HomeMy WebLinkAbout2008-0908 PECPLANNING AND ENVIRONMENTAL COMMISSION
September 8, 2008
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
Traininq — Roles & Responsibilities (Lunch will be served) 12:00 PM
10 Minutes
1. A request for a final review of a major exterior alteration, pursuant to Section 12-7H-7, Major
Exterior Alterations or Modifications, Vail Town Code, to allow for the construction of a dwelling
unit at the Lionshead Inn, located at 705 West Lionshead Circle/Lot 1, Block 2, Vail Lionshead
Filing 3, and setting forth details in regard thereto. (PEC080050)
Applicant: Lionshead Inn, LLC, represented by Mauriello Planning Group
Planner: Bill Gibson
ACTION:
MOTION: SECOND: VOTE:
60 M i n utes
2. A request for a work session for review of a major exterior alteration, pursuant to Section 12-7H-
7, Exterior Alterations or Modifications; and requests for conditional use permits, pursuant to
Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden Level; Section 12-7H-3,
Permitted and Conditional Uses, First Floor or Street Level; 12-7H-4, Permitted and Conditional
Uses; Second Floor and Above, Vail Town Code, to allow for the redevelopment of the
Evergreen Lodge, with dwelling units, accommodation units, employee housing units, conference
facilities and meeting rooms on the basement level, multi-family dwelling units on the first floor,
and an eating and drinking establishment on the second floor, located at 250 South Frontage
Road West/Lot 2, Block 1, Vail Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
ACTION: Table to September 22, 2008
MOTION: SECOND: VOTE:
5 Minutes
3. A request for a final recommendation to the Vail Town Council on a major amendment to Special
Development District No. 6, Village Inn Plaza, pursuant to Article 12-9A, Special Development
District, Vail Town Code, to allow for the conversion of an existing office and retail space to
residential for an addition to an existing dwelling unit, located at 68 Meadow Drive (Village Inn
Plaza)/Lot O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC080049)
Applicant: Village Inn Plaza, represented by Colorado Company
Planner: Nicole Peterson
ACTION: Table to September 22, 2008
MOTION: SECOND: VOTE:
Page 1
4. A request for a final recommendation to the Vail Town Council, pursuant to Chapter VIII, Section
3, Amendment Process, Land use Plan, for the adoption of a new land use category and
amendments to the official Land Use Plan Map to allow for the designation of the "Chamonix
Master Plan" area; a request for a final recommendation to the Vail Town Council for a zone
district boundary amendment, pursuant Section 12-3-7, Amendment, Vail Town Code, to rezone
Parcel A of Tract D, Vail Das Shone, Filing No. 1, from Commercial Core III (CC3) District to
Housing (H) District, and to rezone Parcel B of Tract D, Vail Das Shone, Filing No. 1, from Two-
Family Primary/Secondary Residential (PS) District to Housing (H) District; and a request for a
final recommendation to the Vail Town Council, pursuant to Chapter 12-61-11, Development
Plan Required, Vail Town Code, to allow for the adoption of a development plan for the
construction of a fire station and employee housing on the "Chamonix Site", located at 2399
North Frontage Road West, Parcel(s) A and B, Vail Das Shone, Tract D, Filing No. 1, and setting
forth details in regard thereto. (PEC080037, PEC080040, PEC080041)
Applicant: Town of Vail, represented by Stan Clauson Associates, Inc.
Planner: Warren Campbell
ACTION: Withdrawn
5. A request for a recommendation to the Vail Town Council on a proposed major amendment to
Special Development District No. 39, Crossroads, pursuant to Article 12-9(A), Special
Development District, Vail Town Code, to allow for the enclosure of a pedestrian pathway
through the southwest wing of the approved structure and creation of commercial square
footage; located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and setting
forth details in regard thereto. (PEC080034)
Applicant: Solaris LLC, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Withdrawn
6. Approval of August 25, 2008 minutes
MOTION: SECOND: VOTE:
7. Information Update
8. Adjournment
MOTION: SECOND: VOTE:
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of 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 September 5, 2008, in the Vail Daily.
Page 2
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Department of Community Development
DATE: September 8, 2008
SUBJECT: A request for a final review of a major exterior alteration, pursuant to Section 12-
7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for the
construction of a dwelling unit at the Lionshead Inn, located at 705 West
Lionshead Circle/Lot 1, Block 2, Vail Lionshead Filing 3, and setting forth details
in regard thereto. (PEC080050)
Applicant: Lionshead Inn, LLC, represented by Mauriello Planning Group
Planner: Bill Gibson
I. SUMMARY
The Applicant, Lionshead Inn, LLC, represented by Mauriello Planning Group, is
requesting a final review of a major exterior alteration pursuant to Section 12-7H-7,
Major Exterior Alterations or Modifications, Vail Town Code, to allow for the construction
of a dwelling unit at the Lionshead Inn, located at 705 West Lionshead Circle/Lot 1,
Block 2, Vail Lionshead Filing 3, and setting forth details in regard thereto.
Based upon Staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends approval, with conditions, of this request subject to the findings and
conditions noted in Section VIII of this memorandum.
II. DESCRIPTION OF THE REQUEST
The Applicant, Lionshead Inn, LLC, represented by Mauriello Planning Group, is
requesting a final review of a major exterior alteration pursuant to Section 12-7H-7,
Major Exterior Alterations or Modifications, Vail Town Code, to allow for the construction
of a dwelling unit at the Lionshead Inn, located at 705 West Lionshead Circle/Lot 1,
Block 2, Vail Lionshead Filing 3.
