HomeMy WebLinkAbout2008-0414 PEC,•
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PLANNING AND ENVIRONMENTAL COMMISSION
April 14, 2008
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
Commission Training — TOV transit center needs, Lunch will be served
MEMBERS PRESENT
MEMBERS ABSENT
Site Visits:
1. North Day Lot - 600 West Lionshead Circle
Driver: Warren
1. Swearing in of new Commission members by Lorelei Donaldson, Town Clerk
2. Selection of Chairperson and Vice Chair
12:00 pm
1:00 pm
20 minutes
3. A request for final review of an amendment to an approved major exterior alteration, pursuant to
Section 12-7H-7, Major Exterior Alterations or Modifications, Section12-23-8, Commercial
Linkage, Section 12-24-8, Inclusionary Zoning, Vail Town Code, to allow for a change in the
approved housing mitigation plan, located at 701 and 705 West Lionshead Circle/part of Lot 1,
Block 2, Vail Lionshead Filing 3, and setting forth details in regard thereto. (PEC080014)
Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group LLC
Staff/Planner: Nina Timm/Warren Campbell
ACTION:
MOTION: SECOND: VOTE:
CONDITION(S):
90 minutes
4. A request for a final recommendation to the Vail Town Council of a proposed amendment to the
Lionshead Redevelopment Master Plan, pursuant to Section 2.8, Adoption and Amendment of
the Master Plan, Lionshead Redevelopment Master Plan, to amend those elements of the
Master Plan referencing the North Day Lot recommendations and requirements to facilitate the
redevelopment of the site with an employee housing project, transportation center, and future
development site, located at 600 West Lionshead Circle/Lot 1, Block 1, Vail Lionshead Filing 3,
and setting forth details in regard thereto. (PEC080008)
Applicant: Vail Resorts Development Company, represented by the Mauriello Planning Group,
LLC
Planner: George Ruther
ACTION:
MOTION: SECOND: VOTE:
CONDITION(S):
Page 1
5 minutes
5. A request for final review of a major exterior alteration, pursuant to Section 12-7B-7, Exterior
Alterations or Modifications, a request for a conditional use permit pursuant to Section 12-7B-5,
Permitted and Conditional Uses; Above Second Floor, a request for variances from Section 12-
7B-15, Site Coverage, and Section 12-7B-16, Landscaping and Site Development, pursuant to
Chapter 12-17, Variances, and a request for amendments to an adopted view corridor pursuant
to Section 12-22-5, Amendments, and Section 12-22-6, Encroachments into Existing View
Corridors, Vail Town Code, to allow for the re-development of the Clock Tower Building (Gorsuch
Ltd. Building) to include three floors of above grade structure, a new clock tower, and an eating
and drinking establishment above the second floor, located at 263 East Gore Creek Drive/Lots D
and E, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC070025)
Applicant: Gorsuch Ltd. and John P. McBride, represented by Resort Design Associates
Planners: Warren Campbell/Scot Hunn
ACTION: Table to April 28, 2008
MOTION: SECOND: VOTE:
5 minutes
6. A request for a final recommendation to the Vail Town Council for a major amendment to Special
Development District No. 6, Vail Village Inn, pursuant to Article 12-9A, Special Development
District, Vail Town Code, to allow for an addition to the Osaki's Sushi restaurant, located at 100
East Meadow Drive/Lot O, Block 5D, Vail Village Filing 1, and setting forth details in regard
thereto. (PEC080016)
Applicant: Takeshi and Kazue Osaki, represented by K.H. Webb Architects
Planner: Bill Gibson
ACTION: Table to April 28, 2008
MOTION: SECOND: VOTE:
5 minutes
7. A request for final review of a major exterior alteration pursuant to Section 12-7H-7, Exterior
Alterations Or Modifications, and conditional use permit pursuant to Section 12-7H-3, Permitted
And Conditional Uses; First Floor or Street Level, to allow for the redevelopment of the North
Day Lot with a structure containing Type III employee housing units, located at 600 West
Lionshead Circle/Lot 1, Block 1, Vail Lionshead Filing 3, and setting forth details in regard
thereto. (PEC080009)
Applicant: Vail Resorts Development Company, represented by the Mauriello Planning Group,
LLC
Planner: Warren Campbell/George Ruther
ACTION: Table to April 28, 2008
MOTION: SECOND: VOTE:
5 minutes
8. A request for final review of a conditional use permit pursuant to Section 12-7H-5, Conditional
Uses; Generally (On All Levels Of A Building Or Outside Of A Building), Vail Town Code, to
facilitate the construction of a public building, grounds, and facilities (transportation center) on
the North Day Lot, located at 600 West Lionshead Circle/Lot 1, Block 1, Vail Lionshead Filing 3,
and setting forth details in regard thereto. (PEC080010)
Applicant: Town of Vail
Planner: Warren Campbell/George Ruther
ACTION: Table to April 28, 2008
MOTION: SECOND: VOTE:
Page 2
5 minutes
9. A request for a final recommendation to the Vail Town Council of a proposed amendment to the
Vail Village Master Plan, pursuant to Section VIII-C, Adoption, Extensions, and Amendments,
Vail Village Master Plan, to amend Sub-Area 4, Transportation Center, to facilitate the
redevelopment of the site with employee housing, commercial, and office uses, located at 241
South Frontage Road East/Tracts B and C, Block 5D, Vail Village Filing 1, and setting forth
details in regard thereto. (PEC080015)
Applicant: Town of Vail
Planner: George Ruther
ACTION: Table to April 28, 2008
MOTION: SECOND: VOTE:
5 minutes
10. A request for a final review of a variance from Section 12-6D-10, Landscaping And Site
Development, Vail Town Code, pursuant to Chapter 12-17, Variances, to allow for a decrease in
the required minimum landscaping area, located at 1715 Geneva Drive/Parcel 3 of Lot 7,
Matterhorn Village, and setting forth details in regard thereto. (PEC080017)
Applicant: Dave Hilb, represented by John Martin Architect
Planner: Bill Gibson
ACTION: Withdrawn
11. Approval of March 24, 2008 minutes
MOTION: SECOND: VOTE:
12. Information Update
Summary of adopted Wildfire Regulations
13. Adjournment
MOTION: SECOND: VOTE:
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 April 11, 2008, in the Vail Daily.
Page 3
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: April 14, 2008
SUBJECT: A request for final review of an amendment to an approved major exterior
alteration, pursuant to Section 12-7H-7, Major Exterior Alterations or
Modifications, Section12-23-8, Commercial Linkage, Section 12-24-8,
Inclusionary Zoning, Vail Town Code, to allow for a change in the
approved housing mitigation plan, located at 701 and 705 West
Lionshead Circle/part of Lot 1, Block 2, Vail Lionshead Filing 3, and
setting forth details in regard thereto. (PEC080014)
Applicant: Lionshead Inn LLC, represented by Mauriello Planning
Group LLC
Staff/Planner: Nina Timm & Warren Campbell
I. SUMMARY
The applicant, Lionshead Inn LLC, represented by Mauriello Planning Group
LLC, is requesting final review of an amendment to an approved major exterior
alteration, pursuant to Section 12-7H-7, Major Exterior Alterations or
Modifications, Section 12-23-8, Commercial Linkage, Section 12-24-8,
Inclusionary Zoning, Vail Town Code, to allow for a change in the approved
housing mitigation plan, located at 701 and 705 West Lionshead Circle. The
proposed amendment to the approved deed restricted employee housing
mitigation plan results in the applicant deed restricting one 870 square foot
managers unit on-site, seven dwelling units off-site totaling 11,686 square feet,
and paying a fee-in-lieu for the remaining 75.1 square feet required to be
mitigated in the amount of $17,772.40.
Upon review of the applicable elements of the Town's planning documents and
adopted criteria for review, the Community Development Department is
recommending the Planning and Environmental Commission approves, with
conditions, the applicant's request for an amendment to an approved major
exterior alteration. A complete summary of Staff's review is provided in Section
VIII of this memorandum.
II. DESCRIPTION OF THE REQUEST
Since the approval of a major exterior alteration and several conditional use
permits to facilitate the redevelopment of the Lionshead Inn and Lionshed Inn
Annex on October 22, 2007, by the Planning and Environmental Commission,
the applicant Lionshead Inn LLC, represented by Mauriello Planning Group LLC,
has decided to pursue a different method for mitigating the required deed
restricted employee housing mitigation in associated with Strata (formerly
Fogata). On October 22, 2007, Strata was approved by the Planning and
Environmental Commission with a single 870 square foot manager's employee
housing unit on-site and a condition that the applicant pay a fee of $2,783,240.60
to mitigate the employee housing impact associated with the redevelopment.
The proposed amendment to the approved housing mitigation plan results in the
applicant deed restricting one 870 square foot managers unit on-site, seven
dwelling units off-site totaling 11,686 square feet, and paying a fee-in-lieu for the
remaining 75.1 square feet required to be mitigated in the amount of $17,772.40.
A vicinity map identifying the location of the development site has been attached
for reference (Attachment A). A copy of the document entitled Strata Vail
Housinq Plan dated Revised March 3, 2008, which details the proposed method
of mitigating the employee housing mitigation is attached for reference
(Attachment B).
III. BACKGROUND
• The subject property was annexed into the Town of Vail by Ordinance No.
8, Series of 1969, which became effective on August 23, 1969.
• The Lionshead Inn and Lionshead Annex (Fabulous Vail Glo), and Enzian
were initially developed as a single project in the late 1960's and early
1970's. They were later subdivided onto separate parcels resulting in the
existing Enzian structure being located on a parcel which is enclosed by
the lot the Lionshead Inn is located upon.
• Since the initial construction there has been little activity on the existing
structures. There were several redevelopment proposal and approvals
granted in the late 1980's and in the 1990's; however, none were followed
through.
• In April of 2006, the Town Council passed a moratorium on all new
development within Lionshead until a policy for retaining a live bed base
could be determined. In July of 2006, the Town Council passed
Resolution No. 4, Series of 2006, which amended portions of the
Lionshead Redevelopment Master Plan to include the provision for the
inclusion of "Live Beds" in all projects that included hotel rooms and other
lodge style units in Lionshead.
• 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 Lionshead Mixed-Use 1 district.
• On August 13, 2007, the Planning and Environmental Commission held a
work session to discuss the Fogata project. At that hearing the
Commission generally expressed support for the bulk, mass, and height
of the proposed structure. Several members of the Commission identified
a goal of locating a portion of the required employee housing mitigation
within the project. There was discussion regarding several specific
architectural elements and their lack of compliance with the Lionshead
Redevelopment Master Plan.
• On October 22, 2007, the Planning and Environmental Commission, by a
vote of 4-2-0 (Pierce and Kjesbo opposed), approved the Fogata
development proposal which was comprised of three (3) different
development review applications. Each application facilitated the
redevelopment proposal. The development applications included:
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IV
A maior exterior alteration application for the structure containing
dwelling units, time share units, lodge dwelling units, lock-offs, an
employee housing unit, commercial/retail space, and amenities for
the project; and
A conditional use permit application for "multiple-family residential
dwelling units" located on the first floor or street level of the
structure.
A conditional use permit application for `private parking /ot"
located within the subterranean levels of the structure.
ROLES OF THE REVIEWING BOARDS
The purpose of this section of the memorandum is to clarify the responsibilities of
the Design Review Board, Planning and Environmental Commission, Town
Council, and Staff on the various applications submitted on behalf of Vail Resorts
Development Company.
A. Exterior Alteration/Modification in the Lionshead Mixed-Use I
zone district
Order of Review: Generally, applications will be reviewed first by the
Planning and Environmental Commission for impacts of use/development
and then by the Design Review Board for compliance of proposed
buildings and site planning.
P/anning and Environmenta/ Commission:
Action: The Planning and Environmental Commission is responsible for
final approval/denial of a Major/Minor Exterior Alteration. The Planning
and Environmental Commission shall review the proposal for compliance
with the adopted criteria. The Planning and Environmental Commission's
approval "shall constitute approval of the basic form and location of
improvements including siting, building setbacks, height, building bulk and
mass, site improvements and landscaping."
Design Review Board:
Action: The Design Review Board has no review authority on a Major or
Minor Exterior Alteration, but must review any accompanying Design
Review Board application.
