluating the merits of the proposed Special Development
District. It sha11 be the burden of the applicant to demonstrate that submittal
nnaterial and the proposed development plan comply with each of the following
standards, or dernonstrate that ane or more of tliem is not applicable, or that a
practical solution consistent with the public interest has been achieved. The
applicant has addressed each of the nine SDD review criteria below:
A. Design compatibility and sensitivity to the iznrnediate environment,
neighborhood and adjacent properties relative to architectural design,
scale, bulk, building height, buffer zones, identity, character, visual
integraty and orientatf on.
A�plicant res�onse:
The proposed building architectuze respects the previous height design for the
portion of the building that falls within the view plane of the Liftside building.
This will ensure that the view impacts to Liftside are consistent with �the
expectations created by the initial simultaneous approval of the Cornerstone and
Liftside buildings.
The open air skiier passage to the elevator/staircase allows for an open view to the
mountain from the Westhaven Drive entry into Cascade Village and provides a
dramatic and functional sk.ier access to the chairlift. The three and four story
building elements, as viewed from Westhaven Drive, are consistent with the
urban village design of Cascade Village. The lower level skier plaza will be
10
finished in a high qualiry manner with a heated snowmelt system and a formal
landscape planting and paver design.
The architectural design utilizes similar exterior materials and expresses a scale
that is compatible with the adjacent buildings. All required parking is located
within an enclosed heated garage. �
B. Uses, activity and density which provide a compatible, efficient and
workabie relationship with surrounding uses and activity.
A�glicant res�onse:
The proposed use of twenty-three residential dwelling units is compatible with the
surrounding uses. Area A of Cascade Village contains residential, lodging,
athletic club and spa, and restaurant uses. The adjacent Liftside building includes
twenty-seven wholly owned units. The 'residential and hotel uses are compatible
and the building design and density fits well with the compact village concept of
the area.
C. Compliance with parking and loading requirexnents as outlined in
Title 12, Chapter 10, of the Town of Vail Municipal Code.
A��licant res�onse:
The parking requirement for the project is 56 parking spaces. The proposed
development plan incorporates all 56 spaces within an enclosed heated garage.
As a strictly residential building the need for loading facilities is only on an
occasional basis. The adjacent Cascade Hotel conference center has a streetside
loading dock immediately adjacent to the building that will be shared by the
Cornerstone building as necessary. .
lD. Conformity with the applicable elements of the Vail Comprehensive
Plan, Town policies and Urban Design Plan.
A��licant response:
The goals contained in the Vail Land TJse Plan are to be used as the town
policy guidelines during the review process of establishing or amending Special
Development Districts. The following policies are relevant to the review of this
proposal:
1. General Growth/Develo�merit
11
l.l 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
perm.anent resident.
1.2 The quality of the environment including air, water, and
other natural resources should be protected as the Town
grows.
1.3 � The quality of development should be maintained and
upgraded whenever possible.
1.12 Vail should accommodate rnost of the additional growth in
existing developed areas (infill).
2.1 The community should emphasize its role as a destination
resort while accommodating day visitors.
2.2 The ska area owner, the business community and the Town
leaders should work together closely to make existing
facilities and the Town function more efficiently.
The proposed development plan is in compliance with these applicable elements
of The Vail Land Use Plan.
E. �denti�cation and mitigation of natural and/or geologic hazards that
affect the property on which the special development district is proposed.
A��licant res�onse:
Theze are no natural and/or geologic hazards, including the Gore Creek
floodplain, that affect the properry. �
F. Site plan, building design and location and open space provisions
designed to produce a functional development responsive and sensitive to
natural features, vegetation and overall aesthetic quality of the
cornmunity.
Ap�licant response:
The building design provides a fully functional residential site plan with good
street access, parlcing that is visually screened from view and a much irnproved
12
public chairlift access experience. The design complements the urban nature of
the site. There is very little open space associated with this site and there are no
sensitive riatural features or vegetation issues.
G. A circulation system designed for both vehicles and pedestrians
addressing on and off-site traffic circulation.
Applicant res�onse:
The proposed plan addresses vehicular and pedestrian circulation, parking and
loading in a positive rmanner. Vehicles will enter the parking garage at the lowest
point of the road frontage along Westhaven Drive. Two levels of parking with 56
spaces are available to the building. A11 parking is covered and visually screened
from public view. Loading will be accomrnodated at the, existing streetside
loading zone used by the adjacent conference facility. A sidewalk running the
length of the property along Westhaven Drive will connect the parking garage,
and other residential properties from the west directly to the heated skier access to
the chairlift. This access will accommodate stair and elevator circulation frorn
street level to the chairlift plaza. This sidewalk will also extend to the east and
connect Liftside and the public bus stop to the skier access. The entire south side
of the building, at the chairlift level, is designed as a landscaped and snowmelt
system equipped pedestrian plaza that links the hotel and conference center to the
chairlift and skier services facilities
I3. Functional and esthetic landscaping and open space in order to optimize
and preserve natural features, recreation, views and fnnctions.
A��licant res�onse:
Tliis site has been heavily disturbed by previous construetion of the roadway, the
surrounding buildings and the chairlift. There are no natural features of this site
that are important to preserve. There are however important recreation and
pedestrian functions of this site that are itnproved and enhanced by this proposed
building and the associated landscape and site improvement plan. The prop.osed
landscape plan is in full compliance with the intent of this specific review
standard.
I. Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the
special development district.
A�plicant res�onse:
13
The project will be constructed in a single phase. A construction management
and staging plan will be submitted for review prior to any request for a building
permit.
14
5.0 KEY FEATURES
5.1 Key Features
.
This proposed amendment to the Cascade Village Special Developznent
District features:
• The proposed Cornerstone building will eliminate the existing wooden
skier access staircase and replace this staircase with a heated skier plaza at
the sseet level that leads to a heated covered staircase and a dedicated
skier elevator. The skier plaza at the chairlift level is also paved and
heated.
• A much improved skier services faciliry including lift ticket sales
windows, administration space and public bathrooms. .
• A development plan that consists of uses and densities that fit well within
the confines of a small and constrained development site.
• An architectural design and scale that fits well.within the context of the
existing neighborhood.
° A redesign and expansion of the previous employee-housing requirement
in a manrier that allows for the creation of larger housing units that are in
line wifh cunent Town of Vail housing goals. These two bedroom units
are suitable for long-term ownership and occupancy and are a significant
upgrade from the previously contemplated dormitory style unit.
15
Attachment D
ORDINANCE NO. 31
SERIES OF 2007
AN ORDINANCE REPEALING AND RE-ENACTING ORDINANCE NO. 33, SERIES OF 2005,
CASCADE Vi�!_AGE, AMENDING AND RE-ESTABLISHING THE APPROVED
DEVELOPMENT PLAN FOR AREA A OF SDD NO. 4, IN ACCORDANCE WITH SECTION 12-
9A-10, VAIL TOWN CODE,TO ALLOW FOR THE CONSTRUCTION OF FORTEEN NEW
DWELLING UNITS; AND SETTING FORTH DETAILS IN REGARD THERETO.
WHEREAS, Section 12-9A-10 of the Zoning Regulations permits major amendments to
previously approved development plans for Special Development Districts; and
WHEREAS, Ordinance No. 11, Series of 2007, repealed and re-enacted Ordinance No.
33, Series of 2005, to amend and re-establish the approved development plan for Area A,
Cascade Village, SDD No. 4; and;
WHEREAS, Ordinance No. 33, Series of 2005, repealed and re-enacted Ordinance No.
12, Series of 2005, to amend and re-establish the Development Plan for Development Area A,
specifically the "CMC Building", to allow for the construction of the proposed Cascade
Residences, and;
WHEREAS, Ordinance No. 12, Series of 2005, repealed and re-enacted Ordinance No.
8, Series. of .1985, to amend and re-establish the approved development plan for Area A,
Cascade Village, SDD No. 4; and
WHEREAS, the purpose of this ordinance is to repeal and re-enact Ordinance No. 11,
Series of 2007, to amend and re-establish the Development Plan for Development Area A,
specifically the "CMC Building", to allow for the construction of the proposed Cascade
Residences; and
Ordinance No. 31, Series of 2007
_
WHEREAS, the proposed major amendment to the Special Development District is in
the best interest of the town as it meets the Town's development objectives as identified in the .
Vail Comprehensive Plan; and
WHEREAS, in accordance with the provisions outlined in the Zoning Regulations, the
Planning and Environmental Commission held a public hearing on the major amendment
application and has submitted its recommendation of approval to the Vail Town Council; and
WHEREAS, all notices as required by the Vail Town Code have been sent to the
appropriate parties; and
WHEREAS, the Vail Town Council considers it in the best interest of the public health,
safety, and welfare to amend and re-establish the Development Plan for Special Development
District No. 4, Gascade Village Development Area A.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL, COLORADO, THAT:
Section 1. Purpose of the Ordinance
Ordinance No. 11, Series of 2007, is hereby repealed and re-enacted by Ordinance No. 31,
Series of 2007.
Section 2. Amendment Procedures Fulfilled, Planning Commission Report.
The approval procedures described in Section 12-9A of the Vail Town Code have been fulfilled,
and the Town Council has received the recommendations of the Planning and Environmental
Commission for an amendment to the Development Plan for Special Development District No. 4,
Area A, Cascade Residences.
Ordinance No. 31, Series of 2007
�
Section 3. Special Development District No. 4.
Special Development District No. 4 and the development plans for all sites other than the
development plan for the Cascade Residences therefore, hereby remain approved for the
development of Special Development District No. 4 within the Town of Vail, unless they have
otherwise expired.
Section 4. Special Development District No. 4, Cascade Village shall read as follows:
Purpose
Special Development District No. 4.is established to ensure comprehensive development
and use of an area in a manner that will be harmonious with the general character of the
Town, provide adequate open space and recreational amenities, and promote the
objectives of the Vail Comprehensive Plan. Special Development District No. 4 is created
to ensure that the development density will be relatively low and suitable for the area and
the vicinity in which it is situated, the development is regarded as complementary to the
Town by the Town Council and the Planning and Environmental Commission, and
because there are significant aspects of the Special Development District which cannot be
satisfied through the imposition of standard zoning districts on the area.
Definitions
For the purposes of this chapter, the following definitions shall apply:
� A. "Special attraction" shall be defined as a museum, seminar or research center or
performing arts theater or cultural center.
3
Ordinance No. 31, Series of 2007
B. "Transient residential dwelling unit or restricted dwelling unit" shall be defined as a
dwelling unit located in a multi-family dwelling that is managed as a short term rental in
which all such units are operated under a single management providing the occupants
thereof customary hotel services and facilities. A short term rental shall be deemed to be
a rental for a period of time not to exceed 31 days. Each unit shall not exceed 645 square
feet of GRFA which shall include a kitchen having a maximum of 35 square feet. The
kitchen shall be designed so that it may be locked and separated from the rest of the unit
in a closet. A transient dwelling unit shall be accessible from common corridors, walks, or
balconies without passing through another accommodation unit, dwelling unit, or a
transient residential dwelling unit. Should such units be developed as condominiums, they
shall be restricted as set forth in Section 13-7 Condominiums and Condominium
Conversions, Subdivision Regulations. The unit shall not be used as a permanent
residence. Fractional fee ownership shall not be allowed to be applied to transient
dwelling units. For the purposes of determining allowable density per acre, transient
residential dwelling units shall be counted as one half of a dwelling unit. The transient
residential dwelling unit parking requirement shall be 0.4 space per unit plus 0.1 space per
each 100 square feet of GRFA with a maximum of 1.0 space per unit.