This new dwelling unit would function as a"temporary model uniY' for the Applicant's
proposed redevelopment of the Lionshead Inn and Lionshead Inn Annex (aka Fabulous
Vail Glo Lodge) as part of the proposed Strata development project. The Applicant is
proposing to convert three existing, fourth-floor accommodation units into a single
proposed dwelling unit with the finishes of a proposed Strata unit. The Applicant is
proposing to utilize this new model unit for marketing purposes prior to the Applicant's
anticipated demolition of the Lionshead Inn building.
On October 22, 2007, the Planning and Environmental Commission approved a similar
request to allow the Applicant to construct this model unit for one ski season (2007-
2008). However, the Applicant did not construct the unit and this approval has since
expired. The Applicant is now request that approval of a temporary model unit be valid
for two years until December 31, 2010.
A vicinity map (Attachment A), the Applicant's request (Attachment B), and the proposed
architectural plans (Attachment C) have been attached for reference.
III. BACKGROUND
The subject site was annexed into the Town of Vail on August 23, 1969, through
Ordinance 8, Series of 1969. The subject site was originally platted as part of the Vail
Lionshead, Filing 3 Subdivision on October 12, 1971; and the existing Lionshead Inn
was constructed in 1974. The subject site was re-zoned from Commercial Core 2 to
Lionshead Mixed Use 1 on March 16, 1999, through Ordinance 4, Series of 1999.
On October 22, 2007, the Planning and Environmental Commission approved a similar
request to allow the Applicant to construct a temporary model unit for one ski season
(2007-2008). However, the Applicant did not construct the unit last ski season and
operated the hotel as usual. The approval for the temporary model unit has since
expired.
The Applicant also obtained Planning and Environmental Commission approval of the
overall Fogata redevelopment project on October 22, 2007; and submitted full building
permit applications for Town review on August 13, 2008.
IV. APPLICABLE PLANNING DOCUMENTS
A. Title 12, Zoning Regulations, Vail Town Code
CHAPTER 12-1, TITLE, PURPOSE AND APPLICABILITY (in part)
Section 12-1-2: Purpose:
A. General: These regulations are enacted for the purpose of promoting the
health, safety, morals, and general welfare of the Town, and to promote the
coordinated and harmonious development of the Town in a manner that will
conserve and enhance its natural environment and its established character as a
resort and residential community of high quality.
8. Specific: These regulations are intended to achieve the following more specific
purposes:
1. To provide for adequate light, air, sanitation, drainage, and public
facilities.
2. To secure safety from fire, panic, flood, avalanche, accumulation of
snow, and other dangerous conditions.
3. To promote safe and efficient pedestrian and vehicular traffic
circulation and to lessen congestion in the streets.
4. To promote adequate and appropriately located off-street parking and
loading facilities.
5. To conserve and maintain established community qualities and
economic values.
6. To encourage a harmonious, convenient, workable relationship among
land uses, consistent with Municipal development objectives.
7. To prevent excessive population densities and overcrowding of the
land with structures.
8. To safeguard and enhance the appearance of the Town.
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9. To conserve and protect wildlife, streams, woods, hillsides, and other
desirable natural features.
10. To assure adequate open space, recreation opportunities, and other
amenities and facilities conducive to desired living quarters.
11. To otherwise provide for the growth of an orderly and viable
community.
ARTICLE 12-7H: LIONSHEAD MIXED USE 1(LMU-1) DISTRICT (in part)
Section 12-7H-1: Purpose:
The Lionshead Mixed Use 1 District is intended to provide sites for a mixture of
multiple-family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge
dwelling units, restaurants, offices, skier services, and commercial
establishments in a clustered, unified development. Lionshead Mixed Use 1
District, in accordance with the Lionshead Redevelopment Master Plan, is
intended to ensure adequate light, air, open space and other amenities
appropriate to the permitted types of buildings and uses and to maintain the
desirable qualities of the District by establishing appropriate site development
standards. This District is meant to encourage and provide incentives for
redevelopment in accordance with the Lionshead Redevelopment Master Plan.
This Zone District was specifically developed to provide incentives for properties
to redevelop. The ultimate goal of these incentives is to create an economically
vibrant lodging, housing, and commercial core area. The incentives in this Zone
District include increases in allowable gross residential floor area, building height,
and density over the previously established zoning in the Lionshead
Redevelopment Master Plan study area. The primary goal of the incentives is to
create economic conditions favorable to inducing private redevelopment
consistent with the Lionshead Redevelopment Master Plan. Additionally, the
incentives are created to help finance public off-site improvements adjacent to
redevelopment projects. With any development/redevelopment proposal taking
advantage of the incentives created herein, the following amenities will be
evaluated: streetscape improvements, pedestrian/bicycle access, public plaza
redevelopment, public art, roadway improvements, and similar improvements.
B. Lionshead Redevelopment Master Plan
Section 2.3 Policy Objectives (in part)
2.3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redevelopment to become a warmer,
more vibrant environment for guests and residents. Lionshead needs an
appealing and coherent identity, a sense of place, a personality, a purpose, and
an improved aesthetic character.
2.3.3 Stronper Economic Base Throuph Increase Live Beds
In order to enhance the vitality of Vail, renewal and redevelopment in Lionshead
must promote improved occupancy rates and the creation of additional bed base
(`7ive beds" or "warm beds') through new lodging products.
