Press Alt + R to read the document text or Alt + P to download or print.
This document contains no pages.
HomeMy WebLinkAbout2009-0223 PEC..
TOWNOFYAfI, '
MEMBERS PRESENT
Site Visits:
PLANNING AND ENVIRONMENTAL COMMISSION
February 23, 2009
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS ABSENT
60 Minutes
A request for a final recommendation to the Vail Town Council for proposed amendments 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 allow for a mixed-use
development on the south side of the Vail Village parking structure, located at 241 East Meadow
Drive/Parts of Tracts B and C, Vail Village Filing 1(a complete description is available at the
Community Development Department upon request), and setting forth details in regard thereto.
(PEC080015)
Applicant: Triumph Development, LLC, represented by Rick Pylman
Planner: Nicole Peterson
ACTION:
MOTION: SECOND: VOTE:
60 Minutes
2. A request for a work session for a review of a preliminary plan for a major subdivision, pursuant
to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the creation of two lots for the
redevelopment of the properties known as "Ever Vail" (West Lionshead), located at 862, 923,
934, 953, and 1031 South Frontage Road West, and the South Frontage Road West right-of-
way/Unplatted (a complete legal description is available for inspection at the Town of Vail
Community Development Department), and setting forth details in regard thereto. (PEC080062)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell/George Ruther
ACTION:
MOTION: SECOND: VOTE:
5 Minutes
3. A request for a work session to discuss the establishment of a new special development district,
pursuant to Article 12-9A, Special Development (SDD) District, Vail Town Code, located at 303
Gore Creek Drive, Units 7 through14 (Vail Rowhouses)/Lots 7 through 13, Block 5, Vail Village
Filing 1, and setting forth details in regard thereto. (PEC080074)
Applicant: Christopher Galvin, represented by K.H. Webb Architects
Planner: Bill Gibson
ACTION: Table to March 9, 2009
MOTION: SECOND: VOTE:
4. Approval of February 9, 2009 minutes
MOTION: SECOND:
5. Information Update
Page 1
VOTE:
6. 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 February 20, 2009, in the Vail Daily.
Page 2
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: February 23, 2009
SUBJECT: A request for a final recommendation to the Vail Town Council for proposed
amendments 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 allow for mixed-use development on the Vail Village
Transportation Center site, located at 241 East Meadow Drive/Parts of Tracts B and
C, Vail Village Filing 1(a complete description is available at the Community
Development Department upon request), and setting forth details in regard thereto.
(PEC080015)
Applicant: Triumph Development, LLC, represented by Rick Pylman
Planner: Nicole Peterson
I. SUMMARY
The Transportation Center site is currently owned by the Town of Vail. Any future
development proposals on the site will require permission from the Town Council to
proceed. This application is not for a specific development; instead the request is to amend
the Vail Village Master Plan to allow future mixed-use development on the Vail Village
Transportation Center site.
Staff recommends that the Commission forwards a recommendation of approval to the
Town Council for the proposed amendments based on criteria and findings stated in
Section IV of this memorandum.
II. DESCRIPTION OF THE REQUEST
The proposed Vail Village Master Plan amendments are stated in the attached draft
Resolution No. 6, Series of 2009 (Attachment B), which include, in summary:
1. Revised Section VI. Illustrative Plans — Additional language under the Land Use Plan,
Public Facility/ Parking category that allows for mixed use development on the Vail
Village Transportation Center site.
2. Revised Section VII. Vail Villaqe Sub-Areas — Updated description of sub-area and
addition of development goals under Sub-Area #4, Transportation Center.
Revised Exhibits that illustrate the Transportation Center site as one consistent
development site that allows mixed use development. Exhibits include:
A. Land Use Plan, Vail Village Plan (Include planted buffer in overall site)
B. Open Space Plan, Vail Village Plan (Remove portions of the planted buffer)
C. Conceptual Building Height Plan, Vail Village Plan (Change height from 3 to 3-4)
D. Building Height Profile, Vail Village Plan (Add buildings to profile)
III. BACKGROUND
The Transportation Center site is approximately 5 acres (GIS) with approximately 900 linear
feet (0.17 mile) of frontage on East Meadow Drive. Currently, the site consists of the Vail
Village Transportation Center, parking structure and a planted buffer that provides visual
screening and structural support to the south side of the parking structure. The site is
across the street from the Tyrolean, Vail Mountain Lodge, Mountain Haus, Slifer Plaza,
Austria Haus, Village Center and Solaris.
On December 8, 2008, the Planning and Environmental Commission held a work session to
discuss the proposed amendments. The PEC requested more information about the
potential building bulk and mass. Winston Associates has prepared a 3D digital model that
will illustrate possible bulk and mass of development on the Transportation site, which will
be presented at the PEC meeting on February 23, 2009.
IV. CRITERIA AND FINDINGS
Staff believes the proposed Vail Village Master Plan amendments are consistent with the
Town's goals, policies and objectives for the reasons listed below.
1. Consistency with other elements of the Vail Comprehensive Plan
Lionshead Redevelopment Master Plan
For comparison purposes, the Lionshead Redevelopment Master Plan, adopted in
1998, updated in 2006 and 2007, includes detailed plan recommendations (Section 5.2)
that encourage mixed use on the Lionshead Parking Structure site for the following
reasons: 1) To energize and visually upgrade the area by enhancing pedestrian activity;
2) Create potential for a stimulating retail environment; and 3) Presents the opportunity
for employee housing conveniently located adjacent to the Lionshead pedestrian core.
Staff has used the language from the Lionshead Redevelopment Master Plan as a
source for the proposed amendments to the Vail Village Master Plan due to the
similarity in the sites, and thus the relevance for future long-range planning strategy.
Vail Villaqe Urban Desiqn Guide Plan
The Vail Village Urban Design Guide Plan calls for the street edge to be designed to
create an intimate pedestrian scale, where buildings jog to create activity pockets with
planters, arcades, raised decks, etc (Street Edge). Furthermore, the Vail Village Urban
Design Guide Plan states that the East Meadow Drive streetscape shall feature public
plazas, planters, kiosks, benches and lighting (East Meadow Drive sub-area). The Vail
Village Urban Design Guide Plan also addresses the street enclosure (building height to
street width ratio) and calls for buildings to provide a comfortable enclosure for the
street, with a suggested ratio of 1 to '/2 , meaning that the building walls are
approximately'/2 as high as the width of the street (Street Enclosure).
Streetscape Master Plan
The Streetscape Master Plan states that the site shall include street enhancements,
providing space for public nodes and seasonal vending opportunities to generate points
of interest and pedestrian activity to the west of the parking structure's central access
(Pg. 39, East Meadow Drive).
2
2. Conditions have changed
Vail Villaqe Improvements
Since the Plan's adoption in 1990, and amendments in 1995 and 2005, there have been
both private and public improvements to Vail Village. Specifically, improvements have
been made to the Austria Haus (which replaced the Wedel Haus, a small 2-story lodge)
and streetscape, the current construction of Solaris, and the Village wide upgrades to
the streetscape and public plazas, which now exhibit the need to improve the
pedestrian experience in this area.