Established
A. Special Development District No. 4 is established for the development on a parcel
of land comprising 97.955 acres and Special Development District No. 4 and the 97.955
acres may be referred to as "SDD No. 4. ��
B. The district shall consist of four separate develapment areas, as identified in this
4
Ordinance No. 31, Series of2007
ordinance consisting of the following approximate sizes:
Area Known As
Development Area Acreage
Cascade Village
Coldstream Condominiums
Glen Lyon Primary/Seconda .ry and Single Family Lots
Glen Lyon Commercial Site
Tract K
Dedicated Open Space
Roads
TOTAL
Development Plan--Required--Approval Procedure
A
B
C
D
E
17.955
4.000
9.100
1.800
8.322
32.078
4.700
97.955
Each development area with the excepfion of Development Areas A and D shall be
subject to a single development plan. Development Area A shall be allowed to have two
development plans for the Cascade Club site as approved by the Town Council. The
Waterford and Cornerstone sites shall be allowed one development plan each.
Development Area D shall be allowed to develop per the approved phasing plans as
approved by the Town Council. A development plan for Development Area E shall be
established through the review and approval of a design review application and/or
conditional use permit application. The developer shall have the right to proceed with the
development plans or scenarios as defined in the development statistics section of this
ordinance. Amendments �to SDD No. 4 shall comply with Section 12-9A, Vail Town
Code.
Permitted Uses
A. Area A. Cascade Village
1. First floor commercial uses shall be limited to uses listed in Section 12-7B-
3, (Commercial Core 1), Vail Town Code, except for in the CMC building, where office and
educational uses shall be permitted on the first floor. The "first floor" or "street level" shall
� 5
Ordinance No. 31, Series of 2007
be defined as that floor of the building that is located at grade or street level;
� 2. All other floor levels besides first floor street level may include retail,
theater, restaurant, educational, and office except that no professional or business office .
shall be located on street level or first floor, with the exception noted above, unless it is
clearly accessory to a lodge or educational institution except for an office space having a
maximum square footage of 925 square feet located on the first floor on the northwest
corner of the Plaza Conference Center kiuilding;
3. Lodge;
4. Multi-family dwelling;
5. Single Family dwelling;
6. Primary/Secondary dwelling;
7. Transient residential dwelling unit;
8. Employee dwelling as defined in Section 12-13 of the Municipal Code;
9. Cascade Club addition of a lap pool or gymnasium.
B. Area B, Coldstream Condominiums �
1. Two-family dwelling; -
2. Mutti-family dwelling.
C. Area C, Glen Lyon Primary/Secondary and Single-Family �ots
1. Single family dwelling;
2. Two-family dwelling.
3. Type II Employee Housing Unit (EHU) per Chapter 12-13, of the Municipal
Code.
D. Area D. Glen Lyon Commercial Site
6
Ordinance No. 31, Series of 2007
1. Business and professional offices;
2. Employee dwelling as defined in Section 12-13 of the Municipal Code.
E. Area E, Tract K
1. Bicycle and pedestrian paths.
2. Interpretive nature walks.
3. Nature preserves.
4. Passive outdoor recreation areas and open spaces.
Conditional Uses
Conditional uses shall be reviewed per the procedures as outlined in Chapter 12-16 of the
Town of Vail Zoning Regulations.
A. Area A, Cascade Village
• 1. Cascade Club addition of a wellness center not to exceed 4,500 square
feet.
2. Special attraction;
3. Ski lifts;
4. Public Park and recreational facilities;
5. Major arcades with no frontage on any public way, street, walkway or mall
area.
6. Transportation Business. �
7. Temporary Use of the Tennis Facility for Conferences and Conventions
7
Ordinance No. 31, Series of 2007
_
B. Area B, Coldstream Condominiums �
1. Public Park and recreational facilities;
2. Ski lifts.
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
1. Public park and recreational facilities;
2. Ski lifts;
D. Area D, Glen Lyon Commercial Site
1. Micro-brewery as defined in Town of Vail Municipal code, Chapter 12-2.
E. Area E, Tract K
1.
2.
3.
4.
5.
6.
7.
Public parks.
Public utility and public service uses.
Access roads.
Ski lifts and tows.
Ski trails. �
Snowmaking facilities.
Other uses customarily incidental and accessory to permitted and
conditional uses and necessary for the operation thereof, with the
exception of buildings.
8
Ordinance No. 31, Series of 2007
�ccessory Uses
A. Area A. Cascade Village
1. Minor arcade.
2. Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of Title 12, Zoning Regulations, Vail Town Code.
3. Attached garages or carports, private greenhouses, swimming pools,
tennis. courts, patios, or other recreational facilities customarily incidental to
permitted residential uses.
4. Other uses customarily incidental and accessory to permitted or conditional
uses, and necessary for the operation thereof.
B. Area B, Coldstream Condominiums
1: Home occupations, subject to issuance of a hame occupation permit in
accordance with the provisions of Title 12, Zoning Regulations, Vail Town Code.
2. Attached garages or carports, private greenhouses, swimming pools,
tennis courts, patios, or other recreational facilities customarily incidental to
permitted residential uses.
Other uses customarily incidental and accessory to permitted or conditional uses,
and necessary for the operation thereof.
C. Area C, Glen Lyon Primary/Secondary and Single-Family �ots
1. Fiome occupations, subject to issuance of a home occupation permit in
accordance with the provisions of Title 12, Zoning Regulations, Vail Town Code.
2. Attached garages or carports, private greenhouses, swimming pools,
tennis courts, patios, or other r�creational facilities customarily incidental to
9
Ordinance No. 31, Series of 2007
m
permitted residential uses.
3. Other uses customarily incidental and accessory to permitted or conditional
uses,. and necessary for the operation thereof.
D. Area D, Glen Lyon Commercial Site
1. Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of Title 12, Zoning Regulations, Vail Town Code.
2. Attached garages or carports, private greenhouses, swimming pools,
tennis courts, patios, or other recreational facilities customarily incidental to
permitted residential uses.
3. Other uses customarily incidental and accessory to permitted or conditional
uses, and necessary for the operation thereof.
4. Minor arcade. .
Location of Business Activity
A. All offices, businesses, and shall be operated and conducted entirely within a
building, except for permitted unenclosed parking or loading areas, and the outdoor
display of goods.
B. The area to be used for outdoor display must be located directly in front of the
establishment displaying the goods and entirely upon the establishment's own property.
Sidewalks, building entrances and exits, driveways and streets shall not be obstructed by
outdoor display.
Density--Dwelling Units, shall be amended as follows:
10
Ordinance No. 31, Series of 2007
(deletions are shown in �+r:U° +"r^..^"/additions are shown in bold italics)
The number of dwelling units shall not exceed the following:
A. Area A, Cascade Village
In Area A, a minimum of three hundred fifty-two (352) accommodation or transient
dwelling units and a maximum of ^�^�+,,_o;ryh+ �aQ� one hundred one (?D�) dwelling units
for a total density of two hundred seventy (270) dwelling units.
B. Area B, Coldstream Condominiums
Sixty-five (65) dwelling units
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
One-hundred four (104) dwelling units.
D. Area D, Glen Lyon Commercial Site
Three dwelling units, two of which shall be employee dwelling units as defined
within Chapter 12-13, Vail Town Code.
Density--Floor Area
A. Area A, Cascade Village
The gross residential floor area (GRFA) for�all buildings shall not exceed 289,145
square feet.
B. Area B, Coldstream Condominiums
Sixty-five thousand square feet (65,000 sq. ft.) GRFA.
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
GRFA shall be calculated for each lot per Section 12-6D-8 (Density Control) for the
Primary/Secondary district of the Vail Town Code.
11
O[dinance No. 31, Series of 2007
D. Area D, Glen Lyon Commercial Site
The development plan for this area has expired. See Ordinance No. 8, Series of
1998 for previous requirements.
Commercial Square Footage
A. Area A, Cascade Village
Area A shall not exeeed 35,698 square feet of commercial area.
B. Area D, Glen Lyon Commercial Site
The development plan for this area has expired. See Ordinance No. 8, Series of
1998 for previous requirements.
Development Statistics for Area A. Cascade Village, and Area D, Glen �yon
Commercial Site
MILLRACE I
MIL�RACE II
MILLRACE IIII
MILLRACE IV
(COSGRIFF)*"'
CHART 1: Area A Completed Projects
Retail/ 5quare On-Site Cascade Structure
Aus DUs GRFA Commercial Foot Parking Parking
16 20,000 20 0.00
Ordinance No. 31, Series of 2007
14 17,534
i�{gl � y� �� �t +;�� `"t
t � ��r �� r� �
V �: 1 .c� �
� ��fit �� � '�tc.�`���
�5:,�,:+t�h.'�� ia�
3 6,450
6 I 10,450
12
25 0.00
�s 4;^rh s�_
����i �'�'�Iu� ���;�.
ta�'���g?�.��"�s� �4���
�f�Y�.''i.ie�i 1'� 3'�SR�kt�.�
7
��`�'��'��->�� �} � �
,�,���� 1.�;L;�P�f1 ��c#��
�.��x.r.-�:s+�:kY'r`,n r�`.?��i�e'
19 D.00
Retail/' Square On-Site Cascade Structure
Aus DUs GRFA Commercial Foot Parking Parking
i�i ..i..� c Fil Z�"� �3w�..��:+�7c-9�� � x�' #s�G°'� {� .T7� fi�tl i .I1 i� ri� � j I���} �Jl;t2{�n �.�F. � r# Yr; YYi%-'r �'a.j�+s �t i,��'�� p.�F7 ��r �a,{s-. �> MF��� 3Y��j-^.r iv"
4'ik�it�a:}!a�:+ V:G"[iG}c ..-�✓�.�c.yl l t4..�' tt�.�hAo-�t rft..fy`��a4j6:z�xi�� �:�t`:y5"�tFY'ti�.vli '�xf..,lxrt.i�nr.r rK�! 7 d'f. k' C-.}�+,.t��.�,t �'�{�ts���.+�:r(?�aJ„':'
35.]�+,3? �>� 7�.'".,p'� �, � .,,s{a D�, i.�e-���.s..Bt � � t. ,�.z�,�, ka. �z �.iy�.t� t�+� T�.,,j�'Y{ f`�Ij''t +���ai ��}j t f.}. v-;�. � t � �r F }.,,� Y ik� �. 7r�,r3' �aa�P:it:.
S,iti}J�A`Y,.,�.ti.ri.�!v'i1ii.l..i�iliLS�ii��.s.`�".vr.�. �C+l:?{!:�_l�.kC.�..}�..�'�.'�ff(a1�S.�r�i:7i�:.r_1j3..iiF,1.s.�..i-:._E.li.Y�)���`v�ti4rv��i��u%A..�...'.�i?h!u.nuF:.?t?.}.��a�.;7r.,}Itl,r..��tf144�s�leillSk�'.o�r:�.ks��.�."