Staff.�
The staff is responsible for ensuring that all submittal requirements are
provided and plans conform to the technical requirements of the Zoning
Regulations. The staff also advises the applicant as to compliance with
the design guidelines. Staff provides a staff inemo containing
background on the property and provides a staff evaluation of the project
with respect to the required criteria and findings, and a recommendation
on approval, approval with conditions, or denial. Staff also facilitates the
review process.
Town Council:
Actions of Design
Commission may be
Review Board or Planning and Environmental
appealed to the Town Council or by the Town
Council. Town Council evaluates whether or not the Planning and
Environmental Commission or Design Review Board erred with approvals
or denials and can uphold, uphold with modifications, or overturn the
board's decision.
V. APPLICABLE DOCUMENTS
Staff has provided portions of the Vail Town Code and several master plans
which are relevant to the proposed topics for the review of the proposed
redevelopment proposal.
Zoninq Requlations
Lionshead Mixed Use — 1 Zone District (in part)
12-7H-1: PURPOSE:
The Lionshead Mixed Use-1 zone district is intended to provide sites for a
mixture of multiple-family dwellings, lodges, hote/s, fractiona/ fee clubs, time
shares, lodge dwelling units, restaurants, offices, skier services, and commercial
establishments in a clustered, unified deve/opment. Lionshead Mixed Use 1 zone
district, in accordance with the Lionshead Redeve/opment Master P/an, 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
desirab/e qualities of the District by establishing appropriate site deve/opment
standards. This District is meant to encourage and provide incentives for
redeve/opment in accordance with the Lionshead Redeve/opment Master P/an.
This Zone District was specifically deve/oped to provide incentives for properties
to redeve/op. The ultimate goa/ of these incentives is to create an economically
vibrant /odging, housing, and commercia/ core area. The incentives in this Zone
District include increases in allowab/e gross residentia/ f/oor area, building height,
and density over the previously established zoning in the Lionshead
Redeve/opment Master P/an study area. The primary goa/ of the incentives is to
create economic conditions favorable to inducing private redeve/opment
consistent with the Lionshead Redeve/opment Master P/an. Additionally, the
incentives are created to help finance public off-site improvements adjacent to
redeve/opment projects. With any deve/opment/redeve/opment proposa/ taking
advantage of the incentives created herein, the following amenities will be
evaluated: streetscape improvements, pedestrian/bicyc/e access, public p/aza
redeve/opment, public art, roadway improvements, and similar improvements.
12-7H-8: COMPL/ANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of the
evidence before the P/anning and Environmenta/ Commission and the Design
Review Board that the proposed exterior a/teration or new deve/opment is in
compliance with the purposes of the Lionshead Mixed Use 1 zone district, that
the proposal is consistent with applicab/e e/ements of the Lionshead
Redeve/opment Master P/an and that the proposa/ does not otherwise have a
significant negative effect on the character of the neighborhood, and that the
proposa/ substantially complies with other applicab/e e/ements of the Vail
comprehensive p/an.
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12-7H-18: MIT/GAT/ON OF DEVELOPMENT IMPACTS:
Property owners/deve/opers shall a/so be responsib/e for mitigating direct
impacts of their deve/opment on public infrastructure and in all cases mitigation
shall bear a reasonab/e re/ation to the deve/opment impacts. Impacts may be
determined based on reports prepared by qualified consultants. The extent of
mitigation and public amenity improvements shall be ba/anced with the goa/s of
redeve/opment and will be determined by the planning and environmental
commission in review of deve/opment projects and conditional use permits.
Mitigation of impacts may include, but is not limited to, the following: roadway
improvements, pedestrian walkway improvements, streetscape improvements,
stream tract/bank improvements, public art improvements, and similar
improvements. The intent of this section is to only require mitigation for large
sca/e redeve/opment/deve/opment projects which produce substantia/ off site
impacts.
Lionshead Redevelopment Master Plan (in part)
Chapter 2, Introduction
2.1 Purpose of the Master Plan (in part)
"This master p/an was initiated by the Town of Vail to encourage
redeve/opment and new development initiatives in the Lionshead
study area. Both public and private interests have recognized that
Lionshead today lacks the economic vitality of Vail and fails to
offer a world c/ass resort experience. Lionshead's economic
potential has been inhibited by a number of recurrent themes:
• Lack of growth in accommodation units ("hot beds');
• Poor retail quality,�
• Deterioration of existing buildings;
• Uninteresting and disconnected pedestrian environment;
• Mediocre architectura/ character,� and the
• Absence of incentives for redeve/opment.
This master is a comprehensive guide for property owners
proposing to undertake deve/opment or redeve/opment of their
properties and the municipa/ officia/s responsible for p/anning
public improvements. The plan outlines the Town's objectives and
goa/s for the enhancement of Lionshead and proposes
recommendation, incentives, and requirements for redeve/opment
and new deve/opment. "
2.2 Definition of a Master P/an
In the deve/opment of the Lionshead Master P/an, the following
definition has been used as the basis for this work:
A master plan is a guide, a f/exible framework for future action. It
articulates a community's fundamental land use policies,
princip/es, and goa/s in a broad and general way. It plans for the
future physica/ deve/opment or redevelopment of an area of the
community, including its functiona/ and circulation systems and its
public facilities.
The /and use policies in a master plan are generally implemented
through zoning ordinances. Existing zoning and /and use codes
may be modified and new provisions enacted in order to conform
to the master plan and carry out the plan's objectives.
A master plan does not convey approva/ for particular
deve/opment proposals or concepts, nor can it be implemented in
a short time frame. After adoption of the Lionshead Master P/an,
every deve/opment proposal will have to go through the applicable
deve/opment review and approva/ process, with its attendant
public notices and public hearings. A proposal's adherence to the
policies contained in the adopted master plan will be one of the
factors analyzed by staff, the P/anning and Environmental
Commission (PEC), the Design Review Board (DRB), and the
Town Council (as applicab/e) in determining whether to approve or
disapprove the specific proposal.
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.
2.3.1 Renewa/ and Redeve/opment
Lionshead can and should be renewed and redeve/oped to
become a warmer, more vibrant environment for guests
and residents. Lionshead needs an appealing and
coherent identity, a sense of p/ace, 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 additiona/ activities and amenities such as performing
arts venues, conference facilities, ice rinks, streetscape,
parks and other recreational improvements.
2.3.3 Stronger Economic Base Through Increased Live Beds
In order to enhance the vitality and viability of Vail, renewal
and redeve/opment in Lionshead must promote improved
occupancy rates and the creation of additiona/ bed base
("live beds" or "warm beds') through new lodging products.
2.3.4 Improved Access and Circulation
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The f/ow of pedestrian, vehicular, bicyc/e 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 remova/ and storage capacity) and
its public and private services must be upgraded to support
redeve/opment 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.
Chapter 4, Master P/an Recommendations — Overall Study Area
This section of the master p/an addresses issues that affect Lionshead as a
who/e. These issues, and recommendations to address them, should be
considered in all planning and policy decisions as Lionshead deve/ops.
4.9 Housing
Recent community surveys and grass-roots planning efforts such
as Vail Tomorrow have identified the /ack of /oca/s housing as the
most critical issue facing the Vail community. Early in the
Lionshead master planning process, west Lionshead was
identified as an opportunity area to implement some of the
community's housing goa/s, particularly re/ating to employee
housing. These opportunities and associated issues are outlined
be/ow.
4.9.1 No Net Loss of Emp/oyee Housing
Ground rule number five of the master plan states that
there shall be no net /oss of employee housing in
Lionshead as redeve/opment occurs.
4.9.3 Policy Based Housing Opportunities
The first means of implementing housing goa/s in
Lionshead is through policy based requirements such as
the emp/oyee generation ordinance currently being
pursued by the Vail Town Council. As required by a future
ordinance, all deve/opment and redeve/opment projects,
as a prerequisite to project approval, should provide
housing for employees generated and to the extent
7
possib/e this housing should be /ocated in the Lionshead
area.
VI. ZONING ANALYSIS
Address/Legal Description: 701 and 705, West Lionshead Circle/Lots 1 Vail
Lionshead Filing 3
Parcel Size: 1.5688 acre (68,336.9 sq. ft.)
Zoning: Lionshead Mixed Use 1
Land Use Designation: Linshead Redevelopment Master Plan
Development Standard Allowed Approved 10-22-07 Proposed
Lot Area: 10,000 sq. ft. 68,336.9 sq. ft. No Change
Setbacks All Sides: 10 ft. North - 30 ft. No Change
East- 10 ft. No Change
West- 10 ft. No Change
South- 10 ft. No Change
Building Height: 71 ft. avg. 69.5 ft. avg. No Change
82.5 ft. max 82.5 ft. max No Change
Density: 54 DUs (35/ac.) 51 DUs No Change
Lodge Dwelling Unit 12 Lodge DUs No Change
(1/4 a dwelling unit)
54 DUs (34.4/ac.) No Change
Unlimited Lock-offs 12 Lock-offs No Change
Unlimited Time Share 14 Time Share No Change
GRFA: 170,840 sq. ft. 127,606 sq. ft. No Change
Site Coverage: 47,835 sq. ft. 42,397 sq. ft. No Change
(62.0%) (70%)
Landscape Area: 13,667 sq. ft. (20%) 17,401 sq. ft. (25.5%) No Change
Parking: 71.4 (1.4/DU) 183 spaces* No Change
9.8 (0.7/Time Share)
16.8 (1.4/Lodge Dwelling Unit)
8.2 (1/250 s.f. of restaurant seating area)
6.2 (2.3/1,000 s.f. of net floor area)
1.4 (1.4/EHU)
Loading 3 berths 3 berths No Change
* Of the parking spaces proposed, 114 spaces will serve Fogata and 69 are requested to
be placed in a private parking club.
0
VII. SURROUNDING LAND USES AND ZONING
Land Use Zoninq
North: Residential Lionshead Mixed Use 1 District
South: Open Space Natural Area Preservation District
East: Residential Lionshead Mixed Use 1 District
West: Public Utility General Use District
VIII. CRITERIA
Maior Exterior Alteration
Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the review
criteria for an amendment to a major exterior alteration applications proposed
within the Lionshead Mixed Use 1(LMU-1) zone district. As these criteria were
thoroughly respond to in the memorandum to the Planning and Environmental
Commission dated October 22, 2008, with regard to the physical building, site
plan, and program proposed for Strata, Staff will not focus the response to these
criteria solely on the proposed amendments to the housing mitigation plan.
According to Section 12-7H-8, Vail Town Code, a major exterior alteration shall
be reviewed for compliance with the following criteria:
That the proposed major exterior alteration is in compliance with the
purposes of the Lionshead Mixed Use 1 zone district;
Staff Response:
In February of 2007, the Town Council passed Ordinances No. 7 and No.
8, Series of 2007, which enacted regulations for the provision of deed
restricted employee housing through several possible mitigation methods
for all projects in the Lionshead Mixed Use-1 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.
Further more 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
9
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 amended proposal for compliance with
Ordinances No. 7 and 8, Series of 2007, and found it to be accurate in
calculating the mitigation requirement for the proposed Strata project with
the exception that a tenth (0.1) was not carried forward in determining the
remaining square footage which results in an additional $23.65 being
added to the fee-in-lieu being required. Staff has attached the proposed
Strata Vail Housinq Plan dated Revised on March 3, 2008 (Attachment
B).
On October 22, 2007, Strata was approved by the Planning and
Environmental Commission with a single 870 square foot manager's
employee housing unit on-site and a condition that the applicant pay a fee
of $2,783,240.60 to mitigate the employee housing impact associated
with the redevelopment. The proposed amendment to the approved
housing mitigation plan results in the applicant deed restricting one 870
square foot managers unit on-site, seven dwelling units off-site totaling
11,686 square feet, and paying a fee-in-lieu for the remaining 75.1 square
feet required to be mitigated in the amount of $17,772.40.
Staff believes this proposed Strata development complies with this
criterion.
2. That the proposal is consistent with applicable elements of the
Lionshead Redevelopment Master Plan;
Staff response:
Staff has performed a review of the proposed amendment for compliance
with the development requirements of the Lionshead Mixed Use-1 district.
Within Section V of this memorandum Staff provided those portions of
Chapter 4 of the Lionshead Redevelopment Master Plan which speak to
employee housing. Staff has performed a review of the Master Plan and
Chapters 12-23, Commercial Linkage, and 12-24, Inclusionary Zoning,
Vail Town Code, and found the proposed amendment to be in compliance
with the Master Plan and the Zoning Code.