The existing East Meadow Drive streetscape from Village Center Road to Vail Valley
Drive is a weak link and a poor edge to the Vail Village streetscape and ultimately is a
deterrent to the pedestrian shopping and walking experience in Vail Village. The
existing planted buffer is an in-active open space that deters from the active, vibrant
character found on the south side of East Meadow Drive and throughout Vail Village.
To facilitate improved pedestrian shopping and walking experience and to encourage
activity and interest on East Meadow Drive, Staff believes this site is appropriate for
mixed-use development including residential and commercial uses.
Employee Housinq
Employee housing has become a more critical issue since the adoption of the Plan.
The Transportation Center site is large enough to accommodate a significant amount of
employee housing that could include a variety of home sizes and price points. The
amendment will allow residential uses on site and foster the opportunity to bring local
working citizens back into Vail Village, which would bring much desired vitality into the
Village in the shoulder seasons.
3. The plan is in error:
While the current Vail Village Master Plan is not in error, Staff believes the plan would
be more comprehensive with the proposed amendment. Currently the Vail Village
Master Plan does not address future mixed-use development on the site nor does it
address the potential redevelopment of the Transportation Center, which Staff believes
should include a mixture of uses to encourage employee housing and commercial uses
along East Meadow Drive to effectively extend the vibrant, active character of the Vail
Village.
4. The amendment is in concert with the Vail Village Master Plan:
The addition of mixed uses to the site including residential and commercial, will add
activity and interest to the East Meadow Drive streetscape. Future infill development or
redevelopment incorporating mixed uses will provide a sense of arrival as guests exit
the parking structure. Today, upon exit from the parking structure main exit, guests
tend to walk straight across the covered bridge instead of exploring East Meadow Drive,
because there is no sense of arrival upon exit.
Staff believes the proposed amendments will provide clear and specific guidance for
any future infill development or redevelopment of the site. The proposed amendments
will adopt recommendations that are in concert with the plan. The applicant has
submitted a narrative that addresses each of the six major Vail Village Master Plan
goals in context with the proposed amendment (Attachment C) for the Commission's
review.
V. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and Environmental
Commission forward a recommendation of approval to the Vail Town Council for proposed
amendments to the Vail Village Master Plan, to allow for mixed-use development on the Vail
Village Transportation Center site. Should the PEC choose to forward a recommendation of
approval, the Community Development Department recommends the Commission pass the
following motion and findings:
"The Planning and Environmental Commission forwards a recommendation of
approval of the draft Resolution No. 6, Series of 2009, for amendments to the Vail
Village Master Plan, with the following findings that are based upon criteria outlined
in Section IV of Staff's February 23, 2009, memorandum and the evidence and
testimony presented:
(1) That conditions have changed since the Vail Village Master Plan was adopted
(2) That the proposed amendments, to allow future mixed use on the Transportation
Center site are in concert with the Vail Village Master Plan and Vail Comprehensive
Plan. "
IX. ATTACHMENTS
A. Vicinity Map
B. Draft Resolution No. 6, Series of 2009
C. Applicant narrative
4
ATTACHMENT A: VICINITY MAP
'�' �!"7 t��� � . '7 f►� ' r� ��" :��.
�! '� ! � �..x+ �- ixe.IeJl�., �
� � � �' }y,
�S � {� 5 � �.�, � . °jt �.'� �_
�' � � . r ..,�, �...
� � a� , :
�. r � -_ ,�, ' �. �„�..�.%_ .•�� ,r �r. .'r :
a , '
� r + � � . ' ` '��. � . � � ��^ �
g ,a� i f � � � � +� . �
,� r �� ,�
� f �, `� { 5{` '" y r�� � r q �
U7 '
� N � v�i}� � O Y �'.7..
� `� � � '� � �It7� f� � �r#-. � '; � `��
� � 1 � '� a, � � ° ik .
`� '�'`� �ro t � ; .* � ,�..
� - _ �� � ,�'. �� .
,' - _ - �� � `� K��
a .n
• - ,�-. - � �/'j� �' �
�: �,
�ti4. � +� �� f {%� ' � �P. �t ��
a K :�. .:y+. �� .�.. r � f' '..t'
& : f _ r' �, �� � t�1 ; ' �. j �
, _ � � } ,y
� � 7� ,�
� „ � ` r � '
- , �' � � � , ��� M °
� . � � '^�. '.f. �r . ��. � ; �! ,
, ��•'• '�`± � - _ - - �'� •5 �_ f ,F: ��
, �, � �� Y � � ��t �
F • . t r � ... � L y . �
1
- .. �. _� .� � � , yl� � � a � ag .` 3.
Fi.
� ��11`� 3 � ; r �'1�'�
.{. � � ' f � �ji i � � Y• . t . �
� , b y � � � �` _ .
� * � � F �� � . 1�w : � �: .
� �r - �+ � ��°• '� }�� f �
4 ��� _ �*�� f� �•.yl� .-,Ri.: 4 �.. T�
�.i-� • u �� � �
, � '' � , - : ..� .. � '`� �
• �
� � y� .
� ,r� � ti • yK-�. � s� _ , �, � .
& � - J'�' �� � � � � � �� ' I ; � +,� 1
� ' � �: �� ' � ��� `4 � � �
I �y � ' � � �
I ���"� J _ � �
� ,,,� — � • t^ 'iw � . �
` v -,_ s, @ +., ;.
�� i � � � F � � � �};
� ^ � � P � ,�; �; � �`" `.
�l
�: ' ° "'�� - �' y , �,_�
� ,• ., _ � � y�� '� �' :r � +�#
�9 ..�r { - � '�v, � .� : . .
s� � �- ,'� � � � `� � � 'r ` �`�' rF`��
�� �
��r � - . �
` � . � Ci �r
3 . � '� rn � n* �� ti ro .� � . '�f
� . . �.� , r��A ;
4. -'� ni., fa S+'• � Tw.��l�
` 2 _ � q Y � .
k. ` !��jj 4 .'.rf
l �.� �'� + � f n� � + Ea . j� +-�I
�� ��.. ° � �y d � ' *.�' P
] t• r ♦ ��'4 ! }
� � . � ,�,^-, � .� , �
5 �, ' � � ;� r � ; s �
�a' �'�.r� ,�. � • i - " _ P �' ,� x ' . �
.'a 4+ � � � � r .� '
. ..� s �i,r�� � a
♦ . � � �"' ., • i '"'' � �r tif Rt ,
� f ��
; �d � r� ^ F�! r- � '� '..
� T.� �� . . '�`�; �} � &�; ' a ` �� _ ` �a�liiil��
. }
J
DRAFT
RESOLUTION NO. 6
Series 2009
A RESOLUTION APPROVING AN AMENDMENT TO THE VAIL VILLAGE MASTER PLAN,
PURSUANT TO SECTION VIII-C, ADOPTION, EXTENSIONS, AND AMENDMENTS, VAIL
VILLAGE MASTER PLAN, TO ALLOW FOR MIXED-USE DEVELOPMENT ON THE VAIL
VILLAGE TRANSPORTATION CENTER SITE, LOCATED AT 241 EAST MEADOW
DRNE/PARTS OF TRACTS B AND C, VAIL VILLAGE FILWG 1, AND SETTING FORTH
DETAILS IN REGARD THERETO.