WESTIN 148 55,457 �.00 115
Aifredo=s 104 Seats
Cafe 74 Seats
Little Shop 1,250
Pepi Sports 2,491
W& H Smith, Vaurnot 900
i�tid.�.���7.br„:,��i�+.;•� �.-r',Yr 't, ii� �.�'��1'.%-J�-� `f, `� �-. 6r�✓. ?I���.:�� l�j r; ': �����r fG���`1'�t`�i i:{�`"�'�'r'�sf��st� � ��a..ti��.,! t'^�?,SM,r� � � 9t�.i ;�dt�Z � 5f ?�i'..�''�' �{ �l s! !Ji ��iS� �,�:
:t�h�;3.:r�;`�F;k y!'11,F��'��fr i'�" ���.'it y fk. �v34�.1..!'���;ii^iyiii (���it'.'*F .{ 'L�..��3.�v ��ry��.'f.i f�.,�,.-i sfkM�lY"i'c�..�,`.. �'k �el �k �t5y�',i�(��'Sd9'' Skf.�Ei.4�j � �i�:r `7N. .t i;`�.
a'S t � i�. �S i�x � T 5j g�� t t^C v< �� x t r`t . t � � 71� -7 { � t a�c f`� x. Er� �s 3..�4 !� Iu�,4 �ii T•�,L.y. ,
���y i iyd sT�, ��v.rt,��.4 � 1{t ��ii � �" 5� ., � ey 7� �� '.c k ti� �w ,� 7 art v. � t,1'l�r� s�� a s E ,. �� �ir.. i�t�, �`�b;�f`� .�a p]' y 1 r i�r L� i 1"
�. 4:.�,. �w .>.. i � sr i L�. ;t:,. r�� i r. t. ��� �.�.,4 �..,5� 4�t i. r ��� t � r i ''
-+n. ..r�:. a..�4._;:, hio.r...-ar:.. .,l..� 3_:���.�ln. sz...+� .��F. �e.;.rsr��l.. ..�.,,.ba,::�sra.K �I.,-_..,.. k,.i�-[,w�,_-3uit'�t�i4'
CMC BUILDING
Cascade Wing 8 15,870 0.00 16
Ciancy=s , 1,600 0.00 13.3
Theater 4,220 28
College Ciassrooms 0.00 40
College Office 0.00 4
TheatedMeeting Room 2J 1,387 0.00 19.5
13
Ordinance No. 31, Series of 2007
14
Ordinance No. 31, Series of 2007
'*Piaza space has already been counted for a retaii parking requirement. 7he new parking requirement is based on the difference between the retail and
offce parking requirements.
***For the purposes of calculating GRFA for the Cosgriff parcei (Milirace I�, no credits shall be given except for 300 s.f. to be
allowed for each enclosed parking space.
CHART 2: AREA A
REQUIRED PARKING
Parking for Completed Projects per Chart 1 Parking Spaces
in 461.9
Cascade Parking Structure
Less 17.5% Mixed-Use Credit -80.8
Total Required Parking at Build-Out of Area
A in Cascade Structure 381.1
Existing Parking in Cascade Structure 421.0
Required Parking in Cascade Structure at �
Build-Out of Area A
With 17.5% mixed-use credit 381.1
15
Ordinance No. 31, Series of 2007
�
Development Plans �
Site specific development plans are approved for Area A and Area D. The development
pians for Area A are comprised of those plans submitted by Vail Ventures, Ltd. and
other developers. The development plans for Area D are comprised of those plans
submitted by the Glen Lyon Office Building, a Colorado Partnership. The following
documents camprise the development plan for the SDD as a whole, Waterford,
Cornerstone, Cascade Club Addition Scenario 1 and 2, Millrace IV, and Area D-Glen
Lyon Commercial Site and is not all inclusive:
1. Waterford, Sheet #L-2, dated 11-12-92, Landscape Plan, Dennis Anderson.
2. Waterford, Sheet #1.1, dated 11-13-92, Site/Grading Plan Gwathmey, Pratt,
Schultz.
3. Waterford, Sheet #2.1, dated 11-13-92, Plan Level 38/43' 3", Gwathmey, Pratt,
Schultz.
4. Waterford, Sheet #2.2, dated 11-13-92, Plan Level 48'-6"/53'-0", Gwathmey,
Pratt, Schultz.
5. Waterford, Sheet #2.3, dated 11-13-92 Plan Level 59'-0:/64'-3" by Gwathmey,
Pratt, Schultz.
6. Waterford, Sheet #2.4, dated 11-4-92, Plan Level 69'-6"/74'-9", Gwathmey,
Pratt; Schultz.
7. Waterford, Sheet #2.5, dated 11-13-92, Plan Level 80'-0"/85'-3" Gwathmey,
Pratt, Schultz.
8. Waterford, Sheet#2.6, dated 11-�3-92, Plan Level 90'-6" Gwathmey, Pratt,
Schultz.
9. WaterFord, Sheet #2.7, dated 11-13-92, Plan �evel 101'-0" Gwathm�y, Pratt,
Schultz. -
10. Waterford, Sheet #2.8, dated 11-13-92, Plan Level 111'-6" Gwathmey, Prafit,
Schultz.
11, Waterford, Sheet#2.9, dated 11-13-92, Plan Level 122'-0" Gwathmey, Pratt,
Schultz.
12. Waterford, Sheet #2.10, dated 12-14-92, Roof Plan All Levels Gwathmey, Pratt,
16
Ordinance No. 31, Series of 2007
13.
14.
15.
16.
17.
1�8.
19.
20.
21.
22.
23.
24,
25.
26.
27
Schultz.
Waterford, Sheet #3.1, dated 11-13-92, Elevations Gwathmey, Pratt, Schultz:
WaterFord, Sheet #3.2, dated 11-13-92, Elevations, Gwathmey, Pratt, Schultz.
Waterford, Sheet #4.1, dated 11-4-92, Sections Gwathmey, Pratt, Schuitz.
WaterFord, Sheet #4.2, clated 11-4-92, Sections, Gwathmey, Pratt, Schultz.
Waterford, Sheet #4.3, dated 11-4-92, Sections, Gwathmey, Pratt, Schultz.
Waterford, Sheet #9.1, dated 10-20-92, Unit Pians Gwathmey, Pratt, Schultz.
WaterFord, Sheet #9.2, dated 10-20-92, Unit Plans, Gwathmey, Pratt, Schultz.
WaterFord, Sheet #9.3, dated 10-20-92, Unit Plans Gwathmey, Pratt, Schultz.
Waterford, Sheet #9.4, dated 10-20-92, Unit Plans, Gwathmey, Pratt, Schultz.
Waterford, Sheet #9.5, dated 10-20-92, Unit Plans Gwathmey, Pratt, Schultz.
Cascade Club Addition Site Plan, Roma, 10/10/88.
Cascade Club Floor Plan, Roma, 10/10/88.
Millrace III, Sheet #1, dated 5/6/93, Site Plan, Steven James Riden.
Millrace III, Sheet #2, dated 4/13/93, Floor Plans for Single Family Residence,
Steven James Riden.
Millrace III, Sheet #3, dated 5/6/93, Elevations for Single Family Residence,
Steven James Riden.
28. Millrace III, Sheets #4 and #5, dated 3/20/93, Floor Plans for Duplex Building,
Steven James Riden.
29. Millrace 111, Sheets #6 and #7, dated 5/6/93, Elevations for Duplex Building,
Steven James Riden.
30. Millrace II1, Sheet L1, dated 5/6/93, Site/Landscape Plan, Steven James Riden.
31. Millrace IV, Scenario 1, a/k/a Cosgriff Parcel, Sifie Plan, Arnold Gwathmey Pratt,
32.
33.
34.
10/28/91.
Millrace IV, Scenario I, a/k/a Cosgriff Parcel, Elevations Arnold �wathmey Pratt,
10/22/91.
Millrace IV, Scenario I, a/k/a CosgrifF Parcel, Floor Plans Arnold Gwathmey Pratt;
10/23/91.
Millrace IV; Scenario 1, a/k/a Cosgriff Parcel, Landscape Plan, Dennis Anderson
17
Ordinance No. 31, Series of 2007
Associates.
35. Cosgriff Parcel, Survey, Alpine Engineering, Inc., 10/31/91 stamped.
36. Survey, a part of Cascade Village, Eagle Valley Engineering, Leland Lechner,
6/8/87.
37. Site Coverage Analysis, Eagle�Valley Engineering, 10/10/88.
38. Cascade Village Special Development District Amendment and Environmental
Impact Report: Peter Jamar Associates, Inc., revised 11/22/88.
39. Topographic Map, Inter-Mountain Engineering, �td, 12/1/94
40: Improvement Location Certificate, Eagle Valley Surveying, Inc., 3/2/92
41. The Approved Development Plan for Area A, Westhaven Condominiums,
containing the following Sheets:
Dwg. # itle uthor ate
-1.0 itle Sheet � orter Architects 03-15-OS
-1.1 icinity Map orter Architects 01-31-OS
-1.2 GRFA Summary orter Architects 03-15-OS
-1.3 Spring Equinox Sun Shading orter Architects 01-31-OS
-1.4 Summer Solstice Sun Shading Morter Architects O1-31-OS
-1.5 all Equinox Sun Shading orter Architects 01-31-OS
-1.6 Winter Solstice Sun Shading orter Architects 01-31-OS
-1.7 Site Plan orter Architects 03-15-OS
C001 Cover Sheet lpine Engineering 03-14-OS
C002 Grading Plan (West Haif} Alpine Engineering 03-14-OS
C003 Grading Plan (East Hal� lpine Engineering 03-14-OS
C004 Storm Drainage Plan lpine Engineering 03-14-OS
C005 Grading and Drainage Details lpine Engineering 03-14-OS
C006 tility Plan Ipine Engineering 03-14-OS
C007 tility Details - Ipine Engineering 03-14-OS
C008 Demolition Plan lpine Engineering 03-14-OS
L-1 Landscape Plan ennis Anderson Assoc. 03-15-OS
18
Ordinance No. 31, Series of 2007
6
L-2 andscape Plan — Cascade Club ennis Anderson Assoc. 03-15-OS
A2.0 Parking Level Plan orter Architects 03-15-OS �
A2.1 First Floor Plan � orter Architects 03-15-OS
2.2 Second Level Plan orter Architects 03-15-OS
23 Third Level Plan orter Architects 03-15-05
2.4 Fourth Level Plan orter Architects 03-15-OS
2.5 Roof Plan orter Architects 03-I S-OS
A3.1 Building A Elevations orter Architects 03-15-OS
A3.2 uilding B Elevations orter Architects 03-15-OS
4.0 uilding Sections orter Architects 02-14-OS
4.1 uilding Sect'rons Morter Architects 02-14-OS
4.2 Building Sections orter Architects 02-14-OS
42. Approved Development Plan for Area A, Cascade Residences, containing the following
sheets, shall be amended as follows:
(deletions are shown in �+Is���k�/additions are shown in bold italics)
._ � .
- -- � - � -
. • • •
. •
, � . •
.
� �
.
■ ��.
wg. # Title utlzor ate
-2.20 econct Floor Plan Arclzitects 01-28-07
-2.30 TlzirdFloorPlan Arc/zitects O1-28-07
-2.40 ourth Floor Plan Architects DI-28-07
-2.50 iftlz Floor Plan Arc/zitects 01-28-0�
19
Ordinance No. 31, Series of 2007
10 �East and Nortlz Building Elevations �RKD Architects �01-28-07
and Soutli Building Elevations (RICD Architects �01-28-07
* A maximum of 1000 sq. ft. of common area, in addition to the approved plans, may be
added to the Waterford project to allow for compliance with the Uniform Building Code,
Uniform Fire Code and Arnerican Disabilities Act. The staff shall review all such
additions to ensure that they are required by such codes.