3. That the proposal does not otherwise have a significant negative
effect on the character of the neighborhood; and,
Staff Response:
Staff has reviewed the proposed Strata project in an attempt to identify
any significant negative impacts that may be created on the character of
the neighborhood as a result of the amendment to the employee housing
mitigation plan. As the only change is to provide a large portion of the
requirement off-site by deed restricting existing units Staff does not see
any negative impact on the character of the specific neighborhoods in
which the units are located.
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4. That the proposal substantially complies with other applicable
elements of the Vail Comprehensive Plan.
Staff Response:
Staff has reviewed the Vail Comprehensive Plan to determine which
elements of the Plan apply to the review of the proposed Strata
amendments regarding the housing mitigation plan. Upon review of the
Plan, staff has determined that the following elements of the Plan apply:
• Lionshead Redevelopment Master Plan (adopted 1998)
Overall, staff believes that the applicant has proven by a preponderance of
the evidence that the proposed amendment to the major exterior alteration
to amend the housing mitigation plan is in compliance with the purposes of
the Lionshead Mixed Use-1 zone district, that the proposal is consistent
with applicable elements of the Lionshead Redevelopment Master Plan
and that the proposal does not otherwise have a significant negative effect
on the character of the neighborhood, and that the proposal substantially
complies with other applicable elements of the Vail Comprehensive Plan.
Should the Planning and Environmental Commission choose to approve the
major exterior alteration application, the Commission makes the following finding
as part of the motion:
"Pursuant to Section 12-7H-8, Compliance Burden, Vail Town Code, the
applicant has proven by a preponderance of the evidence before the
P/anning and Environmental Commission and the Design Review Board
that the proposed major exterior a/teration is in compliance with the
purposes of the Lionshead Mixed Use 1 zone district, that the proposal is
consistent with applicab/e e/ements of the Lionshead Redeve/opment
Master P/an and that the proposa/ does not otherwise have a significant
negative effect on the character of the neighborhood, and that the proposal
substantially complies with other applicable e/ements of the Vail
Comprehensive P/an."
IX. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission approves, with conditions, the request for final
review of an amendment to an approved major exterior alteration, pursuant to
Section 12-7H-7, Major Exterior Alterations or Modifications, Section12-23-8,
Commercial Linkage, Section 12-24-8, Inclusionary Zoning, Vail Town Code, to
allow for a change in the approved housing mitigation plan, located at 701 and
705 West Lionshead Circle/part of Lot 1, Block 2, Vail Lionshead Filing 3, and
setting forth details in regard thereto. Staff's recommendation is based upon the
review of the major exterior alteration review criteria outlined in Section VIII of
this memorandum and the evidence and testimony presented at the public
hearing.
11
Should the Planning and Environmental Commission choose to approve the
application as recommended, staff recommends that the Commission makes the
following finding as part of the motion:
"Pursuant to Section 12-7H-8, Compliance Burden, Vail Town Code, the
applicant has proven by a preponderance of the evidence before the
P/anning and Environmenta/ Commission that the proposed amendment to
the approved major exterior a/teration is in compliance with the purposes
of the Lionshead Mixed Use-1 zone district, that the proposal is consistent
with applicable e/ements of the Lionshead Redeve/opment Master P/an
and that the proposa/ does not otherwise have a significant negative effect
on the character of the neighborhood, and that the proposa/ substantially
complies with other applicable e/ements of the Vail Comprehensive P/an. "
Should the Planning and Environmental Commission choose to approve the
application as recommended, staff recommends that the following conditions be
placed on the approval:
Prior to Issuance of Buildinq Permits
1) That the Developer pays in full, the employee housing mitigation fee of
$17,772.40 prior to the issuance of the building permit for Strata.
Prior to Requestinq a Temporarv Certificate of Occupancv
2) That the Developer records the appropriate deed restriction with the Town
of Vail and Eagle County for the 870 square foot managers unit on-site
and the seven dwelling units off-site, totaling 11,686 square feet, per the
approved housing mitigation plan entitled, Strata Vail Housinq Plan
dated Revised on March 3, 2008, prior to requesting a temporary
certificate of occupancy or certificate of occupancy for Strata.
X. ATTACHMENTS
A. Vicinity Map
B. Strata Vail Housing Plan dated revised on March 3, 2008
C. Public Notice
12
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MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: April 14, 2008
SUBJECT: A request for a final recommendation to the Vail Town Council of a
proposed text amendment to the Lionshead Redevelopment Master Plan,
pursuant to Section 2.8, Adoption and Amendment of the Master Plan,
Lionshead Redevelopment Master Plan, to amend those elements of the
Master Plan referencing the North Day Lot recommendations and
requirements to facilitate the development of the site with an employee
housing project, transportation center, and future development site,
located at 600 West Lionshead Circle/Lot 1, Block 1, Vail Lionshead Filing
3, and setting forth details in regard thereto. (PEC080008)
Applicant: Vail Resorts Development Company, represented by
Mauriello Planning Group LLC
Planner: George Ruther/Warren Campbell
I. EXECUTIVE SUMMARY
The applicant, Vail Resorts Development Company, represented by Mauriello
Planning Group LLC, is requesting a final recommendation from the Town of Vail
Planning & Environmental Commission of a proposed text amendment to the
Lionshead Redevelopment Master Plan, pursuant to Section 2.8, Adoption and
Amendment of the Master Plan, Lionshead Redevelopment Master Plan, to
amend those elements of the Master Plan referencing the North Day Lot
recommendations and requirements, to facilitate the development of the site with
a 120 bed employee housing project, a public transportation center, and future
development site, located at 600 West Lionshead Circle.
Upon review of the applicable elements of the Town's planning documents and
adopted criteria for review, the Community Development Department
recommends that the Planning & Environmental Commission forwards a
recommendation of denial to the Vail Town Council of the applicant's request for
text amendments to the Lionshead Redevelopment Master Plan.
A complete summary of Staff's review is provided in Section VIII of this
memorandum.
II. OVERIEW OF THE DEVELOPMENT REVIEW PROCESS
The applicant has submitted four development applications to the Town of Vail
Community Development in an effort to facilitate future development on the North
Day Lot. Those applications include:
1. An application requesting permission to proceed through the
Town's development review process with proposed private
improvements on town-owned land,
2. An application to amend the text of the Lionshead Redevelopment
Master Plan,
3. An application for a major exterior alteration for review of the
proposed on site improvements pursuant to the provisions
outlined in the Lionshead Mixed Use — 1 zone district, and
4. An application for a conditional use permit to operate public
transportation facilities on the North Day Lot
The order of review and consideration of these four applications is critical to the
outcome of the development review process. For instance, the Vail Town
Council must first grant the applicant permission to proceed through the Town's
development review process for private improvements proposed on town-owned
land. This step is then followed by the review and consideration of the proposed
master plan text amendment. It is important to note that since the review of the
major exterior alteration application requires demonstrated compliance with the
goals, objectives and policies of the Lionshead Redevelopment Master Plan, any
proposed master plan amendments must be reviewed and approved prior to
taking final action on the major exterior alteration application.
III. DESCRIPTION OF THE REQUEST
Vail Resorts Development Company has submitted a development review
application to the Town of Vail Community Development Department proposing
to amend the Lionshead Redevelopment Master Plan. The purpose of the
master plan amendment is to facilitate future development of the property
commonly referred as the North Day Lot, located at 600 West Lionshead Circle.
The proposal includes a 120-bed employee housing development, a public
transportation center, and a 24,305 square foot site set aside for future
development. As proposed, the applicant is further requesting to clarify the
Town's intent and objectives for meeting public transportation needs in the
Lionshead Study Area.
The key elements of the amendment include:
The creation of a 24,305 square foot site for future development on the
east end of the North Day Lot,
The elimination of a public loading and delivery facilities from the North
Day Lot, and
Additions to, and the deletions of, numerous North Day Lot development
and public transportation references and statements contained within the
Lionshead Redevelopment Master Plan.
A copy of the applicant's written summary of their request, entitled, "North Day
Lot, Amendments to the Lionshead Redevelopment Master Plan", dated
February 21, 2008, has been attached for reference. (attachment A)
2
IV. BACKGROUND
• The Vail Town Council adopted the Lionshead Redevelopment Master
Plan on December 15, 1998. The purpose of the master plan is to create
opportunities for the public and private sectors to act collaboratively to
renew and revitalize an important component [Lionshead] of our
community.
• On July 7, 2003, Vail Resorts Development Company provided a
proposal to the Town of Vail Community Development Department
illustrating a plan for the future development of the North Day Lot.
• On February 6, 2007, the Vail Town Council approved Resolution #4,
Series of 2007, which, in part, amended the master plan to include
specific references to the use of the North Day Lot for employee housing
and public transportation.
• On December 11, 2007, the Vail Town Council and Vail Resorts
Development Company, executed an amendment to the Core Site
Developer Improvement Agreement which outlines the requirement to
submit a development application to construct employee housing on the
North Day Lot, pursuant to the recommendations of the Lionshead
Redevelopment Master Plan.
• On February 5, 2008, the Vail Town Council granted Vail Resorts
Development Company permission to proceed through the development
review process with a development application for the future construction
of employee housing and public transportation on a 11,113 square foot
parcel of land owned by the Town of Vail adjacent to the North Day Lot. It
is important to note that the Council's permission to proceed in no way
conveys an approval by the Town Council of the applicant's request.
V. ROLES OF THE REVIEWING BOARDS
The purpose of this section of the memorandum is to clarify the responsibilities of
the Planning & Environmental Commission, Town Council, and Staff on the
master plan amendment application submitted on behalf of Vail Resorts
Development Company for the North Day Lot.
Text Amendment to the Lionshead Redevelopment Master Plan
P/anning and Environmenta/ Commission:
Action: The Planning and Environmental Commission is advisory to the
Town Council. The Planning and Environmental Commission shall review the
proposal and make a recommendation to the Town Council on the
consistency of the proposed amendment with applicable review criteria and
the policies, goals and objectives outlined in the Lionshead Redevelopment
Master Plan and other applicable master plan documents.
Design Review Board:
Action: The Design Review Board has no review authority on Lionshead
Redevelopment Master Plan amendments.
�
Staff.�
The staff is responsible for ensuring that all submittal requirements are
provided. The staff advises the applicant as to consistency of the proposed
amendment with applicable review criteria and the policies, goals and
objectives outlined in the Lionshead Redevelopment Master Plan and other
applicable master plan documents. Staff provides a staff inemo containing
background on the property and provides a staff evaluation of the project with
respect to the required criteria and findings, and a recommendation on
approval, approval with conditions, or denial. Staff also facilitates the review
process.
Town Council:
Action: The Town Council is responsible for final approval/denial of a
Lionshead Redevelopment Master Plan amendment. The Town Council shall
review and approve the proposal based on the consistency of the proposed
amendment with applicable review criteria and the policies, goals and
objectives outlined in the Lionshead Redevelopment Master Plan and other
applicable master plan documents.
APPLICABLE DOCUMENTS
Staff has provided portions
which are relevant to the
redevelopment proposal.
Zoninq Requlations (in part)
of the Vail Town Code and several master plans
proposed topics for the review of the proposed
Lionshead Mixed Use — 1 Zone District (in part)
12-7H-1: PURPOSE:
The Lionshead Mixed Use-1 zone district is intended to provide sites for a
mixture of multiple-family dwellings, lodges, hote/s, fractiona/ fee clubs, time
shares, lodge dwelling units, restaurants, offices, skier services, and commercial
establishments in a clustered, unified deve/opment. Lionshead Mixed Use 1 zone
district, in accordance with the Lionshead Redeve/opment Master P/an, 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
desirab/e qualities of the District by establishing appropriate site deve/opment
standards. This District is meant to encourage and provide incentives for
redeve/opment in accordance with the Lionshead Redeve/opment Master P/an.
This Zone District was specifically deve/oped to provide incentives for properties
to redeve/op. The ultimate goa/ of these incentives is to create an economically
vibrant /odging, housing, and commercial core area. The incentives in this Zone
District include increases in allowab/e gross residentia/ f/oor area, building height,
and density over the previously established zoning in the Lionshead
Redeve/opment Master P/an study area. The primary goa/ of the incentives is to
create economic conditions favorab/e to inducing private redeve/opment
consistent with the Lionshead Redeve/opment Master P/an. Additionally, the
incentives are created to help finance public off-site improvements adjacent to
redeve/opment projects. With any deve/opment/redeve/opment proposa/ taking
4
advantage of the incentives created herein, the following amenities will be
evaluated: streetscape improvements, pedestrian/bicyc/e access, public plaza
redeve/opment, public art, roadway improvements, and similar improvements.