Section 4.13 Live Beds
The maintenance, preservation, and enhancement of the live bed base are
critical to the future success of Lionshead and as such, special emphasis should
be placed on increasing the number of live beds in Lionshead as the area
undergoes redevelopment. The Lionshead area currently contains a large
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percentage of the Town's overall lodging bed base. The bed base in Lionshead's
consists of a variety of residential and lodging products including hotels,
condominiums, timeshares and hybrids of all three. The vast majority of live
beds in Lionshead are not accommodation units in hotels, but instead, in dwelling
units in residential condominiums such as the Vail 21, Treetops, Antlers Lodge,
Lion Square Lodge, Lifthouse Lodge, Landmark Tower and Townhomes,
Lionshead Arcade, and Montaneros, all of which have some form of
rental/property management program that encourages short term rental of
dwelling units when the owners are not in residence. It has been the experience
in Lionshead that condominium projects which include a voluntary rental
management program have occupancy rates which exceed the occupancy rate
of hotel products, and therefore tend to provide more live beds and produce more
lodging tax revenues to the Town.
Applications for new development or redevelopment which maintain, preserve,
and enhance the live bed base in Lionshead have a significantly greater chance
of approval in the development review process than those which do not.
4.13.1 Live Bed Definition
Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are defined
as residential or lodging rooms or units that are designed for occupancy
by visitors, guests, individuals, or families, on a short term rental basis. A
live bed may include the following residential products: accommodation
units, fractional fee club units, lodge dwelling units, timeshare units,
attached accommodation units (i.e., lock-off units), and dwelling units
which are included in a voluntary rental management program and
available for short term rental.
4.13.2 Location of Live Beds
Live beds should be located in Lionshead pursuant to the Lionshead
Mixed Use 1 and 2 zone districts. All properties within Lionshead, when
developing or redeveloping and providing new residential or lodging
products, should provide live beds as defined herein.
4.13.3 Hotel-types of Services and Amenities
To aid in the furtherance of Policy Objective 2.3.3 of the Plan, the creation
of additional live beds should include hotel-types of services and
amenities. Such services and amenities may include, but not be limited
to, the operation of a front desk, registration/reservation capabilities,
recreational amenities, guest drop-off, on-site management, etc. These
types of services and amenities in multiple family residential dwellings will
increase the likelihood that the dwelling units will be made available for
short term occupancy and help to promote improved occupancy rates.
4.13.4 Review of New Development and Redevelopment Projects
The Planning and Environmental Commission shall consider the policies
and direction given by this Plan with respect to live beds when reviewing
new development and redevelopment projects in Lionshead. Applications
for new development or redevelopment shall maintain the live bed base in
Lionshead. Applications for new development and redevelopment which
enhance the live bed base have a significantly greater chance of approval
in the development review process than those which do not. A proposal's
adherence to the policies contained in the adopted master plan will be
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one of the factors analyzed by staff, the Planning and Environmental
Commission (PEC), the Design Review Board (DRB), and the Town
Council (as applicable) in determining whether to approve or disapprove
the specific proposal.
Chapter 5, Detailed Plan Recommendations (in part)
Lionshead Inn, Lionshead Annex, Enzian Cluster
Redevelopment and/or enhancement of the buildings in this cluster at West
Lionshead Circle and South Frontage Road (see figure 5-19) is encouraged.
5.15.1 The Pedestrian Street
The existing structures are recessed from the street, elevated above it, and
separated from it by surface parking lots. To improve the pedestrian character of
the neighborhood, a better relationship with the street is desirable. The principal
objective for redevelopment in this area is to engage the surrounding pedestrian
environment, either by adding building elements toward the street or by lowering
the finish grade at the entries so that they are closer to the level of the street.
5.15.2 Access and Street Frontage
The existing accesses into these properties should be adjusted to align with the
opposing curb cuts on the east side of West Lionshead Circle. The street edge
should be strengthened for pedestrian use with landscaping, enhanced signage,
and retaining walls as described in the site design guidelines, chapter six. The
Lionshead Inn secured a permit in the past which is now expired to add another
vehicular access point from the South Frontage Road, and the property owner is
encouraged to pursue the opportunity to screen the surface parking lot on the
north and regrade the lot to reduce the significant cross-slope.
5.15.3 Building Height
Because it sits considerably above the frontage road, the Lionshead Inn is
encouraged to explore a ground level or lower floor infill solution if development
scenarios are pursued. Additional building height, if proposed, must conform to
the design guidelines.
5.15.4 Preservation of Existing Live Beds
The Lionshead Inn and Lionshead Annex presently contain 85 accommodation
units. Given the importance and need for live beds to the vitality and success of
the community, any future redevelopment of the sites shall ensure the
preservation of short term accommodation on the site. The preservation of live
beds should focus on maintaining the number of existing live beds and the
amount of gross residential square footage devoted to that use on the site. With
this in mind, the quality of the existing live bed base could be upgraded and the
rooms could be reconfigured to create increased lodging opportunities. In no
instance, however, shall the amount of gross residential floor area devoted to live
beds be reduced. The construction of "attached accommodation units'; "lodge
dwelling units'; "timeshare units'; "fractional fee club units'; and dwelling units in
a voluntary rental program, as defined in the Zoning Regulations, could
significantly increase the availability of short term rental opportunities within the
building.
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V. ZONING ANALYSIS
Zoning: Lionshead Mixed Use 1 District
Land Use Plan Designation: Lionshead Redevelopment Master Plan Area
Current Land Use: Lodge
Development Standard Existinq Required Proposed Required Net Chanqe
Parking 2.1 spaces 1.4 spaces -0.7 spaces
Note: no other development standards are affected by this proposal.