Area C, Glen Lyon Primary/Secondary and Single Family Lots
1. Building Envelopes�for Lots 39-1 and 39-2 per sheet, L-1, prepared by Design
Workshop, Inc., dated 11-9-98.
Area D, Glen Lyon Commercial Site
The development plan for this area has expired. See Ordinance No. 8, Series of 1998 for
previous requirements.
Development Standards
The development standards set out herein are approved by the Town Council. These
standards shall be incorporated into the approved development plan pertinent to each
development area to protect the integrity of the deve,lopment of SDD No. 4. They are minimum
development standards and shall apply unless more restrictive standards are incorporated in
the approved development plan which is adopted by the Town Council.
Setbacks
A. Area A, Cascade Village
Required setbacks shall be as indicated in each development plan with a
minimum setback on the periphery of the property (Area A) of not less than twenty feet,
with the exception that the setback requirement adjacent to the existing Cascade
parking structure/athletic club building shall be two feet as approved on February 8,
1982, by the Planning and Environmental Commission, and with the exception that the
20
Ordinance No. 31, Series of 2007
setback requirement of a portion of the Westhaven Condominiums building, as indicated
on the approved development plans referenced in this ordinance, shall be 14 feet. All
.buildings shall maintain a 50 foot stream setback from Gore Creek. The Waterford
building shall maintain a minimum 20 foot .setback from the north edge of the
recreational path along Gore Creek.
B. Area B, Coldstream Condominiums
Required setbacks shall be as indicated on the development plan.
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
Required setbacks shall be governed by Section 12-6D-7 of the
PrimarylSecondary zone district of the Vail Town Code. For single-family Lots 39-1 and
39-2, development shall occur per the approved building envelopes and is subject to the
following:
All future development will be restricted to the area within the building envelopes.
The only development permitted outside the building envelopes shall be
landscaping, driveways (access bridge) and retaining walls associated with
driveway construction. At-grade patios (those within 5' of existing or finished
grade) will be permitted to projecfi beyond the building envelopes not more than
ten feet (10') nor more than one-half (2) fhe distance between the building
envelope and the property line, or may project not more than five feet (5') nor
more than one-fourth (3) the minimum required dimension between buildings.
D. Area D. Glen Lyon Cammercial Site
Required setbacks shall be as indicated.on the approved development plans.
Height
A. For the purposes of SDD No. 4 calculations of height, height shall mean the
distance measured vertically from the existing grade or finished grade (whichever is
more restrictive), at any given point to the top of a flat roof, or mansard roof, or to the
highest ridge line of a sloping roof unless otherwise specified in approved development
plan drawings.
B. Area A, Cascade Village
21
Ordinance No. 31, Series of 2007
�
1. The maximum height for the Westin Hotel, CMC Learning Center,
Terrace Wing, Plaza Conference Building and Cascade Parking
Structure/Athletic Club is 71 feet.
2. Cornerstone Building: Maximum height of 71 feet.
3. WaterFord Building: Maximum heiglit of feet as measured from finished
grade to any portion of the roof along the north elevation shall be 55' (South
Frontage Road), 56' along the west elevation Westhaven Drive, and 65 feet
along the south and east elevation as measured from finished grade.
4. Westhav,en Building: A maximum of 55 feet. .
5. Millrace 111: A maximum of 36 feet.
6. Millrace IV: A maximum of 36 feet. '
7. Cascade Club Addition: A maximum of 26 feet.
8. Cascade Entry Tower: A maximum of 36 feet.
9. The remainder of buildings in Area A shall have a maximum height of 48
feet.
C. Area B. Coldstream Condominiums
The maximum height shall be 48 feet.
D. Area C. Glen Lyon Primary/Secondary and Single-Family Lots
The maximum height shall be 33 feet for a sloping roof and 30 feet for a flat or
mansard roof.
E. Area D. Glen Lyon Commercial Site
51 % of the roof shall have a height between 32 and 40 feet. 49% of the roaf area
shall have a height under 32 feet. On the perimeter of the building for Area D, height is
measured from finished grade up to any point of the roof. On the interior area of any
building, height is measured from existing grade up to the highest point of the roof.
Development plan drawings shall constitute the height allowances for Area D.
0
22
Ordinance No. 31, Series of 2007
Site Coverage
Area A: Not more than 45% of the total site area may be covered by buildings
unless otherwise indicated on the site specific development plans.
Area B: No more than 35% of the total site area shall be covered by buildings,
provided, if any portion of the area is developed as an institutional or
educational center, 45% of the area may be covered unless otherwise
indicated on the site specific development plans.
Area C: No more than 25% of the total site area shall be covered by buildings,
unless the more restrictive standards of Chapter 12-21 of the Vail
Municipal Code apply.
Area D: No more than 37% of the total site area shall be covered by buildings and
the parking structure.
Landscaping
At least the following percentages of the total development area shall be landscaped as
provided in the development plan. This shall include retention of natural landscape, if
appropriate. Areas A and B, fifty percent (50%), and in Areas C and D, sixty percent
(60%), of the area shall be landscaped unless otherwise indicafed on the site specific
development plans.
Parking and Loading
A. Area A, Cascade Village
1. Off-street parking shall be provided in accordance with Chapter 12-10,
Vail Town Code, except that 75% of the required parkin�g in Area A shall be
located within a parking structure or buildings with the exception of Millrace IV,
Scenario I, where 66.6% and the Westhaven Condominiums; where 71 % of
required parking shall be enclosed in a building.
2. There shall be a total of 421 spaces in the main Cascade Club parking
structure. A 17.5 percent mixed-use credit per the Town of Vail parking code,
has been applied to the total number of required parking spaces in the Cascade
23
Ordinance No. 31, Series of2007
n
structure.
3. There shall be a total of 58 on-site parking spaces on the Waterford
building site with� a minimum of 75% of the required space located below grade.
No mixed use credit shall be applied to this site.
4. There shall be a minimum of 93 enclosed parking spaces .located within
the Cornerstone building with 37 of the required spaces available to the public for
short-term parking. No mixed use credit has been applied to this lot.
5. The third floor of the Cascade parking structure shall not be used to meet
any parking requirements for accommodation units, transient residential dwelling
units, employee dwelling units or dwelling units.
6. Phasing: All required parking for Cornerstone and Waterford shall be
located on their respective sites. All required parking for the Cascade Club
Wellness Center Addition Scenario 1 shall be provided in the Cascade parking
structure.
7. Seventy-five percent of the required parking shall be located within the
main building or buildings and hidden from public view from adjoining properties
within a landscaped berm for Millrace III.
8. All loading and delivery shall be located within buildings or as approved in
the development plan.
B. Area B. Coldstream Condominiums
Fifty percent of the required parking shall be located within the main building or
buildings and hidden from public view from adjoining properties within a
landscaped berm.
C. Area C, Glen �yon Primary/Secondary and Single-Family Lots
Off-street parking shall be provided in accordance with Chapter 12-10 of the
, Municipal Code.
24
Ordinance No. 31, Series of 2007
D. Area D, Glen Lyon Commercial Site
1. Once the parking structure is constructed, the parking and access to
Area D shall be managed per the TDA Parking Report, Parking Management
Section, pages 6 and, 7, August 10, 1988, and TDA Report, Vail Brewery Parking
Analysis Update, dated January 16, 1990, both written by Mr. David �eahy.
2. No loading or delivery of goods shall be allowed on the public right-of-way
along the South Frontage Road adjacent to the Area D development.
3. The owner of the property and brewery management shall prohibit
semi-truck and trailer truck traffic .to the Glen Lyon Commercial site. The only
truck loading that shall be allowed to the site shall be vans having a maximum
length of 22 feet.
Recreation Amenities Tax Assessed
The recreational amenities tax due for the development within SDD No. 4 under Chapter
3.20 shall be assessed at a rate not to exceed fifty cents per square foot of GRFA in
Development Area B; and at a rate not to exceed fifteen cents per scjuare foot of GRFA
in Development Area C; and at a rate not to exceed seventy-five cents per square foot
of floor area in Development Area D; and shall be paid in conjunction with each
construction phase prior to the issuance of building permits.
Canservation and Pollution Controls
A. The developer's drainage plan shall include a provision for prevention of pollution
from surface runoff.
B. The develaper shall include in the building construction, energy and water
conservation controls as general technology exists at the time of construction.
C. The number of fireplaces permitted shall be as set forth in the Town of Vail
Municipal as amended.
D. If fireplaces are provided within the development, they must be heat efficient
through the use of glass enclosures and heat circulating devices as technology exists at
the time of development.
25
Ordinance No. 31, Series of 2007
E. All water features within Development Area A shall have overflow storm drains
per the recommendation of the Environmental Impact Report by Jamar Associates on
Page 34.
F. All parking structures shall have pollution control devices to prevent oil and dirt
from draining into Gore Creek.
G. In Area D, a manhole on the brewery service line shall be provided so that the
Upper Eagle Valley Consolidated Sanitation District may monitor BOD strength.
H, In Area D, the brewery management shall not operate the brewery process
during temperature inversions. It shall be the brewery owner's responsibility to monitor
inversions.
I. All trash compactors and trash storage areas shall be completely enclosed within
Special Development District 4.
J. Protective measures shall be used during construction to prevent soil erosion
into Gore Creek, particularly when construction occurs in Areas A and D.
K. The two employee dwelling units in Area D shall only be allowed to have gas
fireplaces that meet the Town of Vail ordinances governing fireplaces.
Additional Amenities and Approval Agreements for Special Development
District No. 4.
A. The developer shall provide or work with the Town to provide adequate private
transportation services to the owners and guests so as to transport them from
the development to the Village Core area and Lionshead area as outlined in the
approved development plan.
B. Area A, Cascacle Village
1. The developer of the Westhaven Condominiums building shall construct
a sidewalk that begins at the entrance to the Cascade Club along Westhaven
Drive and extends to the west in front of the Westhaven building to connect with
the recreational path to Donovan Park, as indicated on the approved
development plans referenced in this ordinance. The walk shall be constructed
26
Ordinance No. 31, Series of 2007
when a building permit is requested for the Westhaven Condominiums. The
sidewalk shall be part of the building permit plans. The sidewalk shall be
constructed subsequent to the issuance of a building permit and prior to the
issuance of a temporary certificate of occupancy for the Westhaven
Condominiums.
2. The developer shall provide 100-year floodplain informafion for the area
adjacent to the Waterford and Cornerstone buildings to the Town of Vail
Community Development Department before building permits are released for
either project.
3. Cornerstone
The development plan for this area has expired. See Ordinance No. 8, Series of
1998 for previous requirements.
C. Area D, Glen Lyon Commercial Site. i
The development plan for this area has expired. See Ordinance No. 8, Series of
1998 for previous requirements.
Employee Housing
The development of SDD No. 4 will have impacts on available employee housing within
the Upper Eagle Valley area. In order to help meet this additional employee housing
need, the developer(s) of Areas A and D shall provide employee housing. In Area D,
the above referenced employee housing requirement shall be provided on site. For the
Westhaven Condominiums site, the emplayee housing requirement shall be met as set
forth in Condition 3 herein. The developer(s) of Area A shall build a minimum of 3
employee dwelling units within the Cornerstone Building and 2 within the Liftside
(Waterford Building). Each employee unit in the Cornerstone Building shall have a
minimum square footage of 600 square feet. There shall be a total of 2 employee
dwelling units in the Waterford Building. One shall be a minimum of 300 square feet
and the other a minimum of 800 square feet. The developer of the Westhaven
Condominuims building shall provide 4,400 square feet of employee housing pursuant
27
Ordinance No. 31, Series of 2007
to the terms �of an agreement reached with the Town of Vail as described in Condition 3.