Lionshead Redevelopment Master Plan (in part)
Chapter 2, Introduction
2.1 Purpose of the Master Plan (in part)
"This master plan was initiated by the Town of Vail to encourage
redeve/opment and new deve/opment initiatives in the Lionshead
study area. Both public and private interests have recognized that
Lionshead today lacks the economic vitality of Vail and fails to
offer a world c/ass resort experience. Lionshead's economic
potential has been inhibited by a number of recurrent themes:
• Lack of growth in accommodation units ("hot beds');
• Poor retail quality,�
• Deterioration of existing buildings;
• Uninteresting and disconnected pedestrian environment;
• Mediocre architectura/ character,� and the
• Absence of incentives for redeve/opment.
This master plan is a comprehensive guide for property owners
proposing to undertake deve/opment or redeve/opment of their
properties and the municipa/ officia/s responsib/e for planning
public improvements. The p/an outlines the Town's objectives and
goa/s for the enhancement of Lionshead and proposes
recommendation, incentives, and requirements for redeve/opment
and new deve/opment. "
2.2 Definition of a Master P/an
A master p/an is a guide, a f/exib/e framework for future action. It
articulates a community's fundamental land use policies,
principles, and goa/s in a broad and general way. It plans for the
future physica/ deve/opment or redeve/opment of an area of the
community, including its functiona/ and circulation systems and its
public facilities.
The /and use policies in a master plan are generally implemented
through zoning ordinances. Existing zoning and /and use codes
may be modified and new provisions enacted in order to conform
to the master p/an and carry out the p/an's objectives.
A master plan does not convey approva/ for particular
deve/opment proposa/s or concepts, nor can it be implemented in
a short time frame. After adoption of the Lionshead Master P/an,
every deve/opment proposal will have to go through the applicab/e
deve/opment review and approval process, with its attendant
public notices and public hearings. A proposal's adherence to ths
policies contained in the adopted master p/an will be one of the
factors analyzed by staff, the P/anning and Environmental
Commission (PEC), the Design Review Board (DRB), and the
Town Council (as applicable) in determining whether to approve or
disapprove the specific proposal.
Vail Land Use Plan
According to the Official Town of Vail Land Use Plan map, the applicant's
proposed redevelopment site is located with the "Lionshead Redeve/opment
Master P/an" land use category. Pursuant to the Plan, the "Lionshead
Redeve/opment Master P/an" land use category description,
"Included in this category are those properties which are identified as
being included in the Lionshead Redeve/opment Master P/an boundaries.
Properties /ocated within this /and use category shall be encouraged to
redeve/op, per the Master P/an recommendations, as it has been found
that it is necessary in order for Vail to remain a competitive four-season
resort. Uses and activities for these areas are intended to encourage a
safe, convenient and an aesthetically-pleasing guest experience. The
range of uses and activities appropriate in the Lionshead Redeve/opment
Master P/an (LRMP) land use category may include skier and resort
services, ski lifts, ski trails, base facilities, public restrooms, ticket sa/es,
clubs, public plazas, open spaces, parking and /oading/delivery
facilities/structures, public utilities, residential, lodges, accommodation
units, deed restricted employee housing, retail businesses, professional
and business offices, persona/ services, and restaurant uses. "
VII. SURROUNDING LAND USES AND ZONING
Land Use Zoninq
North: Right-of-Way N/A
South: Residential Lionshead Mixed Use 1 District
East: Residential Lionshead Mixed Use 1 District
West: Residential Lionshead Mixed use 1 District
An aerial vicinity map has been attached for reference (attachment B)
VIII. CRITERIA FOR REVIEW
Section 2.8 of the Lionshead Redevelopment Master Plan establishes the
authority for amendments to the master plan. Pursuant to Section 2.8,
"Future amendments to this master plan must be approved by resolution
or motion by the Town Council following a formal recommendation by the
P/anning and Environmenta/ Commission. "
Upon consideration of an amendment to the Lionshead Redevelopment Master
Plan, staff recommends that the Commission uses the following criteria to
evaluate the amendment proposal:
6
1. How have conditions changed since the plan was adopted?
Staff has reviewed the applicable elements of the Lionshead Redevelopment
Master Plan to determine how conditions may have changed within the
Lionshead Study Area that would warrant an amendment to the master plan
to allow for a future development site to be created on the North Day Lot and
the elimination of public loading and delivery from the site. In determining
how conditions may have changed, and to what extent any changes may
have occurred, staff believes it is important to first understand the goals,
objectives and policies of the Lionshead Master Plan and to apply these
factors to review of the proposed amendment.
Through the adoption of the master plan six fundamental design objectives
were set that relate to the entire Lionshead study area. The six design
objectives include:
o The pedestrian environment,
o Connections to the natural environment,
o Vehicular circulation,
o Transit,
o Service and delivery, and
o Parking
According to Section 1.2 Master Plan Framework, Transit,
"The master plan considers that an efficient and flexible public transit
system serving the entire Lionsead study area, including potential new
development in the west end district, is essential to its (Lionshead]
future. "
Pursuant to Subsection 1.3.5, Transit, Recommended Actions, the master plan
recommends the following actions be taken within Lionshead regarding public
transit,
o Create a transportation center on the North Day Lot to accommodate
local and regional transit, local shuttles, and charter buses.
o Remove the existing Concert Hall Plaza bus drop-off.
o Relocate the existing Lionshead Place regional bus stop to the
North Day Lot.
o Improve the now difficult left run from East Lionshead Circle onto the
South Frontage Road.
o Connect future development in West Lionshead to the Town of Vail in-
town transit route.
o Investigate alternative clean transit technologies.
o Investigate potential intermodal connections to future non-vehicular
regional transit systems.
7
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9
In accordance with Subsection 2.3.5, Improved Infrastructure, Policy Objectives,
the following policy objective is stated in the master plan,
"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."
Pursuant to Chapter 3, Existing Conditions Assessment and Problem
Identification,
"The initia/ task in the Lionshead master p/anning process was to conduct
a thorough assessment of existing physica/ and regulatory conditions in
the study area. The goa/ of this assessment was to identify the prob/ems,
opportunities, and constraints that the master plan recommendations
must recognize and address.
Furthermore, Subsection 3.8.3, Transit, of the master plan states,
"The only portion of the in-town shutt/e route where buses must bypass
the pedestrian environment and return to the South Frontage Road is in
the core area between the East Lionshead transit stop and Concert Hall
Plaza. This interruption in the dedicated shutt/e circuit forces buses to
make several left turns to get on and off the frontage road, frequently
causing de/ays in the transit schedule. To resolve the problem, the
p/anning team explored the concept of punching an interna/ transit route
through the pedestrian core or reserving a corridor for future transit
needs. Both of these ideas met with extreme resistance from residents
and business owners alike. Although there may be no physical
solution to this problem, the issue of how to connect the east half of
Lionshead to the west half must be considered a priority in all future
transportation and transit planning for the Town of Vail.
Chapter 4, Master Plan Recommendations — Overall Study Area, of the master
plan states,
"This section of the master plan addresses issues that affect Lionshead
as a who/e. These issues, and recommendations to address them,
should be considered in all planning and policy decisions as
Lionshead develops.
To that end, the following sections and subsections of the master plan provide
direction for consideration in all planning and policy decisions,
4.5 Public Transportation
An efficient transit system is critical to the character and environmental
quality of any pedestrian-oriented resort. Goa/s identified by the master plan
regarding transit include:
10
4.5.1 Connection to West Lionshead
West Lionshead consists of the West Day Lot, the Vail Associates service
center, the sanitation plant, the Holy Cross /ot, the former gas station site,
the Vail Professiona/ Building, and Cascade Crossing. Because it is an
area of potentially significant growth, it is important that it be fully
integrated into the Town of Vail transit system. The West Lionshead
properties are at the outside edge of the acceptable walking
distance to the ski yard (1200 feet). With a mixed use deve/opment in
the area which integrates a ski portal, retail space, office space and
residentia/ deve/opment, transit service to this area and interconnections
to other porta/s will be critica/ to deve/op in the future. In addition, the
update of the Vail Transportation Master P/an shall provide direction on
the ultimate /ocation of a Lionshead Transit Facility a/ong with needed
interconnections between ski porta/s, regiona/ transit stops, and other
transportation modes. The addition of a ski lift in this area would make
this area more viab/e to redeve/opment as it would be within the
acceptable walking distance of a lift (1,200 feet).
4.5.2 Maximum Efficiency and Utilization
The following recommendations are made to enhance the efficiency and
functionality of the Lionshead transit connections in anticipation of future
redeve/opment in the area:
4.5.2.3 Create a New Stop at the North Day Lot
Transportation Center
A new Town of Vail transit stop at the proposed
transportation center on the north day lot will replace the
existing stop at Concert Hall Plaza. Likely to be on the
west Vail transit routes, this stop will coordinate with the
regional bus stop and deliver west Vail transit riders to
the newly created north Lionshead pedestrian portal.
4.5.3 Addressing Existing Prob/ems
4.5.3.4 Concert Hall Plaza
It is recommended that the existing Concert Hall P/aza transit
stop be eliminated.
4.6.6 Creation of a New Transportation Hub on the North Day Lot
A principal component of the Lionshead transportation and
circulation network is the creation of a transportation center on the
north day lot. This facility will remove transit and service vehicles
from other areas of Lionshead and create a major new entry point
into the Lionshead pedestrian core. This concept is fully discussed
in chapter five.
11
Chapter 5, Detailed Plan Recommendations of the master plan examines
individual parcels and groups of parcels within the Lionshead Study Area. The
intent of the chapter, and the master plan as a whole, is to identify important
functional relationships and visual objectives within the district and to propose a
framework for the long-term redevelopment of Lionshead. The master plan is
not intended to limit or eliminate ideas relating to specific parcels; any
proposal consistent with this framework should be considered even if they
were not anticipated in this document. �th that said, the master plan
identifies the following detailed recommendations for the use of the North Day
Lot.
5.9 North Day Lot
"The north day lot should be developed as a community transportation
center to consolidate skier drop-off, local and regional transit, local and
regional private shuttles, and charter bus drop-off and pick-up (see
figure 5-13). A be/ow-grade service and delivery facility could be constructed
underneath the transit facility. By re/ocating these functions from their
existing /ocations to one easily accessib/e /ocation, this would improve the
quality of vehicular and pedestrian circulation in Lionshead and create a
significant new pedestrian portal into the center of the Lionshead retail
mall. Based upon the results of the traffic study (see appendix A), the
conceptual program for this facility is as follows:
a. Skier drop-off: Nine spaces are recommended at a minimum, but more
should be built if possible to accommodate other program e/ements.
b. Town of Vail transit: Two bus spaces are recommended to accommodate
the West Vail transit /oop and the possibility for an eastbound in-town
shutt/e stop.
c. Regional transit: One bus space is recommended
d. Charter buses: Three to four bus spaces are recommended.
e. Loca/ and regiona/ shutt/es: Four shutt/e van spaces are recommended at
a minimum.
A critical consideration in the planning and design of this facility will be
its impact on the adjacent Landmark Tower and Townhomes and the
Westwind. Depicted in figure 5-13a, a linear building is recommended
at the southern edge of the site to screen the lower levels of the
Landmark Tower from the transit center. This facility could house a bus
she/ter and waiting area, an information center, public restrooms, a small
food and beverage operation, and an e/evator core to the pedestrian mall
leve/ for ADA access needs. To the east, earthwork, landscaping, and/ or
other screening measures should be considered to buffer the Westwind. A
more comprehensive solution is to cover the facility with another level
or two of development — perhaps for offices or employee housing - or
with a roof. (Memorab/e European antecedents exist for grand, covered
transportation centers.) Specifically, the design of the transportation
center should address all impacts: visual, security, sound, and smell
that may affect adjacent properties. Both the Westwind and the
Landmark should be closely involved in the transit center planning and
design process.
12
Since the adoption of the Lionshead Master Redevelopment Plan, plans
were developed to locate a Transit Center at the North Day Lot.