WHEREAS, on January 5, 2005 the Vail Town Council adopted the updated Vail Village Master
Plan; and
WHEREAS, Section VIII-C of the Vail Village Master Plan outlines a procedure for amending the
Plan; and
WHEREAS, on February 23, 2009 the Planning and Environmental Commission forwarded a
recommendation of to the Vail Town Council on Resolution No. 6, Series of 2009; and
WHEREAS, the Vail Town Council finds that the Vail Village Master Plan amendment is in keeping
with the goals, objectives, and policies prescribed by the Plan; and
WHEREAS, the Vail Town Council finds that the Vail Village Master Plan amendment is in the best
interest of the Town as it promotes the coordinated and harmonious development of the Town; and
WHEREAS, the Vail Town Council finds that the Vail Village Master Plan amendment to allow for
mixed-use development on the Vail Village Transportation Center site will improve the success and
vitality of Vail Village by visually upgrading the area; enhancing pedestrian activity; creating
potential for a stimulating retail environment; and presenting the opportunity for employee housing
conveniently located in Vail Village.
WHEREAS, the Vail Town Council finds that the amendment to allow for mixed-use development
on the Vail Village Transportation Center site, facilitates the orderly and comprehensive
development of the Vail Village.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL, COLORADO, THAT:
Section I. Text Additions and Deletions
The Vail Town Council hereby approves the Vail Village Master Plan amendments, as
illustrated by text additions stated in bold italics and deletions in °+r��°��
Section II. Exhibits
The Council hereby approves the Vail Village Master Plan amendments, as illustrated by
the following maps and figures attached to this resolution as exhibits:
A. Land Use Plan, Vail Village Plan
B. Open Space Plan, Vail Village Plan
C. Conceptual Building Height Plan, Vail Village Plan
D. Building Height Profile, Vail Village Plan
6
Section III. Chapter VI, Illustrative Plans shall be amended to read as follows:
Public Facilitv/Parkinq: The only property in this category is the Town-owned Transportation
Center. . Existing uses include: public and
charter bus parking, transportation facilities and a limited amount of office and retail activity.
as�i����� �c�—a�—�=o���ee�ier�e�f�ns ee+�ier, etc. The primary purpose of the
Transportation Center site is to provide public parking and to serve as a primary multi-
modal transportation center for the community. Mixed use development, including
residential, commercial and office uses shall be appropriate in accordance with the goals,
objectives and action steps set forth in this Master Plan.
Section IV. Chapter VII, Vail Villaqe Sub-Areas shall be amended to read as follows:
TRANSPORTATION CENTER (#4)
TD���Q���h�rt�nr#o#inn h��h nf #ho \/ill�lvo on�rl #h��#iro rnmm��ni#v Thoro ic r�n#on#iol
The primary purpose of this sub-area is to provide public parking and to serve as a primary
multi-modal transportation center for the community. e+�+;�y���� �po nr;,,r;+., „f �,,.,
The existing improvements on site include the Vail Village Transportation Center, parking
structure and a planted buffer that provides visual screening and structural support to the
south side of the parking structure. Any infill development on the southern portion of the
site shall replace and address the structural support that the planted buffer provides. Any
infill development on the site shall not interfere, restrict, hinder or alter current operations
of the existing transportation center/ parking structure and/ or the redevelopment of said
structure. Any infill development shall seamlessly integrate with the existing Vail Village
Transportation Center.
The goals for development in this sub-area are as follows:
o Provide for a year-round, world-class guest experience at the vehicular entryway and
transportation hub of the community
o Improve the existing pedestrian ways with public spaces that add activity, interest
and vitality
o Encourage a wide variety of activities, events, and street life
o Meet public parking demands and screen parking and transit from public view
o Concentrate transit activity at the periphery of the Village to minimize vehicular
traffic in pedestrian areas
o Improve streetscape circulation corridors
o Enhance new development and redevelopment through public improvements by
private developers working in cooperation with the Town
o Encourage a variety of new commercial activity
o Encourage development of affordable housing
INTRODUCED, READ, APPROVED AND ADOPTED this day of , 2009.
Richard D. Cleveland, Mayor
ATTEST:
Lorelei Donaldson, Town Clerk
l ;jil �'ill.�we ii:�titer F'ia��
�
�II
s 'JI��
�
EXHIBITA: Land Use Plan, Vail Village Plan
} ��,
I '�� �,li'''
� i ' ' �' I hi�l
t� iii� i�
,i1 �i �ii
� _
I � I ^I �� ,.
, I' �I {�'� � � I I,
: I �,^ � s� �,
�j� �
iil�,J,�� �
1+ ��
:�, `
4�
� • j`' �., 1y \ r
`1� iid` �M��.�y,� �\� .
� ��`. ���� ,4
II �
�
�
J
�
W
V7
�
�
Z
4
�
' ��I
i�
t `
�— : r �; .
r `
� � . , � `� i y
g }� �
_ , ��� �,', JI
� , _
,� , , - 1
� `.v.� , �.. ..:r -b.. 1
; i ,_
1 �1
�� ' ` :�
� y 1
;� � �'�
, ,
,.
� +
4 � --'1
�}> � i
, � f q e
: ,
, _
t
� i �- � - _ ,
� � 4` r �
�
�_ 4l�
�'� '+ , p , _ � �I
�r � � -
. i :i
�' � : r—R�..�.� . .
. ' � � �,�.� � '� `�_.' �
: , +` �` � _ -- yl"- . �J 1! �
p 1 . .. , j ..j. . � : "1
+ � k r
�U .� Y li � � _ . �[i_ •
}� , , `��ti
� �°7� ��I' i +' ' � � '
P
,�� �R 1''I , rr � + [. . . �!� i
' � �ih �I I �I' � � ' , _ " �I �. �.
1 i �� _ „_, �. _ . _.. . � ',�'y. � i
'� � Ifr• t,.l'�~'t . � - � ;h" ; �t.s
��� wrr� p[ �. � i �.�y
' `r �
. I �� �� ' r� I If �,i , .. � .:1� � � i �. �'
, � r 4i ,,
�, , : �; I , li � �•, f � .. , ; ``, a . ., � r���`� " ?�:', , :�
r. i , �' fi`
i . .
9
y
��..r^•.
rc-� '�-�.�
.yr r 1.'' :
1
i
� � �II � � 4
i ul
Ii'i
,�
� �� lA�
i ��
t FG.
�
� �
� �
� �p
L P
� �
x�
'.�, �
�
, �
� ���
EXHIBIT B: Open Space Plan, Vail Villaqe Plan
��Ji� �' I��:IL'l' ��:ih{t'F �°��d91
I
, ��
. � � �I . . . {�`'A�,�i,
� ( � _ �Y
+r�� ��r
t r ; . {S
� - ' ! � ,
, . , �
. . � . .- ;-_ . , . ..
— �" !