VI. SURROUNDING LAND USES AND ZONING
Land Uses Zoninq
North: S. Frontage Road and I-70 Not Zoned
South: Multiple-Family Lionshead Mixed Use 1 District
East: Mixed Use Lionshead Mixed Use 1 District
West: Multiple-Family Lionshead Mixed Use 1 District
VII. MAJOR EXTERIOR ALTERATION REVIEW CRITERIA
Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the review criteria for
major exterior alteration applications proposed within the Lionshead Mixed Use 1(LMU-
1) District. According to Section 12-7H-8, Vail Town Code, a major exterior alteration
shall be reviewed for compliance with the following criteria:
1. That the proposed major exterior alteration is in compliance with the purposes
of the Lionshead Mixed Use 1 zone district;
Staff Response:
The purposes of the Lionshead Mixed Use 1 District are stated in Section 12-7H-1,
Purpose, Vail Town Code. As stated, the Lionshead Mixed Use 1 Zone District is
intended to provide sites within the area of Lionshead for a mixture of multiple-family
dwellings, hotels, fractional fee clubs, restaurants, skier services and
commercial/retail establishments. The development standards prescribed for the
district were established to provide incentives for development in accordance with
the goals and objectives of the Lionshead Redevelopment Master Plan.
The Applicant is proposing to convert three existing accommodation units into a
temporary dwelling unit. This dwelling unit will be a model of a proposed Strata unit
used for marketing purposes by the Applicant to facilitate the pre-sale of units the
Applicant considers necessary for proceeding with the demolition and redevelopment
of the Lionshead Inn building.
Although there will be a temporary displacement of "hot beds", Staff believes the
proposed major exterior alteration conforms to these policy objectives since the
proposed new dwelling unit will facilitate the Applicant's proposed demolition and
redevelopment of the Lionshead Inn and Lionshead Inn Annex. Therefore, Staff
finds that the major exterior alteration application complies with the intent of the zone
d istrict.
�
2. That the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan;
Chapter 2: Introduction
Section 2.3 of the Lionshead Redevelopment Master Plan outlines the six policies
objectives of the plan:
1) Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a
warmer, more vibrant environment for guests and residents. Lionshead
needs an appealing and coherent identity, a sense of place, a personality,
a purpose, and an improved aesthetic character.
2) Vitality and Amenities
We must seize the opportunity to enhance guest experience and
community interaction through expanded and additional activities and
amenities such as performing arts venues, conference facilities, ice rinks,
streetscape, parks and otherrecreational improvements.
3) Stronger Economic Base Through Increased Live Beds
In order to enhance the vitality and viability of Vail, renewal and
redevelopment in Lionshead must promote improved occupancy rates
and the creation of additional bed base (`7ive beds" or "warm beds')
through new lodging products.
4) Improved Access and Circulation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be
improved within and through Lionshead.
5) Improved Infrastructure
The infrastructure of Lionshead (streets, walkways, transportation systems,
parking, utilities, loading and delivery systems, snow removal and storage
capacity) and its public and private services must be upgraded to support
redevelopment and revitalization efforts and to meet the service
expectations of our guests and residents.
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 possible sources to fund
desired private and public improvements.
Staff Response:
Staff does not believe this proposal significantly affects the objective related to
Vitality and Amenities, Improved Access and Circulation, or Improved Infrastructure.
Staff believes this proposal for a new dwelling unit will facilitate the Applicant's larger
redevelopment plan for this site, thus conforming to the objectives for Renewal and
Redevelopment and Creating Financing for Enhanced Private Profits and Public
Revenues.
Although there will be a temporary displacement of "hot beds", Staff believes the
proposed major exterior alteration conforms to the Stronger Economic Base Through
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Increased Live Beds policy objectives, since the proposed new dwelling unit will
facilitate the Applicant's proposed demolition and redevelopment of the Lionshead
Inn.
Chapter 4: Master Plan Recommendations
Staff Response:
Although there will be a temporary displacement of "hot beds", Staff believes the
proposed major exterior alteration conforms to the Live Beds policy objectives of this
Chapter since the proposed new dwelling unit will facilitate the Applicant's proposed
demolition and redevelopment of the Lionshead Inn.
Chapter 5: Detailed Plan Recommendations
Staff Response:
Although there will be a temporary displacement of "hot beds", Staff believes the
proposed major exterior alteration conforms to these policy objectives since the
proposed new dwelling unit will facilitate the Applicant's proposed demolition and
redevelopment of the Lionshead Inn.
Chapter 6: Site Design Guidelines
Staff Response:
This proposed major exterior alteration will not result in any changes to the exterior
of the existing Lionhead Inn building.
Chapter 7: Development Standards
Staff Response:
By converting three existing accommodation units into one dwelling unit, the parking
requirements for the Lionshead Inn will be decreased by 0.7 spaces. No other
development standards are affected by this proposal.
Chapter 8: Architectural Design Guidelines
Staff Response:
This proposed major exterior alteration will not result in any changes to the exterior
of the existing Lionhead Inn building.
3. That the proposal does not otherwise have a significant negative effect on the
character of the neighborhood; and,
Staff Response:
This proposed major exterior alteration will not result in any changes to the exterior
of the existing Lionhead Inn building.
4. That the proposal substantially complies with other applicable elements of the
Vail Comprehensive Plan.
Staff Response:
Upon review of the Vail Comprehensive Plan, Staff has determined that only the
Lionshead Redevelopment Master Plan is applicable to this proposal.