Integrating the number of uses mentioned above and addressing the
neighborhood concerns regarding a transit center prompted the Town of Vail
to evaluate a/ternative /ocations for a transit center. A/ternative locations
include:
West Lionshead
Lionshead Parking Structure
North Day Lot
In 2006, the Town of Vail initiated an update of the Vail Transportation
Master P/an. In addition, the Town initiated a deve/opment competition
for the Lionshead Parking Structure which would include a transit facility.
It is recommended that the Transportation Master P/an update a/ong with
the conclusion of the Lionshead Parking Structure RFP process provide
direction on the ultimate /ocation for a Lionshead Transit Facility. "
Based upon our review of the Lionshead Redevelopment Master Plan, staff does
not believe that conditions have changed in the Lionshead Study Area that
warrant an amendment to the Lionshead Redevelopment Master Plan, as
proposed by the applicant. Staff believes that an amendment to the master plan
which creates a future development site on the North Day Lot comprising nearly
25,000 square feet, or rough 52% of the North Day Lot land area,
o significantly compromises the fundamental design objectives of the plan,
o results in substantial conflicts with Recommended Actions of the plan,
o negatively impacts the policy objective of providing improved
infrastructure within Lionshead,
o fails to positively address the Overall Master Plan Recommendations, and
o does not favorably implement the detailed plan recommends for future
development of the North Day Lot as previously determined.
Further, staff does not believe that the applicant has provided adequate evidence
of how conditions relating to the need for public transportation improvements
have changed that would warrant the creation of a future development site on the
North Day Lot. The amendment, as proposed, significantly compromises the
ability to implement the goals, objectives and policies of the master plan which
promote the construction of public transit improvements on the site yet still takes
into consideration the impact a transit facility will have on the adjacent Landmark
Tower and Townhomes and the Westwind. Specifically, the applicant has not
demonstrated how the creation of the future development site affords the
opportunity to address the all impacts visual, security, sound and smell that may
negatively affect adjacent properties. Staff believes that those impacts could be
more positively addressed by the applicant in the absence of the proposed future
development site and ensure that the future public transit improvements can be
designed to meet the service expectations of our guests and residents, as stated
in the master plan policy objectives.
Staff recommends that the applicant reconsiders the plans submitted to the Town
of Vail in 2003 which provides for a public transit use on the site along with
employee housing and improvements aimed at mitigating the impacts of the
13
development on the adjacent uses. It is staff's belief that the concepts described
in the 2003 proposal are in keeping with the original goals, objectives and
policies of the Lionshead Redevelopment Master Plan.
Staff acknowledges that conditions have changed in the Lionshead Study Area
which warrants the elimination of the proposed public loading and delivery
improvements and support that particular amendment to the master plan.
2. How is the plan in error'?
The Town staff has reviewed the Lionshead Redevelopment Master Plan and
believes that, while certain amendments to the master plan maybe necessary to
more accurately reflect certain changes and developments that have occurred
throughout the Lionshead Study Area since its adoption, the master plan is not in
error as it relates to the North Day Lot. Instead, staff believes that the master
plan remains both relevant and applicable to the general needs of the Lionshead
area as originally intended when it was adopted. For instance, the plan was not
in error when it states that,
And,
"An efficient transit system is critical to the character and
environmental quality of any pedestrian-oriented resort."
"An efficient and flexible public transit system serving the entire
Lionsead study area, including potential new deve/opment in the west
end district, is essential to its (Lionshead] future. "
And lastly,
"A principal component of the Lionshead transportation and
circulation network is the creation of a transportation center on the
north day lot. This facility will remove transit and service vehicles
from other areas of Lionshead and create a major new entry point
into the Lionshead pedestrian core. "
3. How would an addition, deletion, or change to the plan be in concert
with the plan in general?
As previously stated, it may be possible for a deletion or change to the plan to be
made that can be in concert to the master plan in general. For example, in 2003,
in response to the proposed demolition of the Sun Bird Lodge to facilitate the
redevelopment of the Core Site with the construction of the Arrabelle at Vail
Square Hotel, Vail Resorts Development Company provide the Town of Vail
Community Development Department with a set of proposed plans for the
development of a public transit facility, employee housing and offices on the
North Day Lot. The proposal utilizes the entire ground level of the North Day Lot
for public transit improvements and screening/buffering the improvements from
the adjacent uses. While more review and analysis of the proposal is required,
the concepts suggested in the proposal are far more in keeping with the goals,
objectives and policies of the master plan.
14
In this case, staff acknowledges and agrees that a deletion to the master plan of
the public loading and delivery improvements could be warranted as alternate
methods for addressing the loading and delivery needs in the Lionshead Study
Area have been evaluated and are presently being implemented.
IX. STAFF RECOMMENDATION
The Community Development Department recommends that the Town of Vail
Planning and Environmental Commission forwards a recommendation of denial
for a proposed text amendment to the Lionshead Redevelopment Master Plan,
pursuant to Section 2.8, Adoption and Amendment of the Master Plan, Lionshead
Redevelopment Master Plan, to amend those elements of the Master Plan
referencing the North Day Lot recommendations and requirements, to facilitate
the development of the site with a 120 bed employee housing project, a public
transportation center, and future development site, located at 600 West
Lionshead Circle.
Staff recommendation for denial is based upon a review of the evidence and
testimony presented and the review of the criteria outlined in Section VIII of this
memorandum. Specifically, staff finds that the applicant has failed to
demonstrate how conditions have changed to the public transportation needs
within the Lionshead Study Area that warrant an amendment to the master plan
creating a future development site on the North Day Lot.
Should the Planning and Environmental Commission choose to forward a
recommendation of denial to the Vail Town Council, staff recommends that the
Commission makes the following findings,
"Upon review of the application for an amendment to the Lionshead
Redeve/opment Master P/an, the Town of Vail P/anning & Environmental
Commission finds that conditions in the Lionshead Study area have not
changed with regard to the need for public transportation improvements on
the North Day Lot since the adoption of the master p/an which warrant the
proposed amendment, that the plan is not in error with regards to the
detailed p/an recommendations for the North Day Lot, and that the
proposed additions, de/etions, or changes as proposed by the applicant
are not in concert with the plan in general. Furthermore, the Commission
finds that the master plan, as adopted, adequately addresses the
proposed future uses of the North Day Lot as documented throughout the
master plan. "
X. ATTACHMENTS
Attachment A-"North Day Lot, Amendments to the Lionshead
Redevelopment Master Plan", dated February 21, 2008
Attachment B- aerial vicinity map
15
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1'II:Z
Maurlello Planning Group
Attachment A
I. Introduction
This application is submitted on behalf of Vail Resorts Development Company to clarify
statements within the Lionshead Redevelopment MaSter Plan (LNRMP). TheSe
amendments were developed in con�unction with the Town of Vail staff in order to
address site development activities through the development review process for the
North Day Lot in an efficient and comprehen5ive manner.
The �h1RMP was adopted by the Town Council in I 998 after several years in the review
and development proce5s. Many of the issues and direction found in the plan were
based upon planning and information available at that time. Now ten years later and
following the redevelopment of numerous parcels and new ideas about u5es for other
sites within Lionshead, some of the direction in the original plan reauires clarification and
modification to provide direction to the applicant and decision-making bodie5.
In the following sections are proposed text modifications and support analy5is for the
changes being propo�ed.
2. Proposed Amendments by Chapter of Lt1RMP
in this section the applicant has identified 5pecific provisions that we believe warrant
clarification or change5. The proposed revisions are in an underline and
format. We provide an applicant analysis at the end of each section being amended.
Chapter I — Executive 5ummarx
Applicant Proposed Amendment:
1.3.5 Transit
• Create dispersed transportation centers in Lionshead to
accommodate local and regional transit, local shuttles, skier drop off, and charter
buses. Locations for these facilities may include the North Dav Lot, the Lionshead
Parking Structure, and West Lionshead (aka EverVaill.
• Relocate the existing Lionshead Place regional bus stop to �e North Day Lot,
Lionshead Parkin� Structure, or West Lionshead area.
Applicant Analysis:
The Lf�RMP was re�rsed m 2007 to include language that directed the
transportation uses to the Lionshead Parking 5tructure and also referenced West
Lionshead as a location for certam transportation uses. This .�ection .should aLso
reflect the existing direction contained in Chapters 4 and 5 of the plan.
North Day Lot 1
Lionshead Redevelopment Master Plan Amendments
Applicant Proposed Amendment:
1.3.6 Service and Delivery
• Create a central service and delivery facility in conjunction with the proposed transit
facility on the North Day Lot jA central service and loadin f�acilitv was developed
bv Vail Resorts within the Arrabelle project (core sitel thus eliminating� the need for
an additional facilitv on the North Dav Lot1.
Applicant Analysi5:
As indicated above, a central loading and ser�rce facility has already been provided
wrthin Lionshead eliminating the need for� this public facility on the North Day Lot.
Chapter 3— Existing Condition5 Assessment
Applicant Proposed Amendment:
3.9.4 Vail Associates Employee Parking
Vail Associates currently utilizes two large surface parking lots within the study area for its
employee parking needs. The North Day Lot (see figure 3-15), with a capacity of appro�mately
105 cars, is located behind the Landmark tower and is the site proposed for a transportation
facility employee housin�, and other uses contemplated under the zoning on the propertv (LMLT-
1Zse��. The west day lot, located just west of the Marriott parking stnzcture, has an
approximate capacity of 160 cars and represents a significant development opportunity. Paxking
displaced by redevelopment of these sites must be replaced within the Lionshead study area to
satisfy the ground rule requiring no net loss of parking. The displaced parking will be provided in
West Lionshead within a parking structure included as part of the EverVail project.
Applrcant Analysis:
This amendment is added to simply clarify Vail Resorts intended 5olution to "no net
loss of parkmg. "
Chapter 4— Master Plan Recommendation5 — Overall Study Area
Applicant Proposed Amendment:
4.5.2.1 Relocate the Regional Transit Stop
It is recommended that the Lionshead regional transit stop, currently located at
the Lionshead Place cul-de-sac, be relocated to the proposed North Day Lot
, the Lionshead parking structure, and West Lionshead. This
will provide a Lionshead connection between the regional transit system and the
Town of Vail transit system. In addition, visitors and employees coming to
Lionshead by regional bus will arrive at a defined portal instead of the current
"back door" on Lionshead Place. Finally, this will remove the large regional
North Day Lot
Lionshead Redevelopmenf Master Plan Amendments
buses from West Lionshead Circle and Lionshead Place. It may be possible to
locate elements of a regional transit stop in the West Lionshead area in
conjunction with a new ski lift and parking facility. However, given its location
on the periphery of Lionshead, this area may not be the most viable location for a
regional transit stop. Notwithstanding the above, facilities for skier drop-off,
private shuttle vans and Town of Vail in-town buses should be included in the
design of the ski lift and parking facility. In 2006, the Town of Vail initiated an
update of the Vail Transportation Master Plan. In addition, the Town initiated a
development competition for the Lionshead Parking Structure redevelopment,
which would include a transit facility. It is anticipated that the Transportation
Master Plan update along with the conclusion of the Lionshead Parking Structure
redevelopment process will provide direction on the ultimate location for a
Lionshead Transit Facility andlor the type of transit facilities that may be
necessary in West Lionshead.
Applicant Analysi5:
The LfIRMP was re�rsed in 2007 to mclude language that directed the
transportation uses to the Lionshead Parking Structure and also referenced WeSt
Lionshead as a lacation far certain transportation uses. This sentence is clarified
given the new language included at the end of the paragraph,
Applicant Proposed Amendment:
4.5.2.3 Create a New Stop at the North Day Lot Transportation Center
A new Town of Vail transit stop at the proposed dispersed transportation center
on the North Day Lot will replace the existing stop at Concert I�all Plaza. Likely
to be on the west Vail transit routes, this stop will coordinate with the regional
bus stop and deliver west Vail transit riders to the newly created north Lionshead
pedestrian portal.
Applicant Analysis:
The Lf�RMP was re�rsed in 2007 to include language that directed the
transportation uses to the Lionshead Parkrng .5tructur�e and alSO referenced West
Lionshead as a locatron for certain transportation uses. lf the transportation center
is not deve%ped on the north day lot, this sentence needs ta be re�rsed so that the
"bus stop" is accommodated even though a transportation center might be located
elsewhere.