�� ; =':_� _ ,
k i � �' �
� =L: _; ,� , ` � � � �
�— 'i
� f . �,,� �' r �t
�
�
L/}
W �
�d -
C� �
� � � �
i _ � � r� �
� �r}' ;� r ; r.�' 1
�� � l
� �� �' � - , _ �J1 ' �y;'�'.,; �. 7Y
� ' . Y� �� M1
� ' �� � � _ �� �E � . ..
i
r'. ' . � S� ` `' I v- �'l` � �€ . � ��~ I � f�
l t
. ` � � !' I � .:�
i - 4 � � �! � � 'j� _ �.."�'�+ ' �
i�r� � +f "`��j . . � I�' � . .�. y ?��� �. !
, . ! d.�. }` j p� . � �*.;�.f. : �
,� i a�� � ',p;4';
, � � r � j
. 1 • � �9. i� '
II i
�� � � � ' S ^ �f /t � � � , � . . #
� , f � � � ti r i�
�1 �:I � � 'r � i .. 4 .�-7� .
M4 r �: �. .�' � '_ �~ �
1 � � .�� �..
i. e e r •,+_ f
� V r .
w �.k , , �
; � ,
' � ' , 4� '� � �. `
'; , I ={ �� - - ��� ,� � �
., ,, ; � i 'k � � , j i
r��' ��,�.s�.'=., � Fa � ! I 1
t - t ` i� "' '.�j
,
, ,;` , I � .
I i, l
' �,�I � �li li ' `�� ` , ; � �� ��'
€ , � ': "i ��. ' ,. ,�
� �
t i' �`�� �' �.�.� ! `•' �� 1
�' i,� i .� � �, �. .,, ,1 {' r 'z�l
� I � � F � � � �. 1 C 1 �-�! 6 �
, . � � � � • °
�1�� I ' { � �� ' ���
.� � e j � �- �} r � J �/� '� f .�
,, � � � �a� -- �} . � q .�11� !'
�y t I -�, {� °��� d� .
.. `� �+�1 °-- -'I � Q —� I�� � 51 �f � �� % r ` . I � I
,� .:.} I I i . �� �a'I�� �:/���1 i � ���
j � ^
{I ' � _�4 � .. t i � �� � ., G� '-
4i , } � , J
� , . � �i� .
, .r
I � 4' ' f
( ' ��'.
..
i � : �� . . � f . ' 4� -i.,
. i, �' a �� ;:I � � � ; , << �.;
io
.r"l�.y..�
,►.
P .,
.� ��
r� �
��,,,
Ar�! �J�;'
'' '
•�, �:
�
4J
��
� � �
a � [
� o oa
EXHIBIT C: Conceptual Building Height Plan, Vail Village Plan
5 .
' ` y.� __
.7 It`��� ,
��+•� 1 �4'�i
� ��f� ���1i
�I! g
N`N +..I �+1 I I' 'C�
.�1,�,,.
, �����,��� , � � �.�:
� G 5 ��` ;': � ! �,
�' �
��
�,11 ji'
,r
4
� I I :�
� , � � SQ
� �
� 'i
1 �' � ' I
., �.�
;����� ,
i � �r�
! �� .
� � ` ��, � 4 .3 � l� � Q
\ `� �
�,�� ti• �
+ , ., � ., .� � C�.
; �.',., � � � �, -
. w = - �
� �� � p�'� -
, `; . �mi _.
� � i�1 ti-.
�; ,,��.
i� ��,�,
"' ��:��y�...��� ►
- ���. , �
I` � �,'� � �
f. 4 i. ,
' i'f�i '� , �
f ; � i 4 �.
i' �.�y
� r `:�� �� �
' ,.- ` �:::: ` � �
�. , � • � � r �1i � �
; � +^. �
! " � � I _��0'•.� �
� i,
�;� ' ' i L `�� �..y"r �
�����! �� � ; ..` 1,.�•.
� 'ef i '�- ; .
� � " � � [+1 c; h . �
�
, -.4 #.[;, ' . . ,� � _ r � � . : f, r�
1 ��� �, ��A .i�r ; '{'
._,�� , � ;
� � :k � r�'� i ,r�,.
•� ''i��� j i '� ' ��•' � �,�
� i i4.
-� ��t�,:! } � � �_ � � � i ' �� ,.+' �.r`f
. � � �:i�;. � { . �� -� •� �i i �' .f�3 '
i �� k�' � � I � � !'
. A� t� 4 i
t �.' f� � d, � � � � ; �i'�I � , - � �i
'_. : � �, �; ` ;� � e ,
�I �I '
�, � ; � t
�,, � � � i i � ,�� _ � 1� ��
�, .� ?� � ; ,r,
# ,,�� i, ' i ,
,�r' �,{:, i #' � � � - - -.�' � �� �
'� "�• _ _ , .
w� . . �r �n ' '
i� �
� �'�i, � � � � �� �� l
a �
r� 1 '"�y� �:.'�'6`: '���' i+ w.1�� t yr� �.
�� � i . ,
r'��,� , � '. ` ,. , � ,
� +�..�.�_ a 1 C ( _��,
- 1� � � i{ i� �f �-3,a�� .-�� . �� A ��}�rY1y I�; I� r�.
' � �� t � k � �s. " ..z� -, '-; �,,- �.
� �s' �E� ���'�. ��'. ��""�.��_�� ' .f . �� ' f( � ,�
I ,{ r-. �i 1'�
� .. . �� . � � . � :6 ..
� � . � _ . ...� � i �`i-+ • . �
1 1
*
�
.�
4
� �� ��
����� �� �
� ��� �� c
�
� ����' ���1 �
}8_5� $
� °��� �¢� �
_ ��a�R ��� p
— c z : � _ 4�
�� �� �fL
� i ��5: �C� �
�� �
�
�'ail Villa�c 41a�tcr f'lan
� �
s+� �
���I
�� -
I-
�
���
`�1
i
� �
�i
�
��.
`L�� I
I
� �f
����
�
a
EXHIBIT D: Buildinq Heiqht Profile, Vail Villaqe Plan
a
�
�
W
�
a
�
z
v
�
�
�
�
�
z
O
Q
�
W
�
W
�
[i
O
�
�
4./
�
W
�
i
,�s�{
1
{� I
�'� I
�
"s'3�
�'-
-!�
�s'
.
-.� .
J
�6� `�s
� f�
f
�
1G
� � �� �
� W �
� = Li� 1
��o _ �
o�o�� - -" <
z
0
�
U
W
�
w
[�
U
W
J
J
7
�
N
�
�
a
J
�
m
ATTACHMENT C: Applicant Nai7ative
VAIL VILLAG'E MASTER PLAN GOALS'
This section of this application na�rative acldresses each of the sii major VVMP Goals in conteit
��ith the proposed a�nendment to the Vail Village Master Plan.
Goal #L• To encourage high quality development while preserving unique architectural scale
of the village in order to sustain its sense of community and identity.
An infill development in this location ��i11 re-invigorate a tired parlcing sti�ucture and potentiall�-
provide a vibrant ne�� landmarlc portal to Vail Village. The specific project a�chitecture could and
should celebrate and enhance the established cha�acter that is embodied b�- Vail Village and solidif�-
the a�chitectural and pedestrian connection bet«een the Village Parlcing Structure and Bridge Street.