�
Although there will be a temporary displacement of "hot beds", Staff believes the
proposed major exterior alteration conforms to these policy objectives since the
proposed new dwelling unit will facilitate the Applicant's proposed demolition and
redevelopment of the Lionshead Inn.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends approval, with conditions, for
a major exterior alteration, pursuant to Section 12-7H-7, Major Exterior Alterations or
Modifications, Vail Town Code, to allow for the construction of a dwelling unit at the
Lionshead Inn, located at 705 West Lionshead Circle/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 criteria described in Section VII of this memorandum and the
evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve, with conditions,
this major exterior alteration request, the Department of Community Development
recommends the Commission pass the following motion:
"The Planning and Environmental Commission approves, with conditions, the
major exterior alteration, pursuant to Section 12-7H-7, Major Exterior Alterations
or Modifications, Vail Town Code, to allow for the construction of a dwelling unit
at the Lionshead Inn, located at 705 West Lionshead Circle/Lot 1, Block 2, Vail
Lionshead Filing 3, and setting forth details in regard thereto. "
Should the Planning and Environmental Commission choose to approve, with conditions,
this major exterior alteration request, the Department of Community Development
recommends the following conditions:
"1. Approval of this major exterior alteration for the construction of a new dwelling
unit at the Lionshead Inn, located at 705 West Lionshead Circle/Part of Lot 1,
Block 2, Vail Lionshead Filing 3, shall be valid until December 31, 2010, or until
the demolition of the Lionshead Inn building, whichever occurs first.
2. If the Lionshead Inn building has not been demolished or otherwise rendered
un-occupied, the Applicant shall revert the new dwelling unit back into three
accommodations as originally configured prior to December 31, 2010.
3. The new dwelling unit at the Lionshead Inn, located at 705 West Lionshead
Circle/Part of Lot 1, Block 2, Vail Lionshead Filing 3, shall not function as a
business office (i.e. real estate office)."
Should the Planning and Environmental Commission choose to approve, with conditions,
this major exterior alteration request, the Department of Community Development
recommends the Commission makes the following findings:
"Based upon the review of the criteria outlined in Section Vll this Staff
memorandum to the Planning and Environmental Commission dated September
8, 2008, and the evidence and testimony presented, the Planning and
Environmental Commission finds:
�
That pursuant to Section 12-7H-8, Compliance Burden, Vail Town Code, the
Applicant has proven by a preponderance of the evidence before the Planning
and Environmental Commission that the proposed major exterior alteration is in
compliance with the purposes of the Lionshead Mixed Use 1 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. "
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's Request
C. Proposed Architectural Plans
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Attachment A
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Maurielta P(anning Group
Warren Campbell, Chief of Planning
Deparfment of Communify Development
75 S. Frontage Road
Vail, CO 81657
August 15, 2008
RE: Extension of approva) for the model unit at the Lionshead Inn, (ocated af 705 West Lionshead Circle / Lot l,
Block 2, Vail lionshead Filing 3
Dear Warren,
On behalf of the owners of the Lionshead Inn properties, I am submitting this request to allow for the extension of the
Planning and Environmental Commission's approval of a model unit, located at the Lionshead Inn at 705 West
Lionshead Circle / Lot 1, Block 2, Vail Lionshead Filing 3. The model unit was approved on October 22, 2007,
with a condition (imifing the approval until ,June of 2008 and with a requirement that if the building was not
demolished by �une of 2008, the model unifi would need to be restored to the original accommodation units by
December of 2008. However, drastically changed market conditions have alfered our plans for demolition and
construction to occur this year. At this point, it is more likely that demolition and construction will occur in 2009, but
may occur as (ate as 2010. As a result, we are requesting an amendment to our approval for the mode) unit.
Specifically, we are requesting the conditions be amended fo the following:
Approval of the mode) unit at the Lionshea� Inn, located at 705 West Lionshead Circle/Part of Lot l, Block 2,
Vail Lionshead Filing 3, shall be valid until December 31, 2010, or until the demolition of the lionshead Inn
building, whichever occurs first.
2. If the lionshead Inn building has not been demolished or otherwise rendered un-occupied, the Applicant shal)
revert the model unit back into the accommodation units as originally configured prior to December 31, 2010.
In addition, we are willing to make any concessions necessary to ensure that the unit is strictly used as a model unit.
The appliances will not be connected and therefore will not function, and the unit wil) not function as a real estate
office (as the previous condition stipulated�. Please let me know if there is any other information that I can provide to
you. I am available at 970.748.0920 or via email at Allisori@mpgvail.com. Thank you for your time and
consideration on this maiter. .
:
Sincerely,
�� � ..
Allison Kent, Senior Associate
Mauriello Planning Group, LLC
Afitachment C
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PLANNING AND ENVIRONMENTAL COMMISSION
August 25, 2008
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
Bill Pierce Rollie Kjesbo
David Viele
Michael Kurz
Sarah Robinson-Paladino
Scott Proper
Susie Tjossem
Site Visits:
1. Howenstine - 2754 South Frontage Road West
2. Chamonix Site - 2399 North Frontage Road West
A request for a final review of a conditional use permit from Sections 12-7D-2, Conditional Uses,
and 12-6D-3, Conditional Uses, Vail Town Code, pursuant to Chapter 12-16, Conditional Uses,
Vail Town Code, to allow for public buildings, grounds, and facilities (temporary public parking
lot); and a request for a final review of variances from Section 14-5-2, Other Requirements, Vail
Town Code, to allow for a gravel parking lot without internal landscaping located at 2399 North
Frontage Road West (Chamonix Site)/ Parcels A and B, Vail Das Shone, Tract D, Filing No. 1
and setting forth details and regard thereto (PEC080046 and PEC080047).
Applicant: Town of Vail, represented by Greg Hall
Planner: Warren Campbell
ACTION: Denied
MOTION: Viele SECOND: Proper VOTE: 4-2-0 (Kurz and Tjossem opposed)
Warren Campbell presented a summary of the proposal and the Staff inemorandum.