Applicant Proposed Amendment:
4.6.6 Creation of a New Transportation Hub on the North Day Lot
North Day Lot 3
Lionshead Redevelopment Master Plan Amendments
A principal component of the Lionshead transportation and circulation network is the
creation of dispersed transportation facilities se� in the Lionshead area °r *o��
�-�. This facility will remove transit and service vehicles from other areas of
Lionshead and create a rnajor new entry point into the Lionshead pedestrian core. All or
portions of these dispersed transportation facilities may be located on the North Dav Lot,
the Lionshead parking structure, or in West Lionshead. This concept is fully discussed in
chapter five.
Applicant Analysis:
The Lf�RMP was re�rsed in 2007 to include lan9uage that dir�ected the
transportation uses to the Lionshead Parking ,Structure and also referenced We.st
Lionshead as a location for certain transportation uses. The North Day Lot, a
pri�ately held parcel of land, cannot reasonably accommodate all of the
transpor�tation uses originally en�rsioned for this parcel given its small size, location,
and configuration, .5ome uses will more reasonably need ta be located m other
dispersed lacatians within Lionshead as identified by the Lf�RMP.
Applicant PropoSed Amendment:
, .
,
" v' -
- - �
�
Applicant Analysis:
This section is proposed to be de%ted in its entirety, The centralized loading and
delivery facility has already been deve%ped within the Arrabel% (core site) pro�ect.
Therefore, there is no longer a need for the same function on the north day lot,
Along with de%ting the text of this section, figure 4- l 3 on page 4-37 should also
be eliminated from the plan.
Applicant Proposed Amendment:
4.9.4 Potential Housing Sites
Following are specific sites that have been identified as suitable for locals and employee
housing (see Map W).
North Day Lot 4
Lionshead Redeve/opment Master Plan Amendments
4.9.4.3 Vail Associates Service Yard I3oly Cross Site, Vail Professional
Building, Cascade Crossing, North Day Lot, and the former gas
station site
All redevelopment in West Lionshead will need to conform to the Town's
housing policies and requirements. In order to create activity and vibrancy in
West Lionshead it is appropriate to include some dispersed employee housing
opportunities for permanent local residents in proposed developments in the area
consistent with these policies.
Perhaps the most promising locations to replace the Sunbird
affordable housing project and to conforrn to the Town's housing
policies and requirements for new employee housing generation in
Lionshead are the North Day Lot, Vail Associates service yard, and
Holy Cross site. However, housing is not the only use these three
properties will need to support. The North Day lot is considered to
be the preferred location for a significant housing project in
Lionshead to replace the Sunbird afFordable housing project and
provide housing for new employee generation. The North Day Lot
may also need to accommodate a transit center on the ground level of
the development site. Additionally, it may be necessary to develop a
higher revenue-generating product on a portion of the Vail
Associates service yard, Holy Cross, Vail Professional Building, and
Cascade Crossing sites in order to defray the cost of road and
infrastructure improvements.
In planning the site, the following issues need to be considered.
While it is important that buildings here be visually consistent with
the overall character of Lionshead, the desire to maximize the
housin�potential mav make appropriate the following deviations
from standard development parameters [moved from paragraph
below]:
a. Densi
The site offers a unique opportunity to achieve significant density.
�, It is recommended that the standards for density (units per
acre) be increased at this location to allow for a greater number of
employee housing units and live beds. While it is important that
buildings here be visually consistent with the overall character of
Lionshead, the desire to maacimize the housing potential may make
appropriate the following deviations from standard development
parameters.
b. Buildin� Hei��ht for Emplovee Housing
£�; It may be appropriate to allow for a greater overall building
height than is otherwise allowed under the Lionshead Architectural
Design Guidelines. Any increase in building height will need to be
reviewed on a case by case basis by the Town of Vail, and any
eventual building height will still need to be visually appropriate for
this location.
c. Parkin�
North Day Lot
Lionshead Redevelopment Masfer Plan Amendments
�=�, It may be appropriate to reduce the parking requirements for
employee housing at this location �iven the sites pro�mit;v to
transportation facilities, tobs, and pedestrian routes. In consideration
for reducing employee parking for the housin�provided on this site,
parkin� for other emplovees of the owner provided on this site
should be considered. Excess parkin�ma�be used to satis the no
net loss of parkin�policv or for future parkin� requirements of other
development on the properly (i.e., future lives beds).
d. Site Coverage and Landscape Area and Setbacks
Consideration should also be �iven to increasing site coverage and
reducin� setbacks and landscape area in order to maximize the
amount of emplovee housin� on the site and/or due to impacts
associated with the development of a public transportation facilitv on
the properiy. With anv deviation to development standards
prescribed in the master plan and zoning regulations, consideration
of impacts should be afforded to the nei ng boring residential uses to
the North Day Lot. An,��-n with such deviations will need to be
sensitive to creating good designs with miti�ation measures such as
heated sidewalks and wellplanned landscape rnaterials. Additionally
due to impacts from the Town's dispersed transportation center on
nei ng boring residential uses, miti�ation measures should be provided
to buffer and screen residential uses.
e. Encroachments on Town Land
The Town of Vail owns a small parcel of land on the north side of
the north dav lot which accommodates the pedestrian bridge over the
interstate highwav. This land was dedicated to the Town bv Vail
Associates in 1976. In order to allow for more e�cient la�out and
development of employee housing on the site and/or the dispersed
trans�ortation facility, the Town should give consideration to
allowing: development of emplovee housin� and/or transportation
uses on this parcel of land as part of the development of the north
day lot•
Applicant Analy.�is:
This site has 5pecial circumstances not generally applied to other properties in
Lionshead due ta the impositian of a public transportation facility. Due to this
recommendation of the master plan and the desire ta maximize employee housing
uses wrthin Lionshead area, special relief from deve%pment standar�ds should be
afforded to the property owner to help mitigate the impacts of ha�rng a significant
public facility on pri�ate land. This amendment helps pr�o�rde c%ar policy direction to
the Planning and En�rronmental Commission, the Town stafi; and the applicant.
North Day Lot 6
Lionshead Redevelopment Master Plan Amendments
Applicant PropoSed Amendment:
Figure 4-12 — Delete this figure found on page 4-35 as it is duplicative of �gure 5-13 found
on page 5-26
Figure 4-13 — Delete this figure found on page 4-3�
Chapter 5— Detailed Plan Recommendations
Applicant Proposed Amendment:
5.1 Lionshead Tourist Information Center
The Lionshead Tourist Information Center is currently located just west of the entry to
the Lionshead parking structure and is accessed directly off the frontage road. If the
entrance to the Lionshead parking structure is relocated as shown in figure 5-1 this
existing facility will need to be relocated. Potential locations for the center include the
Future Vail Civic Center, the parking structure, and West Lionshead *'�°'�� T^���be�
,,..,,.,.,,�.
Applicant Analysis:
Given all of the acti�rties proposed for tHe north day lot it is more appropriate to
consider other locations for a tourist.s ofiice. West Lionshead is perhaps a more
logical location 5ince it is on the western approach to Lionshead.
Applicant PropoSed Amendment:
5.8.3 Pedestrian Connections Through the Care Site
There is a critical north-south pedestrian connection between the ski yard and the
proposed "-�^°�� transportation and skier drop-off uses on the north day lot.
This connection will require at least one north-south penetration through the Vail
Associates core site, and there is an opportunity to create a second one, as shown
in figure 5-9. The east-west pedestrian corridor originating at the east Lionshead
pedestrian portal should also be extended into the Vail Associates core site,
connecting with the north-south corridors. These connections should be part of
the "primary retail mall" (see site design guidelines, chapter 6) to reinforce the
village character of the core. It is not necessary that flanking architectural forms
be completely separated in order to define pedestrian corridors. Instead,
opportunities to create significant architectural portals are encouraged to
highlight the transition from one public space into another.
Applicant Analysis:
North Day Lot
Lionshead Redevelopment Master Plan Amendments
This section is proposed to be modified so that it is not assumed that the
transpartation facility is necessarily de�e%ped on the north day lot but that some
transportatron uses are still planned and likely to be deve%ped there.
Applicant Proposed Amendment:
5.9 North Day Lot
While the North Day Lot is a privatel�parcel of land consideration should be ig ven
by the owner and the Town to including transportation related uses on a portion of the
Qround floor. Ideally the uses to be considered for the site should include ''''�° �^�*'� a^•�
skier drop-
off, local and regional transit, local and regional private shuttles, and charter bus drop-off
and pick-up (see figure 5-13).
. By relocating these functions from their
existing locations to e�e easily accessible locations, this would improve the quality of
vehicular and pedestrian circulation in Lionshead and create a significant new pedestrian
portal into the center of the Lionshead retail mall. Based upon the results of the traffic
study (see appendix A), the dispersed transportation facilities need to include: ss�se�`�
.,, .� ,. �,,;,, .� ,,;�;,., ; � .� ,,,,,�,�.
a. Skier drop-off: Nine spaces are recommended at a minimum, but rnore
should be built if possible to accommoda,te other program elements.
b. Town of Vail transit: Two bus spaces are recommended to accommodate the
West Vail transit loop and the possibility for an eastbound in-town shuttle
stop.
c. Regional transit: One bus space is recommended
d. Charter buses: Three to four bus spaces are recommended.
e. Local and regional shuttles: Four shuttle van spaces are recornmended at a
minimum.
It should be noted that the North Dav Lot is a small parcel of land and that the location
and shape of this parcel mav not allow for all of the uses identified above without having
si�nificant implications to tra�c circulation patterns and the owners ability to develop
the site with a quali development as allowed under zoning for the propert�the site is
considered one development site for the purposes of zoning,). There needs to be a balance
between the development �oals for the propertv and the impact of public uses on those
goals. In order to meet the obligations of agreements regarding the Arrabelle project
jcore site), at a minimum skier drop off must occur on this site. As discussed below, the
Lionshead parking structure and West Lionshead aiso provide opportunities for some of
the transportation functions identified above.
Given the impacts of a public transportation use and to maximize the opportunities for
emplovee housing on the property, development standards such as site coverage,
landscape area, setbacks, and building hei ng t rna�justed to afford more flexibilitv
to the propertv owner (see section 4.9.4.31 and approved bv the Plannin� and
Environmental Commission.
North Day Lot 8
Lionshead Redevelopment Master Plan Amendments
In order to create more efficiencv with the site development and to mitigate for the
presence of a public transportation facili on private properiv, the Town may allow for
encroachment of uses on the parcel of land owned by the Town on the north side of the
north dav lot. This encroachment may also help to mitig,ate impacts to adjacent
properties to the south bv maintainin�adequate setbacks. There mav be a need to move
or enhance the pedestrian bridge abutment and access as part of the transportation
facili .
A critical consideration in the planning and design of this facility will be its impact on the
adjacent Landmark Tower and Townhomes and the Westwind._Depicted in figure 5-13a,
a linear buildin�, screen, andlor landscape buffer is recommended at the southern edge of
the site to screen the lower levels of the Landmaxk properties � from the
transportation facilitv �se�}te�. If necessarv to provide adequate buffering a wall or
fence in excess of 6' could be considered. This screen �as�� could house a bus shelter
and waiting axea, an information center, public restrooms, a small food and beverage
operation, and an elevator core to the pedestrian mall level for ADA access needs. To the
east, earthwork, landscaping, and/ or other screening measures should be considered to
buffer the Westwind.
The dispersed transportation facilitv would be covered b�emplovee housing or other uses
conternplated bv the Lionshead Mixed Use Zoning -1 and an�ptions/deviations
discussedherein. �^,.o „ ..o,,o.,�;.,o �,,,,,+:,,r ;� �,. „ ,. ,.,,o � ,,;�;,�, ...:.,, ., ,.+,,o,.
�e�e� e� ��=e e��e=ti=e�e�e�—�e���--�'e� e�ses-ar�=�� ,. ,. .,,;+,, ,,.�
�
Specifically, the design of the transportation center should address all impacts: visual,
security, sound, and smell that may affect adjacent properties. Both the Westwind and
the Landmark should be closely involved in the transit center planning and design
process.
Since the adoption of the Lionshead Master Redevelopment Plan, plans were developed
to locate a Transit Center at the North Day Lot. Integrating the number of uses
mentioned above and addressing the neighborhood concerns regarding a transit center
prompted the Town of Vail to evaluate alternative locations for a transit center.