The developer of Area D shall build 2 employee dwelling units in the Area D east
building per the approved plan for the East Building. In Area D one employee dwelling
unit shall have a minimum GRFA of 795 square feet and the second employee dwelling
unit shall have a minimum GRFA of 900 square feet. The GRFA and number of
employee units shall not be counted toward allowable density or GRFA for SDD No. 4.
All Employee Housing Units shall be deed restricted per Chapter 12.13, as amended, of
the Vail Town Code prior to issuance of building permits for the respective project.
In Area C, Lots 39-1 and 39-2, shall be required to provide a Type II, Employee Housing
Unit (EHU) per Chapter 12-13 of the Zoning Regulations of at least 500 sq. ft. each, on
each loi. These lots shall not be entitled to the 500 sq. ft. of additional GRFA. The 500
sq. ft. shall be included in the allowable GRFA on these lots. Each lot shall also be
entitled to 300 sq. ft. of garage area credit for the employee housing unit, in addition to
the 600 sq. ft. garage area credit allowed per residence. The driveway width of 12 is
allowed to remain (no increase in driveway width is required) for all allowed/required
dwelling units and employee housing units on these lots.
Time Requirements
SDD No. 4 shall be governed by the procedures outlined in Section 12-9A of the Town
of Vail Municipal Code, unless such time requirement is amended herein.
Section 4. If any part, section, subsection, sentence, clause or phrase of this
ordinance is for any reason held to be invalid, such decision shall not effect the validity of the
remaining portions of this ordinance; and the Town Council hereby declares it would have
passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof,
regardless of the fact that any one or more parts, sections, subsections, sentences, clauses or
phrases be declared invalid. .
28
Ordinance No. 31, Series of 2007
Section 5. The Town Council hereby finds, determines and declares that this
ordinance is necessary and proper for the health, safety and welfare of the Town of Vail and the
inhabitants thereof.
Section 6. The amendment of any provision of the Town Code as provided in this
ordinance shall not affect any right which has accrued, any duty imposed, any violation that
occurred prior to the effective date hereof, any prosecution commenced, nor any other action or
proceeding as commenced under or by virtue of the provision amended. The amendment of
any provision hereby shall not revive any provision or any ordinance previously repealed or
superseded unless expressly stated herein.
Section 7. All bylaws, orders, resolutions and ordinances, or parts 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.
-�� � - .� � . . .� ....� � � r ••� - �
PUBLISHED ONCE IN FULL ON FIRST READING this 16th day of October, 2007, and a public
hearing for second reading of this Ordinance set for the 6th day of November, 2007, at 6:00
P.M. in the Council Charnbers of the Vail Municipal Building, Vail, Colorado.
Rodney E. Slifer, Mayor
ATTEST:
Lorelei Donaldson, Town Clerk
29
Ordinance No. 31, Series of 2007
INTRODUCED, READ, ADOPTED AND ENACTED ON SECOND READING
AND ORDERED PUBLISHED IN FULL this 6t" day of November, 2007.
Rodney E. Slifer, Mayor
ATTEST:
L.orelei Donaldson, Town Clerk
30
Ordinance No. 31, Series of 2007
�'
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coMMUwttocvc�oPracNr
PLANNING AND ENVIRONMENTAL COMMISSION
January 14, 2008
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
Matt Mire, Town Attorney - Commission Training, Lunch will be provided
MEMBERS PRESENT
Anne Gunion
Michael Kurz
Rollie Kjesbo
Bill Pierce
Susie Tjossem
David Viele
MEMBERS ABSENT
Scott Proper
Site Visits:
1. Rucksack and Scott Building- 288 Bridge Street
2. Canon and Vickers - 3140 A and B Booth Falls Court
Driver: Scot
12:OOpm
1:OOpm
1. Swearing in of new Commission Member Susie Tjossem by Lorelei Donaldson, Town Clerk
2. Selection of Chairperson and Vice Chairperson
ACTION: Chairperson — Bill Pierce
MOTION: Kurz SECOND: Kjesbo
ACTION: Vice-Chairperson — Rollie Kjesbo
MOTION: Viele SECOND: Gunion
VOTE: 6-0-0
VOTE: 6-0-0
10 minutes
3. A request for 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 retaining walls in excess of
six (6) feet in height, and a request for final review of a conditional use permit pursuant to
Chapter 16, Conditional Use Permits, Vail Town Code, located at Tract K, Glen Lyon Subdivision
and Unplatted Parcels, a more complete metes and bounds description is available at the
Community Development Department and setting forth details in regard thereto. (PEC070080)
Applicant: Vail Resorts Development, represented by Mauriello Planning Group LLC
Planner: Bill Gibson
ACTION (CONDITIONAL USE PERMIT): Approved with conditions
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
CONDITIONS:
1. This variance request approval shall be contingent upon the applicant obtaining Town
of Vail approval of the associated design review application.
2. The applicant shall properly maintain the limits of disturbance fencing and erosion
control methods throughout the construction of this proposal. Any modification to
the location or configuration of the limits of disturbance area shall require review and
approval by the Planning and Environmental Commission and the Design Review
Board.
3. Prior to the issuance of grading permits, the applicant shall:
Page 1
a. execute an easement agreement (or such other agreement deemed appropriate by
the Town Attorney) with the Town of Vail for the use of Town property; and,
b. shall prepare a construction staging plan for review and approval by the Town of
Vail; and,
c. shall survey and then install all limits of disturbance fencing and all erosion
control methods for review and approval by the Town of Vail.
ACTION (VARIANCE): Approved with conditions
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
CONDITIONS:
1. This variance request approval shall be contingent upon the applicant obtaining Town
of Vail approval of the associated design review application.
2. The applicant shall properly maintain the limits of disturbance fencing and erosion
control methods throughout the construction of this proposal. Any modification to
the location or configuration of the limits of disturbance area shall require review and
approval by the Planning and Environmental Commission and the Design Review
Board.
3. Prior to the issuance of grading permits, the applicant shall:
a. execute an easement agreement (or such other agreement deemed appropriate by
the Town Attorney) with the Town of Vail for the use of Town property; and,
b. shall prepare a construction staging plan for review and approval by the Town of
Vail; and,
c. shall survey and then install all limits of disturbance fencing and all erosion
control methods for review and approval by the Town of Vail.
Bill Gibson presented an overview of the proposal and the Staff inemorandum. He also entered
a photo simulation of the proposal, submitted by the applicant, into the record.
There was no public comment.
Commissioner Pierce asked when the Ever Vail project will occur so that snowcats will not need
to cross the South Frontage Road.
The applicant's representative Allison Kent, Mauriello Planning Group, noted that the Applicant is
currently working through the CDOT review process to re-align the road so snowcat crossings
will not be necessary.
There was no additional Commission comment.
10 minutes
4. A request for a final review of variances from Section 12-7H-10, Setbacks, and Section 12-7H-
14, Site Coverage, Vail Town Code, pursuant to Chapter 12-17, Variances, to allow for a stair
and an underground parking garage vehicle ramp within the setbacks, and deviations from the
maximum site coverage requirements, located at 610 West Lionshead Circle/Lot 1, Block 1, Vail
Lionshead Filing 3, and setting forth details in regard there to. (PEC070077)
Applicant: Landmark Condominium Association, represented by Fritzlen Pierce Architects
Planner: Bill Gibson
ACTION: Approved with conditions
MOTION: Viele SECOND: Gunion VOTE: 5-0-1 (Pierce recused)
CONDITIONS:
Page 2
This approval is contingent upon the applicant obtaining Town of Vail approval of the
associated design review applications.
2. The applicant shall not construct any foundation elements including, but not limited to,
footers, foundation drains, etc. within the West Lionshead Circle Right-of-Way.
3. Prior to the issuance of a building permit, the applicant must obtain final Town of Vail
Public Works Department approval of a Traffic Engineered access control system for
the access ramp.
4. Prior to construction of any shoring within the West Lionshead Circle Right-of-Way,
the applicant must obtain approval of a license agreement (or any other such
document deemed appropriate by the Town Attorney) from the Town of Vail.
5. As required by the March 26, 2007, variance and major exterior alteration approvals,
the applicant shall pay a transportation impact fee of $6,500 per increased vehicle trip
in the peak hour prior to requesting a Temporary Certificate of Occupancy for this
proposal. Seven (7) trips will be generated by this proposal for a total assessed fee of
$45,500.00.
6. Prior to requesting a Temporary Certificate of Occupancy for this proposal, the
applicant must install, and make fully operational, the ramp's traffic control system.
Commissioner Pierce recused himself as his firm is the architect on the project.
Commissioner Kjesbo introduced the item as Vice Chair.
Bill Gibson presented an overview of the proposal and the Staff inemorandum.
There was no public comment.
There was no additional comment by the Applicant.
Commissioner Kjesbo noted that the proposal complied with the review criteria.
There was no additional Commission comment.
20 minutes
5. A request for a final review of variance from Section 12-6C-9, Site Coverage, Vail Town Code,
pursuant to Chapter 12-17, Variances, to allow for additional site coverage to facilitate
construction of a detached garage structure, located at 3140 A and B Booth Falls Court/Lot 5,
Block 2, Vail Village Filing 12, and setting forth details in regard thereto. (PEC070078)
Applicant: John Canon and Becky & Ken Vickers, represented by John Perkins, AIA
Planner: Nicole Peterson
ACTION: Approved, with conditions
MOTION: Kjesbo SECOND: Kurz VOTE: 5-1-0 (Viele opposed)
CONDITIONS:
1. This approval shall be contingent upon the applicants obtaining Town of Vail approval
of a design review application for the detached garage.
2. Any outdoor parking shall be outside of Vail Town Right-of-Way and in compliance
with Vail Town Code.
Page 3
3. The applicants shall submit, as part of the design review application, a landscape plan
including proposed screening of the outdoor parking spaces.
4. The applicants shall move any existing outdoor storage of trash, equipment or
inoperable vehicles into the enclosed garage as soon as a Certificate of Occupancy is
obtained.
5. The applicant shall sign an affidavit, approved by the Town Attorney and recorded
with the Eagle County Clerk and Recorder, stating that no rental of the existing or
proposed floor area shall take place, before a Certificate of Occupancy is obtained.
Nicole Peterson presented an overview of the proposal and the Staff memorandum.
The applicants had no comment.
Alan Scott, 3150 Booth Falls Court, stated that he generally supported the construction of a
garage. He stated his concern that the garage will be used for parking cars and not only be used
for storage. He also voiced a concerned about there being adequate snow storage.
Dominique Mauriello of the Mauriello Planning Group, LLC, representing the Vail Mountain
School, noted concern about landscape improvements and a sewer line that were constructed
on the school's property.
Commissioners Viele and Pierce noted that this was a private matter outside this discussion.
Commissioner Pierce entered a letter from the Scott's, Guerry's, and Lamb's into the record.
Commissioner Gunion asked if the applicant is allowed to build within the utility easements.
Nicole Peterson clarified that utility company approval is required in conjunction with the DRB
application associated with this request.
Commissioner Viele asked Staff to clarify the analysis of the review criteria and why we believed
this was not a grant of special privledge.
Nicole Peterson clarified.
Commissioner Viele noted that the issue of the improvements on the school districts property
and parking on the street can be resolved with private agreements, existing covenants, and
existing Town Codes.