Greg Hall provided background information concerning the current parking issues in Vail, and
then presented an overview of the temporary parking proposal. He noted that the Parking Task
Force's goals are to promote reductions in the community's parking demands and to increase
the supply of an additional 400 parking spaces in Vail. He provided an overview of the other
options explored by the Task Force and noted the challenges for the local bus services due to a
lack of visas for previous international bus drivers. Greg Hall also discussed the recently held
neighborhood meeting, at which no neighbors voiced support for the project.
Commissioner Proper asked Greg Hall to name the members of the parking task force. Greg
identified the members.
Commissioner Kurz asked if any other sites could accommodate this number of parking spaces
and quested what is being proposed for exterior lighting.
Greg Hall noted that Ford Park was the other large parcel; however, it had challenges such as
damage to the park irrigation system and potential conflicts with early spring athletic events. He
added that the proposed parking lot would not be lit at night.
Page 1
Matt Mire, Town Attorney, noted that not lighting the parking lot would generally not increase the
Town's liability.
Commissioner Viele questioned if CDOT would allow Frontage Road parking again this winter.
Greg Hall noted that CDOT has not prohibited "emergency" parking on the Frontage Roads, and
the Town has not proposed any "permanent" parking on the Frontage Roads.
Commissioner Paladino questioned where a potential emergency access to the site would be
located.
Greg Hall showed the potential access point at the future employee housing access point.
Commissioner Paladino questioned the security and police patrol of the site, and traffic control.
Greg Hall noted that police presence would be similar to other parking lots and that if traffic
problems arise, a traffic controller could be put in place.
Commissioner Tjossem asked if the lot would be staffed and managed in the morning.
Greg Hall noted that it could be staffed if there was a need.
Commissioner Tjossem asked Greg Hall to describe the walking distances between the parking
lot and the bus stop locations. She also asked about the use of low impact of lights with
sensors, and noted her concerns about personal safety if the lot was not lit. She then question if
there were any conversations with the neighborhood about only using the lot on Fridays and
weekends. She quested if the parking lot could be used on a reduced number of days.
Greg Hall noted that conversation had not occurred in detail. He noted that there will be about
1300 additional construction worker parking that need to be accommodated during the week
days.
Commissioner Proper asked for background on the purchase of the property. He asked if there
is any precedent for parking lots of this size not being lit.
Greg Hall described the lighting of the Ford Park lots as being only along the Frontage Road.
Commissioner Proper clarified that the property is currently zoned Two-Family
Primary/Secondary. He questioned how much consensus there was on the Task Force for this
proposal.
Greg Hall explained the Task Force's desire for a temporary, not a permanent, lot. He noted that
their recommendation was unanimous.
Commissioner Kurz question when the housing project will be constructed.
Warren Campbell noted that the desire is to begin next year so long as all details could be
resolved.
Greg Hall agreed to the conditions recommended in the Staff inemo, except the recommendation
of a secondary emergency entrance.
Page 2
Bob Armour, 2668 Arosa Drive, is a neighborhood representative and is on the Chamonix Master
Plan subcommittee. He clarified the background of the land purchase. He stated the
neighborhood's opposition to the proposal. He noted that the proposal is for a park and ride, but
has concerns about the available buses and drivers this winter with the loss of the H2B visas.
He noted concerns about how a gravel parking lot will be plowed and the noise created by
nightly snow removal. He noted unsightliness of the lot. He noted that lot users will be walking
to the bus stop on Chamonix, rather than to the location adjacent to the Wendy's lot. They admit
that parking is a concern of the Town, however, Vail Resort has indicated that they do not
believe the Epic Pass will have a significant impact on parking. He noted that Donovan Park and
at other parks could be used as alternatives. He noted that permanent parking at the Town's
parks should not be a permanent solution. They also want clarification as to who will pay to
remove the parking lot, especially given the current shortfall in funding the new fire station. He
questioned where funds are coming from to operate costs associated with trash, rest rooms,
buses, etc. He noted that the Wendy's was the poorest performing store in the state and went
out of business, and should not be used as a basis for the transportation analysis. He noted that
snow-storage needs to be shown. He noted that a parking lot in a residential area is not
consistent with the neighborhood character. He asked who the target user of this lot is. He
believes it should be employees and tolls must be paid. He also noted the environmental
concerns about trash and car waist polluting the lot that won't be easily cleaned. He questions
why a gravel lot, since cost and convenience do not meet the criteria and will be special
privilege. He noted that the Commission is not able to make findings of fact that meet the criteria
for. He commended Staff on their efforts to create conditions to address many concerns.
Michael Norton, Executive Director of Vail Chamber and Business Association, stated that
although he personally agrees with many of the neighbors, but on behalf of the businesses
something needs to be done to resolve the Town's parking problems. He recommended that the
Town, Vail Resorts, and the community needs to be really good at managing this site to address
the concerns of the neighbors. He stated their support for the proposal.
Jim Lamont, Vail Homeowner's Association, questioned if there are any other gravel parking lots.
Greg Hall noted that the Vail resorts maintenance yard lot, West Day lot, Ford Park lot, were
originally gravel; but have now been paved.
Jim Lamont noted that a private sector applicant would not be granted a variance for a gravel lot.
He noted that Vail must recognize that parking can not be provided for every need, and he
recommended better management of the community's parking stock (both public and private).
He recommended partnering with fellow governments and land owners about the need for true
park-and-ride opportunities. He noted that Donovan Park was used for many years as a dirt lot
for parking and construction staging despite neighborhood complaints after it was said it would
only be used for a short period of time. He noted concerns that with today's economy, the
employee housing project should not be assumed as being inevitable. He noted that the site
was not intended for an industrial grade parking lot instead of open space or housing. He
questioned why the ski company doesn't see an increase in parking due to the epic pass, yet the
community does see concerns. He stated that the community must listen to the neighbors since
we could be changing the rules that will change the values and character of the neighborhood.