Creating an active edge on East Meaclo« Drive «i11 provide much needed and requested vibrancv
and act as a linlc from Village Center Drive to Bridge Street and the core, reinforcing and eitending
the Village. It ��i11 upgrade the appearance of an eiisting facilit5- and provide inuch needed
additional housing, office and retail uses. This ��il1 be a public improvement ��ith the pa�-ticipation
of a private sector catal�-st.
Goal #2: To foster a strong tourist industiy and promote year-around economic health and
viability for the Village and for the community as a whole.
A design ��ith a inii-use philosoph5- that ��i11 infuse vital emplo5-ee housing, residential, retail and
office space into the hea�t of Vail certainl�- meets the spirit and intent of this goal. A«ell designed
and eiecuted building here ��i11 enhance a visitor's eiperience of the overall Vail Village area. This
infill site ��il1 re-invent the a�rival and depa�ture eiperience at Bridge Street, one of the most
unportant and memorable eiperiences in Vail. This plan ��i11 also establish an evei�-day population
��ith its attainable residential and off�ice components that ��ill provide an economic boost to the
eiisting and future businesses.
Goal #3: To recognize as a top priority the enhancement of the walking experience
throughout the Village.
By encouraging a variet�- of retail and office activities, ne�� street life along East Meaclo�� Drive
«ill be generated. A��orn do«n berm and eiposed concrete structure «ould be transforined «ith a
fa�nily- of streetscape eleinents, including storefronts, signage, lighting, stoops, side�� allcs,
landscaping, furniture, urban ga�dens and intiinate plazas. In scale, massing, form, height and
architectural design, the ne�v commercial construction ��ould take major design cues from
traditional a�chitecture: long, continuous streetscapes of side-b�--side glass storefronts placed in a
common setbacic; a livel�- vasiet�- of facacle design ��ith a«ide range of architectural elements;
sepa�ation of facacles into discrete "storefront" units that reacl as pedestrian-scale multiple facacles;
and building heights that support the perception of the district as an intimate pedestrian environment
«hich is friendl�- and inviting. A primaiy goal of the building design �vould be to a�oid the "blanlc
«alls" malce a streetscape considerabl�-less attractive as a pedestrian environlnent. In acldition, the
design responds directl�- to the multi-level nature of the structure by providing retail and office on
multiple levels «ith simple and eas�- connections throughout.
13
The conceptual design proposal envisioned for the site employs a traclitional approach to design in
its residential components. The placement of residential units on upper floors or in `bro«nstone'
scaled buildings is a standard tradition in urban a�eas large and small to create ro«s of modestl�-
scaled attached residential units.
Goal #4: To preserve existing open space areas and expand green space opportunities.
The Southeast, West and North sides of the parlcing structure ��ould be maintained and enhanced
��ith organic landscaping elements to transition smoothl�- into the Vail Village core a�ea. Open
plazas should be maintained as urban gardens, entertainment squa�es, and outdoor dining patios.
This area is cuirently designated as a"planted buffer area" in the current version of the Vail Village
Master Plan and is not recognized b5- the document as an important open space.
Goal #5: Increase and improve the capacity, efficiency, and aesthetics of the transportation
and circulation system throughout the village.
An infill development in this area should be accomplished ��ithout major closures of the parlcing
sti�ucture and ma�- in actuality fiz man�- of the ezisting sti�uctural problems currentl�- ezisting. Any
infill building here should remain independent of the parlcing sti�ucture, ��hich ��ould allo�� for
future eipansion of the parlcing structure. Locating miied use progra�n eleinents in the core of to��n
and acljacent to public transportation encourages maiimum pedestrian circulation and minimal
vehicular traffic. The eipansion of private pa�lung for the project can potentiall�- occur via access
through the ezisting parlcing sti�ucture and underground of the ne�� buildings.
Goal #6: To ensure the continued improvement of the vital operational elements of the
Village.
This amendment «ould allo« for a proj ect that «i11 acldress important communit�- needs and Master
Plan considerations «ithout precluding future options for the Village Parlcing Sti�ucture. It «i11
allo�� for the continued operation of the eiisting facility and allo�� for future developinent «ith the
potential of aclditional seivice and delivei�- facilities. In acldition, the gate«a�- created «i11 enhance
and unprove the guest eiperience and circulation.
14
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: February 23, 2009
SUBJECT: A request for a work session for a review of a preliminary plan for a major
subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to
allow for the creation of two lots for the redevelopment of the properties
known as "Ever Vail" (West Lionshead), located at 862, 923, 934, 953, and
1031 South Frontage Road West, and the South Frontage Road West right-
of-way/Unplatted (a complete legal description is available for inspection at
the Town of Vail Community Development Department), and setting forth
details in regard thereto. (PEC080062)
Applicant: Vail Resorts Development Company, represented by Thomas
Miller
Planner: Warren Campbell
I. SUMMARY
The applicant, Vail Resorts Development Company, represented by Thomas Miller,
is requesting final approval of limited elements of a preliminary plan for a major
subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow
for the establishment of the width of the Colorado Department of Transportation
(CDOT) right-of-way containing the relocated South Frontage Road, the location of
the 20-foot Town of Vail right-of-way, and a the location of a 3-foot signage, lighting,
and sidewalk easement for the eventual development of a final plat for Ever Vail,
located at 862, 923, 934, 953, 1031 South Frontage Road West, and the South
Frontage Road West right-of-way/Unplatted (a complete legal description is available
for inspection at the Town of Vail Community Development Department).
Furthermore, in conjunction with approving the listed elements of the preliminary plan
the Planning and Environmental Commission is being asked to approve the design
and configuration of the relocated South Frontage Road. Staff is recommending that
the Planning and Environmental Commission approves, with conditions, these
parameters of the preliminary plan and the proposed relocated South Frontage Road
design and configuration subject to the findings and conditions outlined in Section
VIII of this memorandum.
II. DESCRIPTION OF REQUEST
The applicant, Vail Resorts Development Company, represented by Thomas Miller,
has participated in several work session meetings with the Town of Vail Planning and
Environmental Commission to discuss the relocation of the South Frontage Road
with regard to numerous aspects. The relocation of the South Frontage Road is an
importance first step in the review of the Ever Vail project. Through the work
sessions many aspects of the proposed relocation of the South Frontage Road were
discussed such as retaining walls, snow storage, landscaping, right-of-way width,
easements, roundabout design and capacity, etc. The Planning and Environmental
Commission is solely being asked to respond to a limited scope with regard to the
proposed preliminary plat at this hearing. This portion of the preliminary plan, if
approved would result in the establishment of the width of the CDOT right-of-way
containing the relocated South Frontage Road, the location of the 20-foot Town of
Vail right-of-way, and a the location of a 3-foot signage, lighting, and sidewalk
easement for the eventual development of a final plat for Ever Vail. Furthermore, in
conjunction with approving the listed elements of the preliminary plan the Planning
and Environmental Commission is being asked to approve the design and
configuration of the relocated South Frontage Road.
A vicinity map of the development site and surrounding area has been attached for
reference. (Attachment A). A copy of the proposed preliminary plan (Attachment B),
the proposed relocated South Frontage Road Option 10 with Simba Run(Attachment
C), and a set of cross-sections (Attachment D) are attached for reference.