Alternative locations include:
West Lionshead
Lionshead Paxking Structure
North Day Lot
In 2006, the Town of Vail initiated an update of the Vail Transportation Master Plan. In
addition, the Town initiated a development competition for the Lionshead Parking
Structure which would include a transit facility. It is recommended that the
Transportation Master Plan update along with the conclusion of the Lionshead Parking
Structure RFP process provide direction on the ultimate location for a Lionshead Transit
Facility.
North Day Lot
Lionshead Redevelopment Master Plan Amendments
Applicant Analysis:
The Lf�RMP was re�rsed in 2007 to include language that directed the
transportatian uses to the Lionshead Parking 5tructure and also referenced West
Lionshead as a location for certain transportation u.ses. This amendment is neces.sary
to clarify some of the issues and problems associated with the Narth Day Lot. The
master plan is a conceptual document and the number of transportation uses
indicated for this site did not appropriately consider the impacts to the site, the
circulation implications to the ad�acent roadways, and the other needs for
deve%pment of the property and the desire far the Town to have dispersed
transportation facilities. The proposed amendment al5o recognize.s the physical
rreeds for a transportation facility on the property and it.s impact to typical
de�e%pment standards. Unlike most praperties in Lionshead, the need to
accommodate a si9nificant public facility places a.�pecial burden on this property.
Applicant Proposed Amendment:
Figure 5-13 - Amend this �gure on page 5-26 to reflect the current proposed development
opportunities for the North Day Lot as shown below:
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c:nes .ir� ro�u
xsnu„ '1A
<onm ��
CONC.EPTU�L SITE DEVEI.(��PMENT & CIRCULATIC>i�l OPTIOI�1
lANa51AflK
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HOUSINGAOOVE
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-' J!•' W"
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CONCFPTUAI SIYF DFVFI.OPMENT & CIRCUI.ATIUN OPTIQN
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North Day Lot
Lionshead Redevelopment Masfer Plan Amendments
10
3. Amendment Authority
The authority to amend the Lf1RMP is contained within 5ection 2.8 of the plan. it
states:
2.8 Adoption and Amendment of the Master Pian
The Lionshead Master Plan was adopted by resolution No. 14, Series of 1998, on
December 15th, 1998, by the Vail Town Council following a recommendation to approve
by the Planning and Envirorunental Commission. Future amendments to this master plan
must be approved by resolution or motion by the Town Council following a formal
recommendation by the Planning and Environmental Commission. Implementation
activities and ordinances will be approved in accordance with the Town of Vail
Municipal Code.
4. Review Criteria
The Lionshead Redevelopment Master Plan nor the Town Code contain any codified
review criteria for master plan amendment5. however, the Town has used the following
criteria in the past. We have also utilized the criteria hi5torically used by Staff.
A. 11ow have conditions changed since the plan was adopted?
Applicant Analysis:
The Lionshead Rede�e%pment Master Plan was origmally adopted in
l 998. lt is now almost l O years since the original adoptron and the Town
has experience si9nificant change throughout the Town in the form of
rede�e%pment, Additionally the Town 5 knowledge of circulation and
transportation has also improved with the re�rsions to the Town's
Transportation Master Plan. Much of the planning and study of the
transportation facilities wrthin the Town occurred after the adoption of the
Lf�RMP. Therefore, conditions ha�e changed wrth respect to
understanding the needs for� transit and other facilities throughout the
Town. These proposed amendments help maintain the master plan as
current and re%�ant as conditions change and new informatian is a�ailable.
B. tiow is the plan in error?
Applicant Analysis:
The Lionshead 2edeve%pment Ma.�ter Plan i5 in error only in that it doe5
reflect the current understanding of the circulation and transportation
needs of the Town. As rede�e%pment has occurred wrthin the Town so
ha�e the needs for� transportation facilities. The Town now recognizes the
need to address transportation facilities in a disper.sed fashion. The plan,
North Day Lot
Lionshead Redevelopment Master Plan Amendments
�
while�ust a recommending document, should be amended to reflect the
current reality of the transportation system wrthin Va�l. The proposed
amendments help to re.solve any errors that may currently be contained in
the document with respect to the North Day Lot.
C. How would an addition, deletion, or change to the plan be in concert with
the plan in general?
Applicant Analysis:
The proposed changes, additions and de%tions bring the Lianshead
Redeve%pment Master Plan up to date with the current knowledge and
understanding of the transportation needs within the Town and the desire
for a disper.sed system. The pr�oposed changes pro�rde c%ar direction to
the stafi and Town officials as well as the awner of the North Day Lot. The
propose changes are in concert with the plan in general.
North Day Lot 12
Lionshead Redevelopment Master Plan Amendments
PLANNING AND ENVIRONMENTAL COMMISSION
March 24, 2008
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
Commission Training, lunch was be served
12:30pm
MEMBERS PRESENT MEMBERS ABSENT
Rollie Kjesbo Anne Gunion
Michael Kurz
Bill Pierce
Scott Proper
Susie Tjossem
David Viele
Site Visits: 1:OOpm
1. Solar Vail — 501 North Frontage Road West
2. Vail Cascade Resort and Spa — 1300 Westhaven Road
Driver: Scot
A request for a final review for a development plan, pursuant to Section 12-61-11, development
Plan Required, Vail Town Code; a request for final review of a variance from Section 12-21-10,
Development Restricted, pursuant to Section 12-17-6, Criteria and Findings and Section 12-21-
16, Right of Appeal; and certain conditional uses, pursuant to Section 12-61-3, Conditional Uses,
Vail Town Code, to allow for a redevelopment of Solar Vail into a mixed use development to
include Type VI employee housing units, professional offices, and public utilities installations
including transmission lines and appurtenant equipment, located at 501 North Frontage Road
West, Lot 8, Block 2, Vail Potato Patch, and setting forth details in regard thereto. (PEC070052/
PEC08006/PEC080013)
Applicant: Sonnenalp Properties, Inc., represented by Gwathmey Pratt Schultz Lindall
Architects, P.C.
Planner: Scot Hunn
Development Plan (PEC070052)
ACTION: Approved with condition(s)
MOTION: Kjesbo SECOND: Kurz VOTE: 5-1-0 (Pierce opposed)
CONDITION(S):
1. The Developer shall revise the plans prior to or concurrent with any application
for Design Review to ensure the minimum standards for snow storage are met on-
site. A snow storage management plan may be provided in conjunction with any
requested variance from the standards to further demonstrate the Developer's
ability to comply with Town of Vail standards;
2. Prior to or concurrent with any application for Design Review, the Developer shall
submit a Master Sign Program and install signage within the parking areas
designating "office" parking and "residential/tenant" parking. Any plan submitted
shall included provisions regulating maintenance of the hammerhead in the winter
months free from snow storage and accumulation to ensure use by all vehicles;
Page 1
3. The Developer shall be required to submit a detailed and final lighting plan,
showing all 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;
4. The Developer shall be required to submit a final site re-vegetation and erosion
control plan inclusive of details showing all areas to receive native re-seeding and
specifying rates of application, as well as temporary irrigation to be used, with any
Design Review application;
5. The Developer shall submit final details for Design Review for any fence to be
located between the Red Sandstone Elementary School site and Solar Vail.
Detailing for any fence shall compliment and otherwise match the materials,
textures and colors used on the Solar Vail building;
6. The Developer shall be required to provide a building code and fire code analysis
with any submittal for building permit;
7. The Developer shall obtain an access easement agreement from the Town of Vail
for any and all driveway, grading, draingage, retainage, planting or other ancillary
improvements on, over or across Town owned Tract A. Such agreement shall be
required to be executed prior to or in conjunction with any building permit
application;
8. The Developer submits a complete set of civil engineered drawings of the
Approved Development Plans including the required off site improvements, to the
Town of Vail Community Development Department for review and approval of the
drawings, prior to making application for the issuance of a building permit for the
Solar Vail building improvements;
9. The Developer submits a site specific geologic investigation in conjunction with
any building permit application, in accordance with Section 12-21-15, Vail Town
Code, for any proposed development within a mapped Rock Fall Hazard areas;
10. The Developer shall address all the comments and conditions identified in the
memorandum from the Town Project Engineer dated February 14, 2008, in
conjunction with building permit application;
11. Pursuant to Chapter 12-23, Commercial Linkage, Vail Town Code, the Developer
shall provide 3.1 deed restricted bed(s), to be assigned to the approved office
uses on-site, perthe approved Employee Housing Mitigation Plan; and
12. The Developer shall provide the legally executed and duly recorded Type VI deed
restriction with the Eagle County Clerk & Recorder's Office for the on-site
employee housing units, and that said units shall sized according to the Town of
Vail minimum size requirements according to Chapter 12-23, Vail Town Code, and
be made available for occupancy, prior to the issuance of a temporary certificate
of occupancy for the Solar Vail project.
Variations to Development Standards
ACTION: Approved
MOTION: Kjesbo SECOND: Proper VOTE: 6-0-0
Page 2
Variance to 40% slope restrictions (PEC080013)
ACTION: Approved
MOTION: Kjesbo SECOND: Proper VOTE: 6-0-0
Conditional Use Permits (PEC080006)
ACTION: Approved with condition(s)
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
CONDITION(S):
The Conditional Use Permit granted for Professional Office uses will be subject to
"call up" by the Town, upon any determination by the Town that parking provided
on site is not adequate to accommodate the approved conditional uses on-site.
Scot Hunn presented an overview of the proposal and the Staff inemorandum.
Henry Pratt with GPSL Architects, applicant's representative, presented a summary of the
changes to the plans since the Commission's last hearing. He stated their objection to the
proposed condition No. 1 concerning parking designations. He continued by stating his objection
to condition No. 2. He stated that the site is severely constrained and that providing the required
snow storage on-site will be difficult without snowmelting the entire driveway. He stated that the
applicant has already agreed to snowmelt the hammerhead at the request of the Town of Vail
Fire Department. He stated that providing snowmelt for the remainder of the driveway and
surface parking areas will be cost prohibitive to the project and they requested the PEC grant
approval to not snowmelt the entire driveway; he suggested that the applicant may be amenable
to snowmelting parts of the driveway, in conjunction with using the exterior parking for temporary
snow storage. He reiterated that the applicant is willing to provide snow removal on an `as-
needed' basis, at the applicant's cost. He stated their objection to condition No. 12 as it would
be cost prohibitive to the project. He stated their objection to condition No. 15. He requested
that the developer be required to deed restrict employee housing units prior to requesting a final
Certificate of Occupancy, rather than at Temporary Certificate of Occupancy as stated in Staff's
condition No. 14. He conclude by showing a 3-D model of the project.
Commissioner Kurz asked Staff to clarify condition No. 1.
Scot Hunn clarified the rationale behind the condition.
Commissioner Kurz asked if snowmelt could be exchanged for the commercial parking spaces.
Scot Hunn and Tom Kassmel, Town Engnieer, responded that a snow management plan would
be necessary and that snow can not be stored in the street right-of-way.
Commissioner Kurz asked if waiving the fee associated with condition No. 12 was a possibility.
Tom Kassmel noted that this project will affect traffic and public transit. Fees for the Middle
Creek project were not waived, but were supplemented by the Town in order to complete a
greater level of work.
Commissioner Kurz asked if condition No. 13 could be eliminated.
Scot Hunn responded that the condition could be re-written.
Commissioner Kurz requested clarification of condition No. 14.
Page 3
Commissioner Tjossem asked the applicant to clarify the design of the proposed fence.
Henry Pratt clarified and noted that the school district supported the design.
Commissioner Viele recognized this is a large building. He is amenable to amending the snow
storage as long as a snow storage plan is provide. He does not support the Town's control of
the deed restrictions.
Commissioner Proper summarized the benefit of new employee housing, but noted the deficit of
snow storage, parking and the large building height.
Commissioner Kjesbo proposed removing condition Nos.1 and 13. He agreed with allowing a
deviation to snow storage with a snow management plan. He noted while Middle Creek met the
standards, they were subsidized the land. He noted that this is a very large building.
Jim Lamont, Vail Home Owner's Association, agreed with reducing parking on this project, if site
conditions make compliance with full requirement impractical, as an incentive for employee
housing. An additional floor of underground parking would improve access to the site. However,
he noted concern about the precedent this building would create with no screening or stepping of
the building. It would be inconsistent with the step down massing of the Middle Creek Affordable
Housing Project and the redeveloped Roost Lodge. The proposed building could look out of
place and exposed for many years, unless or until development was allowed to infill around it.