Karen Schiedeger, 2444 Chamonix Lane, stated her opposition to a gravel parking lot in her
neighborhood. She noted her concern about the parking density and the potential liability to the
Town. She noted concerns about the safety of walking to the bus on the proposed grades and
the likelihood of people walking across Chamonix Lane. She clarified that she would also
oppose a hard surface lot, but has no opposition to continued parking at the Wendy's lot.
Page 3
Commissioner Kurz noted concern about temporary uses remaining permanent. He noted the
"strange" situation where there may or may not be temporary, may or may not be secure, since it
is unknown who is paying for the project, who and how it is being maintained. He recommended
reviewing a financial plan for the project before further review. In general he believes the site is
the right location for the use.
Commissioner Paladino reinforced that maintenance and management will determine the
success of the project. She also noted concern about safety with the lack of lighting.
Commissioner Tjossem noted the goal to provide more parking for our guests, since we all live
and die based upon tourism. She has concerns about the gravel surface, can the use be limited
times to reduce nighttime safety concerns, and the lot be fenced to prevent pedestrians on
Chamonix, can the lot be gated and fees charged. She views the ski season as an event and we
need additional event parking. She noted concern about who is paying for what part of the
project and how will it be managed. In general she would like to see more parking and this is an
appropriate lot for such a use.
Commissioner Proper noted that the use is not compatible with the neighborhood period. He
noted that gravel lots at A-Basin and Copper are in very industrial, not residential neighborhood.
Commissioner Viele noted this is a monumentally bad idea that abandons the Town's own
development rules and places the burden on this neighborhood. The proposal would be a grant
of special privilege and would not be compatible with the character of the neighborhood.
Commissioner Viele recommended denial of all three applications.
Commissioner Proper seconded the motion.
Commissioner Pierce had no further comment.
2. A request for a final review of a variance from Section 12-6E-6, Setbacks, Vail Town Code,
pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for construction within the
setbacks; and a final review of a variance from Section 12-13-4, Requirements by Employee
Housing Unit (EHU) Type, Vail Town Code; to allow for additional Gross Residential Floor Area
(GRFA) for the construction of a garage, pursuant to Chapter 12-17, Variances, Vail Town Code,
located at 2754 South Frontage Road West/Lot B2, Stephens Subdivision, and setting forth
details in regard thereto. (PEC080042)
Applicant: Lorraine Howenstine, represented by Beth Levine Architect, Inc.
Planner: Bill Gibson
ACTION: Approved with condition(s)
MOTION: Kurz SECOND: Tjossem VOTE: 6-0-0
CONDITION(S):
1. This approval is contingent upon the Applicant obtaining Town of Vail approval of the
associated design review application.
2. Prior to the issuance of a Temporary or Final Certificate of Occupancy for either
proposed unit, the Applicant must execute all necessary Employee Housing Unit deed
restriction agreements.
Bill Gibson presented an overview of the proposal and the Staff memorandum.
Beth Levine, representing the applicant, had nothing further to add and was available for
questions.
Page 4
There was no public comment.
The Commissioners expressed support for the application.
3. A request for a final review of an amendment to an existing conditional use permit, pursuant to
Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for the extension of a
conditional use permit to allow a temporary business office, located at 450 East Lionshead Circle
(Treetops Building)/Lot 6, Vail Lionshead Filing 1, and setting forth details in regard thereto.
(PEC080043)
Applicant: Vail Corporation, represented by Brian McCartney
Planner: Bill Gibson
ACTION: Approved with a condition(s)
MOTION: Kurz SECOND: Proper VOTE: 5-0-1 (Pierce recused)
CONDITION(S):
1. Approval of this conditional use permit is valid until August 30, 2009, and shall be
again reviewed by the Planning and Environmental Commission in May of 2009.
Bill Pierce recused himself due to a conflict of interest as he is on the board for Treetops.
Commissioner Viele became Chair.
Bill Gibson presented an overview of the proposal and the Staff memorandum.
Brian McCartney, representing Vail Corporation, suggested that he would request a one-year
extension which could be re-evaluated in May of 2009. He recommended the PEC to consider
revisiting the zoning requirements allowing for only commercial uses on the ground floor. There
is an economic value to having offices in Vail and in the Villages.
Commissioner Proper asked how long the temporary offices had been using the Treetops space.
Bill Gibson responded that the offices had gone in during the summer and fall of 2004.
Bob Armour, resident of Vail, works out of Lionshead. Reaffirmed that the Treetops building has
not been effective for retail in the past and recommended an extension of the temporary offices
for one-year up.
Kieth Odza, representing Montaneros, asked how many employees worked out of the space.
Brian McCartney stated that 60 work out of Treetops and 20 in Concert Hall Plaza.
Kieth Odza, stated his support for keeping people in Lionshead, as they add vitality to
Lionshead. He stated his support for a one year extension of the temporary offices.
The Commissioners expressed their support for a one year extension, and further suggested that
Staff explore revisions to the Code to encourage more office spaces within the town.
4. A request for a final review of an amendment to an existing conditional use permit, pursuant to
Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for the extension of a
conditional use permit to allow for a temporary business office located at 616 West Lionshead
Circle (Concert Hall Plaza Building)/Lot 1, Vail Lionshead Filing 4, and setting forth details in
regard thereto. (PEC080044)
Applicant: Vail Corporation, represented by Brian McCartney
Page 5
Planner: Bill Gibson
ACTION: Approved with a condition(s)
MOTION: Proper SECOND: Viele VOTE: 6-0-0
CONDITION(S):
1. Approval of this conditional use permit is valid until August 30, 2009; and shall be
reevaluated by the Planning and Environmental Commission in May of 2009.