III. BACKGROUND
On February 6, 2007, the Vail Town Council adopted Resolution No. 4, Series of
2007, which implemented the changes to the Lionshead Redevelopment Master Plan
regarding West Lionshead and the area now called Ever Vail.
On January 26, 2009, the Planning and Environmental Commission held a work
session at which a revised Frontage Road option was presented to both staff and the
Commission which had not been previously shown. The general consensus was that
the Frontage Road was moving in the direction of addressing the concerns of the
Commission.
On February 17, 2009, the Town Council directed staff and the applicant to proceed
forward with the design of the South Frontage Road which contained certain
improvements within a 20-foot Town of vail right-of-way.
On February 18, 2009, the Design Review Board conceptually reviewed the
proposed South Frontage Road and found the concepts presented for the proposed
retaining wall and landscaping associated with the relocated South Frontage Road to
be aesthetically acceptable with further review at a latter date.
IV. ROLES OF REVIEWING BOARDS
Planning and Environmental Commission:
Action: The Planning and Environmental Commission is responsible for final
approval, approval with conditions, or denial of a preliminary plan for a major
subdivision.
Town Council:
The Town Council is the final decision making authority for a major subdivision and
the adoption of easements between a private property owner and the Town. Final
actions of Design Review Board or Planning and Environmental Commission maybe
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 PLANNING DOCUMENTS
Town of Vail Zoninq Code:
Title 13: Subdivision Regulations (partial)
13-2-2 Definitions
PRELIMINARY PLAN: The preliminary drawings described in these regulations
indicating the proposed manner or layout of the subdivision to be submitted to the
planning and environmental commission for approval.
SUBDIVISION OR SUBDIVIDED LAND:
A. Meaning:
1. A tract of land which is divided into two (2) or more lots, tracts, parcels,
sites, separate interests (including leasehold interests), interests in common,
or other division for the purpose, whether immediate or future, of transfer of
ownership, or for building or other development, or for street use by reference
to such subdivision or recorded plat thereof,� or
2. A tract of land including land to be used for condominiums, timeshare
units, or fractional fee club units; or
3. A house, condominium, apartment or other dwelling unit which is divided
into two (2) or more separate interests through division of the fee or title
thereto, whether by conveyance, license, lease, contract for sale or any other
method of disposition.
13-3 Major Subdivisions (in part)
13-3-3, Preliminary Plan
A. Preliminary Presentation To Planning And Environmental Commission:
Consideration of a major subdivision proposal shall be formally considered
with a preliminary plan presentation by the subdivider and/or his/her
representative(s) to the planning and environmental commission at a
regularly scheduled meeting. This preliminary presentation shall be a
public hearing according to section 12-3-6 of this code. The presentation
shall reflect the proposed development for an entire same ownership and
shall indicate all adjacent lands owned or under option to the subdivider at
the time of subdivision.
8. Submittal Requirements: At least thirty (30) days prior to the preliminary
plan presentation to the planning and environmental commission, the
subdivider shall submit at a scale of one inch equals one hundred feet (1 "
= 100) or larger, twelve (12) copies of each of the following (exceptions
can be granted on individual items by the director of public works or the
administrator) to the department of community development:
1. The environmental impact report required.
2. A topographic survey with a north arrow, graphic scale, dimensioned to
nearest foot prepared by a Colorado registered land surveyor, shall be
submitted including the following information:
a. Boundary lines.
b. Preliminary proposed lots and blocks with numbers and sizes.
c. Easements: location, width and purpose.
d. Proposed streets, their widths of right of way and pavement,
approximate grades in percentage and center line radii of curves;
areas with cuts and fills exceeding six feet (6) and extent thereof.
e. Utilities on and adjacent to the tract, including their type, location,
size and invert elevations of sanitary sewers, storm drainage facilities
and water mains. If utilities are not found on the tract, distance to,
direction of, and size and elevations of the nearest utilities should be
indicated.
f. Contour intervals of no less than two feet (2 ) if the site is two (2)
acres or less; contour intervals of five feet (5') or less if the tract is
more than two (2) acres, elevations to be based on USGS datum.
g. Drainage conditions on and adjacent to the tract including location
and extent of watercourses, areas of 100-year floodplain (verified by
a registered professional engineer in state of Colorado), perpetual
drainage easements and location of natural springs and ground
water.
h. Existing conditions on adjacent land: The area within two hundred
feet (200') from each subdivision boundary should be included in the
preliminary plan to show its land slope percentage, zoning, location
of physical improvements and land uses, owners of said property,
division of property into lots or tracts including subdivision names
and any significant natural features. The objective of showing how
the preliminary plan interfaces with all adjoining properties and uses
thereof should be met.
i. Existing zoning.
j. All areas of forty percent (40%) slope or greater, and avalanche areas
indicated as shaded areas.
k. Letters from all applicable utility agencies verifying service.
1. Indications showing that access to the subdivision is via a maintained
public road.
VI.
VII.
m. Soil stability analysis.
SUROUNDING LAND USES AND ZONING
Land Use
North: Interstate 70
East: Mixed-use
West: Mixed-use
South: Open Space
SITE ANALYSIS
Zoninq
No zoning
Lionshead Mixed Use 1
SDD No. 4, Cascade Village
Natural Area Preservation
As the purpose of this request for approval is limited to a portion of the preliminary
plan, which would result in the establishment of the width of the CDOT right-of-way
containing the relocated South Frontage Road, the location of the 20-foot Town of
Vail right-of-way, and a the location of a 3-foot signage, lighting, and sidewalk
easement for the eventual development of a final plat for Ever Vail, staff has not
performed a Code analysis of the potential properties to be created.
VIII. APPLICATION CRITERIA AND FINDWGS
Before recommending approval, approval with conditions, or disapproval of the
limited elements proposed for the preliminary plan at this hearing, the Planning and
Environmental Commission shall consider the following criteria with respect to the
proposed subdivision:
1. The extent to which the proposed subdivision is consistent with all the applicable
elements of the adopted goals, objectives and policies outlined in the Vail
comprehensive plan and is compatible with the development objectives of the
town; and
Staff Response:
The redevelopment of the properties incorporating the Ever Vail project began in
early 2006, with the start of public meetings and hearings to discuss incorporation
of several parcels into the Lionshead Redevelopment Master Plan. In early 2007,
Town Council adopted, through resolution, the amendments to the Master Plan
that evolved over a year of public process.
The proposed Ever Vail Preliminary Plan is one of the steps in effecting the
change in Ever Vail that was anticipated through the adoption of the amendments
to the Master Plan. Staff has reviewed the proposed limited preliminary plan and
found it to be in compliance with the multiple elements of the Vail Comprehensive
Plan. This portion of the preliminary plan, if approved would result in the
establishment of the width of the CDOT right-of-way containing the relocated
South Frontage Road, the location of the 20-foot Town of Vail right-of-way, and a
the location of a 3-foot signage, lighting, and sidewalk easement for the eventual
development of a final plat for Ever Vail.
The request at this hearing is solely for the elements identified above. There will
be many other elements of the preliminary plan reviewed at later dates. Those
elements include creation of lots, redevelopment and improvement of the Vail
Resorts service yards, to the enhancement of the Red Sandstone Creek, and to
the incorporation of a new mixed-use portal to access the mountain, the proposed
preliminary plan will allow these and other elements to be achieved.