He would prefer to see a master plan with design guidelines for buildings along the North
Frontage Road instead of developer economics being used to differentiate standard between
public and private development projects in the same area. He proposed a compromise, noting
that no utilities are located in the 30-foot front utility easement, but should be relocated to the
adjacent Frontage Road right of way, and suggested the plan be revised to use that area to step
down the building. He suggested that new mass could be added to the front of the building or
higher masses could be lowered. He also noted that there was additional unallocated site
coverage and GRFA to accomplish the step backs without compromising the proposed
development program.
Ron Byrne noted that the density of Middle Creek may not have been enough, and this proposed
density better hits the mark. He noted that in the long term many buildings on the frontage road
may change in massing. He supports the design of the building.
Commissioner Pierce noted that a developer can build on this site, yet the Town has zoned their
property on this same hillside to prevent development. He asked for clarification about what
uses could be allowed on the site in the future. He asked the applicant to clarify the location of
the proposed cell phone antennas.
Henry Pratt clarified the locations. He continued by stating that ERWSD has indicated that
utilities are currently located in both easements. He also clarified the difference between
providing employee housing "beds" and employee housing "units", in response to condition No.
13. He reiterated their request to use the exterior parking spaces as temporary snow storage.
Warren Campbell suggested the Commission allow different deviations to the parking numbers
on a seasonal basis as part of the motion in order to address the snow storage issue.
Henry Pratt noted that since no improvements are needed for the Frontage Road, they do not
wish to pay a traffic impact fee.
Page 4
Commissioner Kjesbo clarified that parking will not be permitted on the Frontage Road, so the
applicant will need to manage their parking situation. Additionally, any conditional use permit
could be called-up if parking problems occurred.
Commissioner Kurz asked for clarification as to how the traffic impact fees would be used.
Tom Kassmel noted that the fees will be added to the traffic improvement funds and will likely be
used at the main roundabout.
Warren Campbell clarified the funds will be used within the vicinity of the project.
Commissioner Kjesbo made a motion to approve the development plan, with changes to the
Staff recommended conditions, inclusive of striking condition Nos. 1 and 12, and amending
condition Nos. 2 and 13.
Commissioner Pierce noted his concern about waiving traffic impact fees for the commercial
uses of the project.
Commissioners Kjesbo and Proper stated their opinion that the benefits of the project off-set the
requested waiver of traffic impact fees.
Commissioner Pierce voted against the development plan, noting his opposition to waiving the
commercial use traffic impact fees.
The Commissioners unanimously approved the other requests associated with this proposal.
2. A request for a final recommendation to the Vail Town Council on a major amendment to Special
Development District No. 4, Area A, Vail Cascade, pursuant to Article 12-9A, Special
Development District, Vail Town Code, to allow for an addition to the Vail Cascade Resort and
Spa by enclosing portions of two decks, located at 1300 Westhaven Drive/Cascade Village
Subdivision, and setting forth details in regard thereto. (PEC080007)
Applicant: L.O. Holding, Inc., represented by JG Johnson Architects
Planner: Nicole Peterson
ACTION: Approved with condition(s)
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
CONDITION(S):
1. That the Developer receives final review and approval of the proposed development
plan by the Town of Vail Design Review Board, prior to making an application for the
issuance of a building permit.
2. That the Developer meet the Commercial Linkage requirement set forth in Section 12-
23, Vail Town Code.
Nicole Peterson presented an overview of the proposal and the Staff memorandum.
There was no public comment.
Commissioner Viele disclosed his firm reviewed a similar construction project with the applicant,
but is not under contract for any work and does not have a conflict of interest. He noted the
substantial cost of the employee housing fees being assessed for this minimal addition.
Commissioner Proper had no comment.
Page 5
Commissioner Kjesbo clarified that the employee housing fees were associated with a
restaurant. He agreed with Commissioner Viele that the fees are very high for restaurant uses,
and will likely discourage future restaurants.
Commissioner Kurz had no comment.
Commissioner Tjossem noted her concern regarding the amount of the employee housing fee.
Commissioner Pierce noted his concerns about the amount of employee housing fee, especially
when evaluated on a per square foot basis.
Rick Burcham, of Destination Resorts, stated that they are preparing a request for a waiver from
the employee housing fees.
Bill Gibson noted that pursuant to Chapter 12-23, Commercial Linkage, Vail Town Code, a
deviation to the required employee housing mitigation rates is possible.
Commissioner Kjesbo made a motion to approve with an amended condition from Staff's
recommended condition that originally stated, "Thaf fhe Deve%perpays ir� fu//, the emp/oyee
housing rnifigafior� fee of $249, 63> 50 prior fo fhe issuance of a,bui/dr�g permit. " The cond ition
was changed to, °That the Deve%per meet the Commercia/ Lir�lrage requireme�f sef forfh ir�
Secfion 12-23, I/ai/ Tov�n Code. "
3. A request for a final review of a variance from Section 14-3-1, Residential and Commercial
Access, Driveway and Parking Standards, Vail Town Code, pursuant to Chapter 12-17,
Variances, to allow for a driveway in excess of the maximum allowable grades, located at 660
West Lionshead Circle/ Lot 8, Block 1, Vail Lionshead Filing 3, and setting forth details in regard
thereto. (PEC080011)
Applicant: Lion Square Lodge North Condominium Association, represented by Viele
Development, LLC
Planner: Bill Gibson
ACTION: Approved with condition(s)
MOTION: Kjesbo SECOND: Tjossem VOTE: 5-0-1 (Viele recused)
CONDITION(S):
1. This approval is contingent upon the applicant obtaining Town of Vail approval of the
associated design review applications.
Commissioner Viele recused himself due to a conflict of interest. He added that he would leave
for the remainder of the meeting as there were no further items to discuss. He was in support of
approval of the minutes from March 10, 2008.
Bill Gibson presented an overview of the proposal and the Staff inemorandum.
Tom Kassmel, Town Engineer, spoke in favor of the variance request.
Kieth Odza, representing the Motenareous Condominiums, stated their support for the variance
request.
Chris Ratslof, representing The Antlers, stated their support for the variance request.
Commissioner Pierce noted the letter that was received by the Commission from Rob Levine of
The Antlers further noting their support for the proposal.
Page 6
There was no Commissioner comment.
4. A request for final review of a major exterior alteration, pursuant to Section 12-7B-7, Exterior
Alterations or Modifications, a request for a conditional use permit pursuant to Section 12-7B-5,
Permitted and Conditional Uses; Above Second Floor, a request for variances from Section 12-
7B-15, Site Coverage, and Section 12-7B-16, Landscaping and Site Development, pursuant to
Chapter 12-17, Variances, and a request for amendments to an adopted view corridor pursuant
to Section 12-22-5, Amendments, and Section 12-22-6, Encroachments into Existing View
Corridors, Vail Town Code, to allow for the re-development of the Clock Tower Building (Gorsuch
Ltd. Building) to include three floors of above grade structure, a new clock tower, and an eating
and drinking establishment above the second floor, located at 263 East Gore Creek Drive/Lots D
and E, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC070025)
Applicant: Gorsuch Ltd. and John P. McBride, represented by Resort Design Associates
Planners: Warren Campbell/Scot Hunn
ACTION: Table to April 14, 2008
MOTION: Kjesbo SECOND: Kurz VOTE: 5-0-0
5. A request for a final recommendation to the Vail Town Council of a proposed amendment to the
Lionshead Redevelopment Master Plan, pursuant to Section 2.8, Adoption and Amendment of
the Master Plan, Lionshead Redevelopment Master Plan, to amend those elements of the
Master Plan referencing the North Day Lot recommendations and requirements to facilitate the
redevelopment of the site with an employee housing project, transportation center, and future
development site, located at 600 West Lionshead Circle/Lot 1, Block 1, Vail Lionshead Filing 3,
and setting forth details in regard thereto. (PEC080008)
Applicant: Vail Resorts Development Company, represented by the Mauriello Planning Group,
LLC
Planner: Warren Campbell/George Ruther
ACTION: Table to April 14, 2008
MOTION: Kjesbo SECOND: Kurz VOTE: 5-0-0
6. A request for final review of a major exter
Alterations Or Modifications, and conditiona
And Conditional Uses; First Floor or Street
Day Lot with a structure containing Type
Lionshead Circle/Lot 1, Block 1, Vail Lion
thereto. (PEC080009)
�r alteration pursuant to Section 12-7H-7, Exterior
use permit pursuant to Section 12-7H-3, Permitted
Level, to allow for the redevelopment of the North
III employee housing units, located at 600 West
head Filing 3, and setting forth details in regard
Applicant: Vail Resorts Development Company, represented by the Mauriello Planning Group,
LLC
Planner: Warren Campbell/George Ruther
ACTION: Table to April 14, 2008
MOTION: Kjesbo SECOND: Kurz VOTE: 5-0-0
7. A request for final review of a conditional use permit pursuant to Section 12-7H-5, Conditional
Uses; Generally (On All Levels Of A Building Or Outside Of A Building), Vail Town Code, to
facilitate the construction of a public building, grounds, and facilities (transportation center) on
the North Day Lot, located at 600 West Lionshead Circle/Lot 1, Block 1, Vail Lionshead Filing 3,
and setting forth details in regard thereto. (PEC080010)
Applicant: Town of Vail
Planner: Warren Campbell/George Ruther
ACTION: Table to April 14, 2008
MOTION: Kjesbo SECOND: Kurz VOTE: 5-0-0
8. Approval of March 10, 2008 minutes
Page 7
Motion: Approved with modifications
MOTION: Kjesbo SECOND: Kurz
9. Information Update
VOTE: 6-0-0
Commissioner Kjesbo asked for a brief presentation on the adopted wildfire roofing ordinances
at the following meeting.
10. Adjournment
MOTION: Kurz SECOND: Tjossem
VOTE: 5-0-0
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479-2138 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 March 21, 2008, in the Vail Daily.
Page 8
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TawN o� vArL �'
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code, on April 14, 2008, at 1:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a final recommendation to the Vail Town Council for a major amendment to
Special Development District No. 6, Vail Village Inn, pursuant to Article 12-9A, Special
Development District, Vail Town Code, to allow for an addition to the Osaki's Sushi
restaurant, located at 100 East Meadow Drive/Lot O, Block 5D, Vail Village Filing 1, and
setting forth details in regard thereto. (PEC080016)
Applicant: Takeshi and Kazue Osaki, represented by K.H. Webb Architects
Planner: Bill Gibson
A request for a final review of a variance from Section 12-6D-10, Landscaping And Site
Development, Vail Town Code, pursuant to Chapter 12-17, Variances, to allow for a
decrease in the required minimum landscaping area, located at 1715 Geneva
Drive/Parcel 3 of Lot 7, Matterhorn Village, and setting forth details in regard thereto.
(PEC080017)
Applicant: Dave Hilb, represented by John Martin Architect
Planner: Bill Gibson
A request for a final recommendation to the Vail Town Council of a proposed
amendment to the Vail Village Master Plan, pursuant to Section VIII-C, Adoption,
Extensions, and Amendments, Vail Village Master Plan, to amend Sub-Area 4,
Transportation Center, to facilitate the redevelopment of the site with employee housing,
commercial, and office uses, located at 241 South Frontage Road East/Tracts B and C,
Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. (PEC080015)
Applicant: Town of Vail
Planner: George Ruther
A request for final review of an amendment to an approved major exterior alteration,
pursuant to Section 12-7H-7, Major Exterior Alterations or Modifications, Section12-23-8,
Commercial Linkage, Section 12-24-8, Inclusionary Zoning, Vail Town Code, to allow for
a change in the approved housing mitigation plan, located at 701 and 705 West
Lionshead Circle/part of Lot 1, Block 2, Vail Lionshead Filing 3, and setting forth details
in regard thereto. (PEC080014)
Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group LLC
Staff/Planner: Nina Timm/Warren Campbell
The applications and information about the proposals are available for public inspection
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend project orientation and the site visits that
precede the public hearing in the Town of Vail Community Development Department.
Please call 970-479-2138 for additional information.
Sign language interpretation is available upon request, with 24-hour notification. Please
call 970-479-2356, Telephone for the Hearing Impaired, for information.
Published March 28, 2008, in the Vail Daily.
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