Commissioner Pierce noted that the existing house is not accessible to vehicular parking and
that the applicant is requesting a variance to accommodate the garage. He also noted the
Design Review Board's approval of a separation request for this proposal.
Commissioner Viele voted against the proposal since he believes it is a grant of special privilege.
30 minutes
6. A request for a final review of an exterior alteration, pursuant to Section 12-7B-7, Exterior
Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the Rucksack
Condominium Building and the Scott Building, located at 288 Bridge Street/part of Lot C and Lot
D, Block 5A, Vail Village Filing 1. (PEC070076)
Applicant: Jeffery B. Selby, represented by Jay Peterson
Planner: Scot Hunn
Page 4
ACTION: Approved with conditions
MOTION: Viele SECOND: Tjossem VOTE: 5-0-1 (Pierce recused)
CONDITIONS:
1. The Developer shall be required to provide a building code and fire code analysis with
any submittal for building permit,
2. The Developer shall address any and all issues and provide all necessary details
related to trash storage and access located on the east side of the Bridge Street
Building (a.k.a. The Rucksack Condominiums Building and Scott Building), in
conjunction with any Design Review application.
3. The Developer shall resolve all issues regarding drainage from the existing and
proposed building(s) on to adjacent properties; the provision of gutters, downspouts
and other drainage methods tied into existing Town of Vail storm sewer improvements
may be required as revisions to building permit set of drawings with any building
permit application.
4. The Developer shall submit final details in conjunction with any Design Review
application for final review, depicting any and all necessary hardscape, grading and
drainage improvements at the rear (east) side of the combined properties, for the
specific purpose of providing adequate and code compliant egress from the Rucksack
Condominiums Building to a public way.
5. The Developer shall ensure that all new materials, sizes, textures, detailing and colors
blend or compliment those materials not being replaced and that any portions of the
building that need repair and/or replacement are included in the scope of this project
in conjunction with any Design Review application.
6. The Developer shall submit a Design Review application for any and all new exterior
signage for the property; a sign program pursuant to Section 11-8-2, Vail Town Code
will be required.
7. The Developer shall be required to submit a detailed and final lighting plan, showing
all existing light fixtures to be removed, as well as all new fixture locations, fixture
types and lumens/output; such plan should be accompanied by cut sheets for each
proposed fixture in conjunction with any Design Review application.
8. That the Developer pays in full, the employee housing mitigation fee, as established
by the Town of Vail Staff and in accordance with Title 12, Chapter 23, Commercial
Linkage, and Chapter 24, Inclusionary Zoning, Vail Town Code, prior to the issuance of
the building permit for The Bridge Street Building project.
9. That the Developer pays in full, the traffic impact fee, as established by the Town of
Vail Staff based on the net increase in trip generation, prior to the issuance of the
building permit for The Bridge Street Building project.
10. The Developer shall, within 24 hours following any action by the Planning and
Environmental Commission to approve File No. PEC070076, present to the Town of
Vail Community Development Department a plan to mitigate and otherwise rectify the
existing conditions of the Rucksack commercial space. Such plan shall be
implemented within forty-eight (48) hours of any such final approval by the Planning
and Environmental Commission and shall specify the means of providing screening or
Page 5
other window covering, treatment or concealment on all windows with visibility from,
and/or frontage on Bridge Street for the purpose of concealing any and all unsightly
construction activity occurring within the commercial space located at 288 Bridge
Street.
Commissioner Pierce recused himself as his firm is the architect on the project.
Scot Hunn gave a presentation per the staff inemorandum. He highlighted the changes made
since the last review of the project. The primary change was the incorporation of the Scott
Building and a new dwelling unit. He noted that any motion requiring an employee housing fee
and traffic impact fee reference the applicable sections of the Town Code, rather than a specific
dollar amount.
Jay Peterson, applicant's representative, agreed with Staff's recommendation to modify the
conditions. Jay Peterson also noted that the applicant has begun screening the store windows.
Ron Carlson, representing 286 Bridge Street, noted their concerns about the roof being raised by
four feet. He believes this will block light and air to his client's windows. He also believes this
will negatively impact his client's views. He noted concerns about how the sun/shade analysis
affected his client's property.
Commissioner Kjesbo clarified that the overall roof height changes, but it is within the allowable
height. Scot Hunn confirmed.
Commissioner Viele questioned if there are any adopted view corridors. Scot Hunn referred to
the attachments within the Staff inemorandum.
Mr. Carlson proposed additional study be done to determine if the proposed addition is located
within the view corridor.
Kaye Ferry, Vail Chamber, referenced condition number 9 and noted that the Chamber has
previously asked the owner to allow displays to be placed in the storefront windows. She
recommended something be placed in those store windows to make the building and the Town
appear attractive. She does not believe the present solution is acceptable, and the applicant
should be required to do something decorative with the windows.
Ross Davis, representing the Mill Creek Court Association, noted that their concerns were
addressed by the acquisition of the Scott Building. They have concerns about any future use of
the building for a bar or restaurant. He also noted concern about the proposed trash removal.
Jim Lamont, Vail Village Home Owners Association, questioned the review process for trash
removal. His clients were comfortable with the idea of trash removal from the rear of the
building, but greater detail is required. He also asked for clarification about circulation at the rear
of the building.
Jay Peterson, representing the applicant, noted that there is no adopted view corridor affecting
the neighbor and the proposal does not block all light and air to the neighbor's windows. He
noted that the neighboring A&D Building defines the view corridor, not the subject building. He
noted that the A&D encroaches upon the Scott Building site. He further noted that Kaye Ferry's
group made no financial offer to the applicants for use of their property. The applicant has
concerns about insurance, liability, and construction activities and chose not to allow displays
within the windows.
Page 6
James Olhson, architect with Fritzlen Pierce Architects, provided details about the trash
enclosure details at the rear of the building.
Commissioner Kjesbo affirmed that the proposal will be reviewed by the Design Review Board.
Jay Peterson clarified that Joe's Deli will continue to use its current enclosure and the new retail
and residential will use the rear trash enclosure.
Commissioner Kurz noted concerns about the employee housing calculations. He noted that the
trash enclosure will be subject to design review. He also note concerns about the present
appearance of the building.
Commissioner Gunion had no additional comment.
Commissioner Tjossem clarified that the neighboring A&D Building blocks the proposed
Rucksack Building's impact to the adopted view corridor.
Commissioner Viele noted that his question regarding the view corridor has been satisfied by
Staff responding that the neighboring building blocks any affects of this proposal on the adopted
corridor. The trash enclosure will be addressed by DRB. While he encourages the applicant to
improve the appearance of the present building, but does not agree with requiring the applicant
to provide displays for other businesses. He noted that the view may be blocked from the
neighbor's windows, but the building complies with the height limits and both building are allowed
to be located on the lot lines.
7. A request for a final recommendation to the Vail Town Council, pursuant
Amendment, Vail Town Code, for a prescribed regulations amendment
Commercial Linkage and 12-24, Inclusionary Zoning Vail Town Code to
and criteria related to mitigating employee housing
regard thereto. (PEC070075)
Applicant: Town of Vail
Staff/Planner: Nina Timm and Bill Gibson
ACTION: Table to January 28, 2008
MOTION: Kjesbo SECOND: Gunion
30 minutes
to Section 12-3-7,
to Chapters 12-23,
establish standards
requirements, and setting forth details in
VOTE: 6-0-0
Bill Gibson presented an overview of the proposal and the Staff inemorandum.
Several Commissioners asked questions regarding the applicability of the proposed
amendments and the definition of demo/rebuild.
Jim Lamont, representing the Vail Village Homeowners Association, reiterated some of the
history of Ordinances No. 7 and 8, series of 2007. He used the example of the Fogata
development to describe that the proposed amendments would require 50% on-site. He further
asked if the PEC and Council could waive the 50% on-site.
Bill Gibson described that a variance would need to be requested and approved in order to not
be required to place 50% on-site.
Dominic Mauriello of the Mauriello Planning Group, LLC, representing no-one in particular,
provided a letter describing his concerns. He pointed out that this is a major change to the
Ordinances and he feels that a significant public process needs to occur. He believes additional
meetings are needed to obtain input from developers and other stake holders. Mr. Mauriello,
Page 7
gave a hypothetical scenario on a development to depict the impacts of the Ordinances on a
development. He highlighted the impacts of the proposed amendments to the village cores
where development is property line to property line on small lots. The adopted Ordinances do no
contain any incentives for density, height, site coverage, parking reductions. There is no room
on some sites to construct new EHUs. He suggested that the proposed amendments not be
adopted. He further added that variances from this are not possible as all the decisions around
providing EHUs are financial considerations.
Jim Lamont, continued by stating that Dominic had some good arguments. He also pointed out
that the only entity currently allowed to mitigate housing outside of Town boundaries is the town
government. He agreed that there needed to be more public debate. He concluded that we are
at the point of looking at allowing other individuals to mitigate housing off site.
Commissioner Viele brought everyone's attention to Exhibit A in the memorandum. He
continued by describing how loans are given by banks and allow almost 35% of debt.
Nina Timm, Housing Coordinator, responded to Commissioner Viele's, question regarding the
details of Exhibit A.
Commissioner Viele thanked Nina for her explanation and stated that Bank of America may have
different standards than HUD. He further added that there needs to be further discussion on the
topic. He concluded that he feels that the entitlement of new people to the valley to "beach front"
property is not appropriate. He feels the Town should be focused on housing middle
management and upper management. He believes that taking cash is the best solution to aid in
the construction row house and town houses.
Commissioner Pierce added that several of the people on the Commission ruled on this
previously. If this is a community problem it needs community support. He gave an example of
the impacts to a new business and an existing business. For example a new business is required
to mitigate housing the product must sell for more therefore the neighboring business can raise
their prices to match the business that is trying to defer the housing mitigation requirement.
Town needs a better revenue stream. He is concerned about going back and "patching" one
issue with the Ordinance.
Commissioner Tjossem, agreed with Commissioners Viele and Pierce. Stated how these
Ordinances have increased the cost of business. 50% on-site is unrealistic, and is driving
businesses away. She too is concerned about the sense of entitlement.
Commission Gunion, does not disagree with what was said, but she wanted to remind everyone
that there were some housing successes in the past year. She also does not mind addressing
concerns one issue at a time. She may not agree with what Staff is suggesting, but at least
something is in writing to react to and she appreciates that effort. She feels Commission can not
simply react by saying it is too complex and never address the issues. She believes a small
piece at a time is appropriate.
Commissioner Kurz believes there needs to be more input from the public. He does not
disagree that what has been said holds importance. He does believe the goal of making the
community viable is a valid goal that should be pursued.
Commissioner Kjesbo believes there have been some valid points made. However, there is no
more land and the housing issue needs to be addressed. He also believes there is a need to
keep employees in Town or they will choose to work down valley.
Page 8
Dominic Mauriello, stated that he does not believe there is "no land" left. If this is such an issue
why not send out an RFP to redevelop the parking structures, Ford Park, etc., with employee
housing.
Commissioner Viele suggested that a diverse strategy needs to be implemented such as
mortgage assistance, small loans, zoning incentives, etc.
Jim Lamont likes the idea of having an on-site housing requirement, so long as the PEC and
Council have the knowledge to review a project for acceptance of a housing mitigation plan. The
standards need to be fairly uniform, but the relief needs to be on a case by case basis. A
developer knows what type of housing they need to operate there development. The private
developer should be allowed to examine housing options outside of the Town. He gave an
example of the Town looking at participating in a project in Eagle. Highlighted the inequity in
allowing the Town to explore options outside the Town and developers cannot that is not
appropriate.