Bill Gibson presented an overview of the proposal and the Staff memorandum.
There was no public comment.
The Commissioners expressed their support for the project.
5. A request for a final recommendation to the Vail Town Council for the adoption of the Town of
Vail Employee Housing Strategic Plan, and setting forth details in regard thereto. (PEC080045)
Applicant: Town of Vail, represented by Nina Timm
Planner: Nicole Peterson
ACTION: No action required. Comments forwarded.
Nicole Peterson presented an overview of the proposal and the Staff inemorandum.
Commissioner Pierce asked where the strategic plan fit into the overall structure of the employee
housing program.
Nina Timm, TOV Housing Coordinator, replied that Staff and Council perceive it as being a tool
that would be used in furthering the goal of providing affordable housing to people in the Town of
Vail for all income levels.
Commissioner Pierce asked how much work has gone into exploring housing outside Vail, on a
regional level.
Nina Timm, stated that the Town has been talking to great extent with the County and partnering
to solve the problem regionally.
Commissioner Pierce suggested that there was an imbalance between appreciation capped
units and those that are not capped. Individuals who buy a deed restricted unit do not gain the
equity to break out of the employee housing system. He concluded by stating that the Town
should focus on rental which then allow people to save to eventually buy market-rate units.
Commissioner Kurz suggested that the only issue that has not been vetted is that individuals are
not being taught how to obtain housing through saving, etc. He suggested that the document
should include a goal about training people on how to achieve housing success. In order to
receive housing you must take a training financial class.
Commissioner Proper disagreed with Commissioner Pierce that buying and appreciation capped
locked you into affordable housing forever. He likes the idea of tying deed-restricted units to a
financial education program.
Commissioner Pierce feels this plan and the previously approved ordinances rely to heavily on
private developers and project redevelopment. This should be a community issue funded by a
tax base.
Page 6
Commissioner Proper, stated he admires the goals of the Employee Housing Strategic Plan
however, he disagrees with the methods. He stated that the recent slowdown in the housing
market is an indicator that housing is not a right, it's a privilege. He believes the Strategic Plan is
`low-hanging fruit' or the path of least resistance. He suggested instead, that the Town allow the
market to take its course and we'll find that employer's will purchase housing for their employees
on their own. He does not believe the government should be actively involved in this issue and
businesses should be paying higher wages.
Commissioner Viele agrees with Commissioner Proper. He believes the shortage of employee/
affordable housing is not the public sectors responsibility to solve.
Commissioner Kurz stated that we have little enforcement capability however, if we don't set
goals and make plans, we won't move forward.
Commissioner Pierce asked if the plan was after the fact, referencing the adoption of Section 12-
13, Employee Housing, Section 12-23 Commercial Linkage and Section 12-24 Inclusionary
Zoning, Vail Town Code.
Nina Timm responded that the ordinances are only a part of the plan, and that the plan also
focuses on a regional approach to employee housing.
Commissioner Paladino thinks that the efforts are forward thinking and attempting to have
positive outcomes. She wishes the plan didn't focus so heavily on deed restricted units.
Commissioner Tjossem suggested that rent controls are needed as rental properties are in
excess of $1200 for a one-bedroom in Vail.
The Commissioners requested that their comments be forwarded to the Council without formal
recommendation.
6. A request for a recommendation of approval to the Vail Town Council, pursuant to Section 12-3-
7, Amendment, Vail Town Code, for prescribed regulations amendments to Section 14-10-7,
Outdoor Lighting, Vail Town Code, to allow for amendments to the outdoor lighting standards,
and setting forth details in regard thereto. (PEC080032)
Applicant: Town of Vail
Planner: Bill Gibson
ACTION: Recommendation of approval
MOTION: Proper SECOND: Viele VOTE: 6-0-0
Bill Gibson presented an overview of the proposal and the Staff memorandum.
Commissioner Kurz asked about situations where someone installs controversial for a holiday
lights.
Bill Gibson responded that questions of compliances with the guidelines would be reviewed on a
case-by-case basis, and that the Commission reviews all questions about the interpretations
zoning codes.
There was no public comment.
7. A request for work session for 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-
Page 7
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
Planner: Rachel Friede
ACTION: Table to September 22, 2008
MOTION: Viele SECOND: Tjossem VOTE: 6-0-0
8. Approval of August 11, 2008 minutes
MOTION: Viele SECOND: Kurz VOTE: 6-0-0
9. Information Update
10. Adjournment
MOTION: Viele SECOND: Kurz VOTE: 6-0-0
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 August 22, 2008, in the Vail Daily.
Page 8
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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 September 8, 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 on a major amendment to
Special Development District No. 6, Village Inn Plaza, pursuant to Article 12-9A, Special
Development District, Vail Town Code, to allow for the conversion of an existing office
and retail space to residential for an addition to an existing dwelling unit, located at 68
Meadow Drive (Village Inn Plaza)/Lot O, Block 5D, Vail Village Filing 1, and setting forth
details in regard thereto. (PEC080049)
Applicant: Village Inn Plaza, represented by Colorado Company
Planner: Nicole Peterson
A request for a final review of a major exterior alteration, pursuant to Section 12-7H-7,
Major Exterior Alterations or Modifications, Vail Town Code, to allow for the construction
of a dwelling unit at the Lionshead Inn, located at 705 West Lionshead Circle/Lot 1,
Block 2, Vail Lionshead Filing 3, and setting forth details in regard thereto.
(PEC080050)
Applicant: Lionshead Inn, LLC, represented by Mauriello Planning Group
Planner: Bill Gibson
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 August 22, 2008, in the Vail Daily.
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