Staff believes the proposed limited elements of the preliminary plan being
reviewed under this action comply with this criterion.
2. The extent to which the proposed subdivision complies with all of the standards of
this title, as well as, but not limited to, title 12, "Zoning Regulations° of this code,
and other pertinent regulations that the planning and environmental commission
deems applicable; and
Staff Response:
The Town Staff, especially the Planning and Public Works Departments have
been working extensively on the proposed limited elements of the Ever Vail
Preliminary Plan being reviewed with this requested action. Staff has ensured
that the requirements of Chapter 13-3, Major Subdivisions, Vail Town Code, have
been adhered to on these elements. Staff has been working diligently with the
applicant on several issues, the largest being the plans for the relocation of the
South Frontage Road to the north to parallel the interstate and the generation of
traffic reports which attempt to anticipate the traffic generation of the proposed
uses within Ever Vail. Staff believes the proposed preliminary plan depicts a
layout of new rights-of-way for the South Frontage Road and West Forest Road
which will service predicted needs in the future. Staff further believes that the
proposed roundabout at the eastern end of the site and the Simba Run underpass
roundabout are adequate to handle the anticipated traffic generated by current
uses in the Town and those proposed within Ever Vail. However, as the project
moves forward the Federal Highway Administration (FHWA) and CDOT will be
reviewing the plans proposed for the relocation of the South Frontage Road and
the roundabouts and may require changes to be made to the design.
Staff believes the proposed limited elements of the preliminary plan being
reviewed under this action comply with this criterion.
3. The extent to which the proposed subdivision presents a harmonious, convenient,
workable relationship among land uses consistent with municipal development
objectives; and
Staff Response:
The proposed limited elements of the preliminary plan are the first step in the
review of the overall preliminary plan which will establish the lots and other
parameters regarding the Ever Vail redevelopment. From the development and
review of the amendments to the Lionshead Redevelopment Master Plan and the
review of the proposed limited element preliminary plan staff believes that the
proposed subdivision will result in a harmonious, convenient, and workable
relationship among adjacent land uses.
Staff believes the proposed limited elements of the preliminary plan being
reviewed under this action comply with this criterion.
4. The extent of the effects on the future development of the surrounding area; and
Staff Response:
They redevelopment of the area know as Ever Vail will be of a large scale and will
have significant effects on the area. However, this development is located on the
western edge of the developed Lionshead Core which contains multiple projects
of a large scale and to the east of the proposed project is a large distance of no
development until the eastern edge of the Cascade Village development. Staff
believes that the effects of the proposed Ever Vail redevelopment will be positive
to the surrounding areas as it will be a continuation of Lionshead and will provide
a great deal of mixed-uses which will serve the new portal created in Ever Vail
and the larger Lionshead area.
Staff believes the proposed limited elements of the preliminary plan being
reviewed under this action comply with this criterion.
5. The extent to which the proposed subdivision is located and designed to avoid
creating spatial patterns that cause inefficiencies in the delivery of public services,
or require duplication or premature extension of public facilities, or result in a
"leapfrog" pattern of development; and
Staff Response:
The proposed limited elements of the preliminary plan being reviewed as a part of
this request will result in the planned subdivision of land to accomplish multiple
goals found within the Vail Comprehensive Plan. The incorporation of the
properties found within Ever Vail into the Lionshead Redevelopment Master Plan
will result in planned redevelopment with the ability to anticipate impacts. The
proposed preliminary plan will not result in a in a"leapfrog" pattern or spatial
patterns that cause inefficiencies.
Staff believes the proposed limited elements of the preliminary plan being
reviewed under this action comply with this criterion.
6. The extent to which the
population of the service
undersized lines; and
Staff Response:
utility lines are sized to serve the planned ultimate
area to avoid future land disruption to upgrade
Per the requirements of the 13-3-3C, Preliminary Plan, Vail Town Code, staff sent
a cover letter and attached plans for the proposed Ever Vail Preliminary Plan to all
the reviewing agencies identified within the Code. It has be more than 15 days
since that letter was sent and per the Code, the agencies have 15 days to make
recommendations or comment. Written responses were received from several of
the agencies, which were provided to the Planning and Environmental
Commission on December 22, 2008.
There will undoubtedly need to be relocation of utility and service lines for most if
not all of the utilities. In fact most services will need to be upgraded and resized
to accommodate the growth proposed within Ever Vail. Staff has been working
closely with several of the utility companies throughout the adoption of the
amendments to the Lionshead Redevelopment Master Plan and through this
process and the availability of services does not appear to be of concern for the
utility companies.
Staff believes the proposed limited elements of the preliminary plan being
reviewed under this action comply with this criterion.
7. The extent to which the proposed subdivision provides for the growth of an orderly
viable community and serves the best interests of the community as a whole; and
Staff Response:
The proposed limited elements of this preliminary plan will result in the growth of
an orderly viable community that serves the best interests of the community as it
will accomplish multiple goals found within the Vail Comprehensive Plan. The
incorporation of the properties found within Ever Vail into the Lionshead
Redevelopment Master Plan will result in planned redevelopment with the ability
to anticipate impacts and serve the interests of the community.
The Vail Public Works Department is comfortable with the geometric layout of the
design and although the roadway will cause additional maintenance costs we feel
this is a roadway that can be maintained to an adequate level, if the funds and
equipment are incorporated into future operating budgets. The roadway design is
consistent with the Vail Transportation Master Plan regarding the various modes
of travel. The design accommodates the future Simba Run Underpass and
provides flexibility in the final location of the actual underpass. The east
roundabout configuration has been designed to handle additional capacity
improvements if needed in the future. There may still be tweaks to address the
ultimate optimal solution but this would have minor impacts to the overall concepts
proposed.
Staff believes the proposed limited elements of the preliminary plan being
reviewed under this action comply with this criterion.
8. The extent to which the proposed subdivision results in adverse or beneficial
impacts on the natural environment, including, but not limited to, water quality, air
quality, noise, vegetation, riparian corridors, hillsides and other desirable natural
features; and
Staff Response:
The proposed limited elements of the Ever Vail Preliminary Plan and the possible
redevelopment of the area will result in improvement and protection for Red
Sandstone Creek and the incorporation of green building techniques within the
project. The possible redevelopment is proposed to incorporate LEED design
standards and other green building techniques.
Staff believes the proposed limited elements of the preliminary plan being
reviewed under this action comply with this criterion.
9. Such other factors and criteria as the commission and/or council deem applicable
to the proposed subdivision.
Before recommending and/or granting an approval of an application for a major
subdivision, the planning and environmental commission shall make the following
findings with respect to the proposed major subdivision:
1. That the subdivision is in compliance with the criteria listed in subsection A of this
section.
2. That the subdivision is consistent with the adopted goals, objectives and policies
outlined in the Vail comprehensive plan and compatible with the development
objectives of the town.
3. That the subdivision is compatible with and suitable to adjacent uses and
appropriate for the surrounding areas.
4. That the subdivision promotes the health, safety, morals, and general welfare of
the town and promotes the coordinated and harmonious development of the town
in a manner that conserves and enhances its natural environment and its
established character as a resort and residential community of the highest quality.