30 minutes
8. A request for a final recommendation to the Vail Town Council, to allow for Special Business
Promotion Permits, and setting forth details in regard thereto. (PEC070073)
Applicant: Town of Vail
Planner: Rachel Friede
ACTION: Table to January 28, 2008
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
5 minutes
9. A request for a work session to review an amended final plat, pursuant to Chapter 13-12,
Exemption Plat Review Procedures, Vail Town Code, to amend a platted building envelope,
located at 1326 Spraddle Creek Road/Lot 14, Spraddle Creek Estates, and setting forth details in
regard thereto. (PEC070069)
Applicant: Ron Oehl, represented by Berglund Architects
Planner: Nicole Peterson
ACTION: Table to January 28, 2008
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
5 minutes
10. A request for a work session on a proposed major amendment to a Special Development District
(SDD), pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an
amendment to Special Development District No. 4, Cascade Village, to allow for the
development of a mixed use development, located at 1276 Westhaven Drive (Cornerstone
site)/Unplatted, Vail Cascade Subdivision, and setting forth details in regard thereto.
(PEC070055)
Applicant: L-O Westhaven, Inc., represented by Pylman & Associates, Inc.
Planner: Scot Hunn
ACTION: Table to January 28, 2008
MOTION: SECOND: VOTE: 6-0-0
11. Approval of December 10, 2007 minutes
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
12. Information Update
13. Adjournment
MOTION: Gunion SECOND: Viele VOTE: 6-0-0
Page 9
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479-2138 for additional
information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published January 11, 2008, in the Vail Daily.
Page 10
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PLANNING AND ENVIRONMENTAL COMMISSION
January 14, 2008
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
Matt Mire, Town Attorney - Commission Training, Lunch will be provided
MEMBERS PRESENT
Anne Gunion
Michael Kurz
Rollie Kjesbo
Bill Pierce
Susie Tjossem
David Viele
MEMBERS ABSENT
Scott Proper
Site Visits:
1. Rucksack and Scott Building- 288 Bridge Street
2. Canon and Vickers - 3140 A and B Booth Falls Court
Driver: Scot
12:OOpm
1:OOpm
1. Swearing in of new Commission Member Susie Tjossem by Lorelei Donaldson, Town Clerk
2. Selection of Chairperson and Vice Chairperson
ACTION: Chairperson — Bill Pierce
MOTION: Kurz SECOND: Kjesbo
ACTION: Vice-Chairperson — Rollie Kjesbo
MOTION: Viele SECOND: Gunion
VOTE: 6-0-0
VOTE: 6-0-0
10 minutes
3. A request for 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 retaining walls in excess of
six (6) feet in height, and a request for final review of a conditional use permit pursuant to
Chapter 16, Conditional Use Permits, Vail Town Code, located at Tract K, Glen Lyon Subdivision
and Unplatted Parcels, a more complete metes and bounds description is available at the
Community Development Department and setting forth details in regard thereto. (PEC070080)
Applicant: Vail Resorts Development, represented by Mauriello Planning Group LLC
Planner: Bill Gibson
ACTION (CONDITIONAL USE PERMIT): Approved with conditions
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
CONDITIONS:
1. This variance request approval shall be contingent upon the applicant obtaining Town
of Vail approval of the associated design review application.
2. The applicant shall properly maintain the limits of disturbance fencing and erosion
control methods throughout the construction of this proposal. Any modification to
the location or configuration of the limits of disturbance area shall require review and
approval by the Planning and Environmental Commission and the Design Review
Board.
3. Prior to the issuance of grading permits, the applicant shall:
Page 1
a. execute an easement agreement (or such other agreement deemed appropriate by
the Town Attorney) with the Town of Vail for the use of Town property; and,
b. shall prepare a construction staging plan for review and approval by the Town of
Vail; and,
c. shall survey and then install all limits of disturbance fencing and all erosion
control methods for review and approval by the Town of Vail.
ACTION (VARIANCE): Approved with conditions
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
CONDITIONS:
1. This variance request approval shall be contingent upon the applicant obtaining Town
of Vail approval of the associated design review application.
2. The applicant shall properly maintain the limits of disturbance fencing and erosion
control methods throughout the construction of this proposal. Any modification to
the location or configuration of the limits of disturbance area shall require review and
approval by the Planning and Environmental Commission and the Design Review
Board.
3. Prior to the issuance of grading permits, the applicant shall:
a. execute an easement agreement (or such other agreement deemed appropriate by
the Town Attorney) with the Town of Vail for the use of Town property; and,
b. shall prepare a construction staging plan for review and approval by the Town of
Vail; and,
c. shall survey and then install all limits of disturbance fencing and all erosion
control methods for review and approval by the Town of Vail.
Bill Gibson presented an overview of the proposal and the Staff inemorandum. He also entered
a photo simulation of the proposal, submitted by the applicant, into the record.
There was no public comment.
Commissioner Pierce asked when the Ever Vail project will occur so that snowcats will not need
to cross the South Frontage Road.
The applicant's representative Allison Kent, Mauriello Planning Group, noted that the Applicant is
currently working through the CDOT review process to re-align the road so snowcat crossings
will not be necessary.
There was no additional Commission comment.
10 minutes
4. A request for a final review of variances from Section 12-7H-10, Setbacks, and Section 12-7H-
14, Site Coverage, Vail Town Code, pursuant to Chapter 12-17, Variances, to allow for a stair
and an underground parking garage vehicle ramp within the setbacks, and deviations from the
maximum site coverage requirements, located at 610 West Lionshead Circle/Lot 1, Block 1, Vail
Lionshead Filing 3, and setting forth details in regard there to. (PEC070077)
Applicant: Landmark Condominium Association, represented by Fritzlen Pierce Architects
Planner: Bill Gibson
ACTION: Approved with conditions
MOTION: Viele SECOND: Gunion VOTE: 5-0-1 (Pierce recused)
CONDITIONS:
Page 2
This approval is contingent upon the applicant obtaining Town of Vail approval of the
associated design review applications.
2. The applicant shall not construct any foundation elements including, but not limited to,
footers, foundation drains, etc. within the West Lionshead Circle Right-of-Way.
3. Prior to the issuance of a building permit, the applicant must obtain final Town of Vail
Public Works Department approval of a Traffic Engineered access control system for
the access ramp.
4. Prior to construction of any shoring within the West Lionshead Circle Right-of-Way,
the applicant must obtain approval of a license agreement (or any other such
document deemed appropriate by the Town Attorney) from the Town of Vail.
5. As required by the March 26, 2007, variance and major exterior alteration approvals,
the applicant shall pay a transportation impact fee of $6,500 per increased vehicle trip
in the peak hour prior to requesting a Temporary Certificate of Occupancy for this
proposal. Seven (7) trips will be generated by this proposal for a total assessed fee of
$45,500.00.
6. Prior to requesting a Temporary Certificate of Occupancy for this proposal, the
applicant must install, and make fully operational, the ramp's traffic control system.
Commissioner Pierce recused himself as his firm is the architect on the project.
Commissioner Kjesbo introduced the item as Vice Chair.
Bill Gibson presented an overview of the proposal and the Staff inemorandum.
There was no public comment.
There was no additional comment by the Applicant.
Commissioner Kjesbo noted that the proposal complied with the review criteria.
There was no additional Commission comment.
20 minutes
5. A request for a final review of variance from Section 12-6C-9, Site Coverage, Vail Town Code,
pursuant to Chapter 12-17, Variances, to allow for additional site coverage to facilitate
construction of a detached garage structure, located at 3140 A and B Booth Falls Court/Lot 5,
Block 2, Vail Village Filing 12, and setting forth details in regard thereto. (PEC070078)
Applicant: John Canon and Becky & Ken Vickers, represented by John Perkins, AIA
Planner: Nicole Peterson
ACTION: Approved, with conditions
MOTION: Kjesbo SECOND: Kurz VOTE: 5-1-0 (Viele opposed)
CONDITIONS:
1. This approval shall be contingent upon the applicants obtaining Town of Vail approval
of a design review application for the detached garage.
2. Any outdoor parking shall be outside of Vail Town Right-of-Way and in compliance
with Vail Town Code.
Page 3
3. The applicants shall submit, as part of the design review application, a landscape plan
including proposed screening of the outdoor parking spaces.
4. The applicants shall move any existing outdoor storage of trash, equipment or
inoperable vehicles into the enclosed garage as soon as a Certificate of Occupancy is
obtained.
5. The applicant shall sign an affidavit, approved by the Town Attorney and recorded
with the Eagle County Clerk and Recorder, stating that no rental of the existing or
proposed floor area shall take place, before a Certificate of Occupancy is obtained.
Nicole Peterson presented an overview of the proposal and the Staff memorandum.
The applicants had no comment.
Alan Scott, 3150 Booth Falls Court, stated that he generally supported the construction of a
garage. He stated his concern that the garage will be used for parking cars and not only be used
for storage. He also voiced a concerned about there being adequate snow storage.
Dominique Mauriello of the Mauriello Planning Group, LLC, representing the Vail Mountain
School, noted concern about landscape improvements and a sewer line that were constructed
on the school's property.
Commissioners Viele and Pierce noted that this was a private matter outside this discussion.
Commissioner Pierce entered a letter from the Scott's, Guerry's, and Lamb's into the record.
Commissioner Gunion asked if the applicant is allowed to build within the utility easements.
Nicole Peterson clarified that utility company approval is required in conjunction with the DRB
application associated with this request.
Commissioner Viele asked Staff to clarify the analysis of the review criteria and why we believed
this was not a grant of special privledge.
Nicole Peterson clarified.
Commissioner Viele noted that the issue of the improvements on the school districts property
and parking on the street can be resolved with private agreements, existing covenants, and
existing Town Codes.
Commissioner Pierce noted that the existing house is not accessible to vehicular parking and
that the applicant is requesting a variance to accommodate the garage. He also noted the
Design Review Board's approval of a separation request for this proposal.
Commissioner Viele voted against the proposal since he believes it is a grant of special privilege.
30 minutes
6. A request for a final review of an exterior alteration, pursuant to Section 12-7B-7, Exterior
Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the Rucksack
Condominium Building and the Scott Building, located at 288 Bridge Street/part of Lot C and Lot
D, Block 5A, Vail Village Filing 1. (PEC070076)
Applicant: Jeffery B. Selby, represented by Jay Peterson
Planner: Scot Hunn
Page 4
ACTION: Approved with conditions
MOTION: Viele SECOND: Tjossem VOTE: 5-0-1 (Pierce recused)
CONDITIONS:
1. The Developer shall be required to provide a building code and fire code analysis with
any submittal for building permit,
2. The Developer shall address any and all issues and provide all necessary details
related to trash storage and access located on the east side of the Bridge Street
Building (a.k.a. The Rucksack Condominiums Building and Scott Building), in
conjunction with any Design Review application.
3. The Developer shall resolve all issues regarding drainage from the existing and
proposed building(s) on to adjacent properties; the provision of gutters, downspouts
and other drainage methods tied into existing Town of Vail storm sewer improvements
may be required as revisions to building permit set of drawings with any building
permit application.
4. The Developer shall submit final details in conjunction with any Design Review
application for final review, depicting any and all necessary hardscape, grading and
drainage improvements at the rear (east) side of the combined properties, for the
specific purpose of providing adequate and code compliant egress from the Rucksack
Condominiums Building to a public way.
5. The Developer shall ensure that all new materials, sizes, textures, detailing and colors
blend or compliment those materials not being replaced and that any portions of the
building that need repair and/or replacement are included in the scope of this project
in conjunction with any Design Review application.
6. The Developer shall submit a Design Review application for any and all new exterior
signage for the property; a sign program pursuant to Section 11-8-2, Vail Town Code
will be required.
7. The Developer shall be required to submit a detailed and final lighting plan, showing
all existing light fixtures to be removed, as well as all new fixture locations, fixture
types and lumens/output; such plan should be accompanied by cut sheets for each
proposed fixture in conjunction with any Design Review application.
8. That the Developer pays in full, the employee housing mitigation fee, as established
by the Town of Vail Staff and in accordance with Title 12, Chapter 23, Commercial
Linkage, and Chapter 24, Inclusionary Zoning, Vail Town Code, prior to the issuance of
the building permit for The Bridge Street Building project.
9. That the Developer pays in full, the traffic impact fee, as established by the Town of
Vail Staff based on the net increase in trip generation, prior to the issuance of the
building permit for The Bridge Street Building project.
10. The Developer shall, within 24 hours following any action by the Planning and
Environmental Commission to approve File No. PEC070076, present to the Town of
Vail Community Development Department a plan to mitigate and otherwise rectify the
existing conditions of the Rucksack commercial space. Such plan shall be
implemented within forty-eight (48) hours of any such final approval by the Planning
and Environmental Commission and shall specify the means of providing screening or
Page 5
other window covering, treatment or concealment on all windows with visibility from,
and/or frontage on Bridge Street for the purpose of concealing any and all unsightly
construction activity occurring within the commercial space located at 288 Bridge
Street.
Commissioner Pierce recused himself as his firm is the architect on the project.
Scot Hunn gave a presentation per the staff inemorandum. He highlighted the changes made
since the last review of the project. The primary change was the incorporation of the Scott
Building and a new dwelling unit. He noted that any motion requiring an employee housing fee
and traffic impact fee reference the applicable sections of the Town Code, rather than a specific
dollar amount.
Jay Peterson, applicant's representative, agreed with Staff's recommendation to modify the
conditions. Jay Peterson also noted that the applicant has begun screening the store windows.
Ron Carlson, representing 286 Bridge Street, noted their concerns about the roof being raised by
four feet. He believes this will block light and air to his client's windows. He also believes this
will negatively impact his client's views. He noted concerns about how the sun/shade analysis
affected his client's property.
Commissioner Kjesbo clarified that the overall roof height changes, but it is within the allowable
height. Scot Hunn confirmed.
Commissioner Viele questioned if there are any adopted view corridors. Scot Hunn referred to
the attachments within the Staff inemorandum.
Mr. Carlson proposed additional study be done to determine if the proposed addition is located
within the view corridor.
Kaye Ferry, Vail Chamber, referenced condition number 9 and noted that the Chamber has
previously asked the owner to allow displays to be placed in the storefront windows. She
recommended something be placed in those store windows to make the building and the Town
appear attractive. She does not believe the present solution is acceptable, and the applicant
should be required to do something decorative with the windows.
Ross Davis, representing the Mill Creek Court Association, noted that their concerns were
addressed by the acquisition of the Scott Building. They have concerns about any future use of
the building for a bar or restaurant. He also noted concern about the proposed trash removal.
Jim Lamont, Vail Village Home Owners Association, questioned the review process for trash
removal. His clients were comfortable with the idea of trash removal from the rear of the
building, but greater detail is required. He also asked for clarification about circulation at the rear
of the building.
Jay Peterson, representing the applicant, noted that there is no adopted view corridor affecting
the neighbor and the proposal does not block all light and air to the neighbor's windows. He
noted that the neighboring A&D Building defines the view corridor, not the subject building. He
noted that the A&D encroaches upon the Scott Building site. He further noted that Kaye Ferry's
group made no financial offer to the applicants for use of their property. The applicant has
concerns about insurance, liability, and construction activities and chose not to allow displays
within the windows.
Page 6
James Olhson, architect with Fritzlen Pierce Architects, provided details about the trash
enclosure details at the rear of the building.
Commissioner Kjesbo affirmed that the proposal will be reviewed by the Design Review Board.
Jay Peterson clarified that Joe's Deli will continue to use its current enclosure and the new retail
and residential will use the rear trash enclosure.
Commissioner Kurz noted concerns about the employee housing calculations. He noted that the
trash enclosure will be subject to design review. He also note concerns about the present
appearance of the building.
Commissioner Gunion had no additional comment.
Commissioner Tjossem clarified that the neighboring A&D Building blocks the proposed
Rucksack Building's impact to the adopted view corridor.
Commissioner Viele noted that his question regarding the view corridor has been satisfied by
Staff responding that the neighboring building blocks any affects of this proposal on the adopted
corridor. The trash enclosure will be addressed by DRB. While he encourages the applicant to
improve the appearance of the present building, but does not agree with requiring the applicant
to provide displays for other businesses. He noted that the view may be blocked from the
neighbor's windows, but the building complies with the height limits and both building are allowed
to be located on the lot lines.
7. A request for a final recommendation to the Vail Town Council, pursuant
Amendment, Vail Town Code, for a prescribed regulations amendment
Commercial Linkage and 12-24, Inclusionary Zoning Vail Town Code to
and criteria related to mitigating employee housing
regard thereto. (PEC070075)
Applicant: Town of Vail
Staff/Planner: Nina Timm and Bill Gibson
ACTION: Table to January 28, 2008
MOTION: Kjesbo SECOND: Gunion
30 minutes
to Section 12-3-7,
to Chapters 12-23,
establish standards
requirements, and setting forth details in
VOTE: 6-0-0
Bill Gibson presented an overview of the proposal and the Staff inemorandum.
Several Commissioners asked questions regarding the applicability of the proposed
amendments and the definition of demo/rebuild.
Jim Lamont, representing the Vail Village Homeowners Association, reiterated some of the
history of Ordinances No. 7 and 8, series of 2007. He used the example of the Fogata
development to describe that the proposed amendments would require 50% on-site. He further
asked if the PEC and Council could waive the 50% on-site.
Bill Gibson described that a variance would need to be requested and approved in order to not
be required to place 50% on-site.
Dominic Mauriello of the Mauriello Planning Group, LLC, representing no-one in particular,
provided a letter describing his concerns. He pointed out that this is a major change to the
Ordinances and he feels that a significant public process needs to occur. He believes additional
meetings are needed to obtain input from developers and other stake holders. Mr. Mauriello,
Page 7
gave a hypothetical scenario on a development to depict the impacts of the Ordinances on a
development. He highlighted the impacts of the proposed amendments to the village cores
where development is property line to property line on small lots. The adopted Ordinances do no
contain any incentives for density, height, site coverage, parking reductions. There is no room
on some sites to construct new EHUs. He suggested that the proposed amendments not be
adopted. He further added that variances from this are not possible as all the decisions around
providing EHUs are financial considerations.
Jim Lamont, continued by stating that Dominic had some good arguments. He also pointed out
that the only entity currently allowed to mitigate housing outside of Town boundaries is the town
government. He agreed that there needed to be more public debate. He concluded that we are
at the point of looking at allowing other individuals to mitigate housing off site.
Commissioner Viele brought everyone's attention to Exhibit A in the memorandum. He
continued by describing how loans are given by banks and allow almost 35% of debt.
Nina Timm, Housing Coordinator, responded to Commissioner Viele's, question regarding the
details of Exhibit A.
Commissioner Viele thanked Nina for her explanation and stated that Bank of America may have
different standards than HUD. He further added that there needs to be further discussion on the
topic. He concluded that he feels that the entitlement of new people to the valley to "beach front"
property is not appropriate. He feels the Town should be focused on housing middle
management and upper management. He believes that taking cash is the best solution to aid in
the construction row house and town houses.
Commissioner Pierce added that several of the people on the Commission ruled on this
previously. If this is a community problem it needs community support. He gave an example of
the impacts to a new business and an existing business. For example a new business is required
to mitigate housing the product must sell for more therefore the neighboring business can raise
their prices to match the business that is trying to defer the housing mitigation requirement.
Town needs a better revenue stream. He is concerned about going back and "patching" one
issue with the Ordinance.
Commissioner Tjossem, agreed with Commissioners Viele and Pierce. Stated how these
Ordinances have increased the cost of business. 50% on-site is unrealistic, and is driving
businesses away. She too is concerned about the sense of entitlement.
Commission Gunion, does not disagree with what was said, but she wanted to remind everyone
that there were some housing successes in the past year. She also does not mind addressing
concerns one issue at a time. She may not agree with what Staff is suggesting, but at least
something is in writing to react to and she appreciates that effort. She feels Commission can not
simply react by saying it is too complex and never address the issues. She believes a small
piece at a time is appropriate.
Commissioner Kurz believes there needs to be more input from the public. He does not
disagree that what has been said holds importance. He does believe the goal of making the
community viable is a valid goal that should be pursued.
Commissioner Kjesbo believes there have been some valid points made. However, there is no
more land and the housing issue needs to be addressed. He also believes there is a need to
keep employees in Town or they will choose to work down valley.
Page 8
Dominic Mauriello, stated that he does not believe there is "no land" left. If this is such an issue
why not send out an RFP to redevelop the parking structures, Ford Park, etc., with employee
housing.
Commissioner Viele suggested that a diverse strategy needs to be implemented such as
mortgage assistance, small loans, zoning incentives, etc.
Jim Lamont likes the idea of having an on-site housing requirement, so long as the PEC and
Council have the knowledge to review a project for acceptance of a housing mitigation plan. The
standards need to be fairly uniform, but the relief needs to be on a case by case basis. A
developer knows what type of housing they need to operate there development. The private
developer should be allowed to examine housing options outside of the Town. He gave an
example of the Town looking at participating in a project in Eagle. Highlighted the inequity in
allowing the Town to explore options outside the Town and developers cannot that is not
appropriate.
30 minutes
8. A request for a final recommendation to the Vail Town Council, to allow for Special Business
Promotion Permits, and setting forth details in regard thereto. (PEC070073)
Applicant: Town of Vail
Planner: Rachel Friede
ACTION: Table to January 28, 2008
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
5 minutes
9. A request for a work session to review an amended final plat, pursuant to Chapter 13-12,
Exemption Plat Review Procedures, Vail Town Code, to amend a platted building envelope,
located at 1326 Spraddle Creek Road/Lot 14, Spraddle Creek Estates, and setting forth details in
regard thereto. (PEC070069)
Applicant: Ron Oehl, represented by Berglund Architects
Planner: Nicole Peterson
ACTION: Table to January 28, 2008
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
5 minutes
10. A request for a work session on a proposed major amendment to a Special Development District
(SDD), pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an
amendment to Special Development District No. 4, Cascade Village, to allow for the
development of a mixed use development, located at 1276 Westhaven Drive (Cornerstone
site)/Unplatted, Vail Cascade Subdivision, and setting forth details in regard thereto.
(PEC070055)
Applicant: L-O Westhaven, Inc., represented by Pylman & Associates, Inc.
Planner: Scot Hunn
ACTION: Table to January 28, 2008
MOTION: SECOND: VOTE: 6-0-0
11. Approval of December 10, 2007 minutes
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
12. Information Update
13. Adjournment
MOTION: Gunion SECOND: Viele VOTE: 6-0-0
Page 9
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479-2138 for additional
information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published January 11, 2008, in the Vail Daily.
Page 10