IX. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission approves with conditions the limited element
preliminary plan for the Ever Vail Subdivision, pursuant to Chapter 13-3, Major
Subdivision, Vail Town Code, to allow for the establishment of the width of the
Colorado Department of Transportation (CDOT) right-of-way containing the relocated
South Frontage Road, the location of the 20-foot Town of Vail right-of-way, the
location of a 3-foot signage, lighting, and sidewalk easement and the relocated South
Frontage Road associated with the redevelopment of the properties known as "Ever
Vail" (West Lionshead), located at 862, 923, 934, 953, 1031 South Frontage Road
West, and the South Frontage Road West right-of-way/Unplatted (a complete legal
description is available for inspection at the Town of Vail Community Development
Department), and setting forth details in regard thereto.
Should the Planning and Environmental Commission choose to approve this limited
portion of the preliminary plan and the configuration and design of the relcoated
South Frontage Road, the Community Development Department recommends the
Commission makes the following motion:
The Planning and Environmental Commission approves, with conditions, the
limited element preliminary plan for the Ever Vail Subdivision, pursuant to Chapter
13-3, Major Subdivision, Vail Town Code, to allow for the establishment of the
width of the Colorado Department of Transportation (CDOT) right-of-way
containing the relocated South Frontage Road, the location of the 20-foot Town of
Vail right-of-way, the location of a 3-foot signage, lighting, and sidewalk easement
and the relocated South Frontage Road associated with the redevelopment of the
properties known as "Ever VaiP' (West Lionshead), located at 862, 923, 934, 953,
1031 South Frontage Road West, and the South Frontage Road West right-of-
way/Unplatted (a complete legal description is available for inspection at the Town
of Vail Community Development Department), and setting forth details in regard
thereto.
Should the Planning and Environmental Commission choose to approve this
preliminary plan, the Community Development Department recommends the
Commission make the following findings:
Pursuant to Section 13-3-4, Commission Review of Application: Criteria, Vail
Town Code, the applicant has proven by a preponderance of the evidence before
the Planning and Environmental Commission that the limited elements of the
preliminary plan are in compliance with the criteria listed in Subsection A of this
section; that the subdivision is consistent with the adopted goals, objectives and
policies outlined in the Vail comprehensive plan and compatible with the
development objectives of the town; that the subdivision is compatible with and
suitable to adjacent uses and appropriate for the surrounding areas; and that the
subdivision promotes the health, safety, morals, and general welfare of the town
and promotes the coordinated and harmonious development of the town in a
manner that conserves and enhances its natural environment and its established
character as a resort and residential community of the highest quality.
Should the Planning and Environmental Commission choose to approve this
preliminary plan, the Community Development Department recommends the
Commission apply the following conditions:
That this approval is solely for the establishment of the width of the Colorado
Department of Transportation (CDOT) right-of-way containing the relocated
South Frontage Road, the location of the 20-foot Town of Vail right-of-way, and
a the location of a 3-foot signage, lighting, and sidewalk easement.
2. The design submitted is preliminary in nature and to this point there is still
significant further design and review which may modify the overall final design of
the roadway. This includes the proposed development uses, access points and
traffic operations of the development accesses, drainage design, structural
design, as well as review by the Vail Town Council, Town of Vail Design Review
Board, Planning and Environmental Commission, Town Staff, Colorado
Department of Transportation and Federal Highway Administration and their
consultants. There will also be a review for environmental clearances by outside
agencies and subsequent referral agencies such as the Corps of Engineers and
Division of Wildlife. Furthermore, the two roundabouts will be reviewed by a
third party roundabout expert and optimized for traffic operations. This may
cause adjustments in the geometrics of the roundabout designs. The applicant
shall return before the appropriate Town reviewing authority(s) for review and
approval of any changes required by any of the reviewing parties listed above
that affect the elements approved within this request for the preliminary plan.
X. ATTACHMENTS
A. Vicinity Map
B. Copy of the proposed preliminary plan
C. South Frontage Road Option 10 with Simba Run
D. South Frontage Road cross-sections
�
��
�' i i
� ��
� t .
��
�
�
� �
� �
��
r�,
�3'1 �
� Q1
� �
� �-
��
I.V �
� .
0
N
� �
� �
�
a/��
a..+
L �
� �
r
�� a
, i W
a�
�
�_
fi
L �
�
W
_�����1,, • ` ti „ v- �
�, : -*' wt' - -� � -� t � �' -
� � ��
�r, ` I �
� f ." y}. i�.4��� 1'� � �°i,,. � F�'
� _ i7� �� � �, i i � "'� .5.5'. E
f `. �
� +^ ���.'*f ' . `y � i
. , f . ; .. .I. , � � :��.�
t'' ,�+ �� t+� L �,.
� � '��`, � � EF�[tE F,�II � R .: ,, ��C;'• .. ' � r ��
��� { =yr �
���... r �l�� - � �• � �.��4 ' #y•
y_' �. �.��� l � I til : ' .�( .
4�
3-a �' �,. � �� � 6.;-.
ti i.t�. $ , �,.��L. ti.. y
� �, �� 4 �r�.. �� �`
V �" —!
�' � �i1� i� � _� ,
i, ,#
.. � � n..� Y . �{ ,� , .�a �..
� I . � �}� � �y �` � ' ��:�
1� . ;� -� �y �" ,,,�� � . `
f� '� w� = `�, �!�;,:
, ar . 1� � _ r i�:.
� ... �` ; 4 � . �
4 l� � .f T � � + ��•. .
1� J�' F. � W .. '� r. � I� �
� � , ` . �1 � ,,� Y! ;.
�{} ��•�` ► ■l-�w ,� �
. � r.I� i .- .d►� . ti•. � ,T 'i "" ._ �+-�'y� -..
� , i�:�.-��p.ir ���` � y � �.
,], . .. ` _ , 2. i ' �� +� � � ��tiF -iki��'� ..
lf} �
/� ��- �L{�'�'` �'= . R; i
�a w r� �r �, �
`� R � r' � ++ . � `. 4 i�i !� .
��� . v. . a �� _. r 1 `. 6 , �t}� r �..
� `��"~ � } �
t s� � � �
.y � _ . ��y �.
J� � � ��
r �i ��' , � � ��''. � � �'.
� ' � ` 1 - �v- '
k � �'F'i.. '
a���:� �� •y� I �-k '�'�' �' .•. �
� ��. * -� �� �.
��= f � .�.
�x�,.�r �• � ' � ,
'`a, `.:'�.,,,!►' r r �. �
Y � r / f ; `,
f`� ���' ��� - '`.�� ���
, �, ,
. �' 3 " ' 'k . �
�X ' � �,.e �.
� � � � � 1�,. . ,� t � �..: ,� � �`; � .�J
�f �4� � r �
� '� �: ��F � �` �'.
4� * 1 >, � �. �Y ���_ �� �
�f y
�.% .p � 4 ; ��� - r' , -f,
��� � W W �-� �*, L.� r�"
w �
+ �r "� .fl�i\�` �� �. � •'� ��
''°�' ,. �i �. � , �
+�- � _' "+� � ` �.� �
.1.� . .� �! � �,A., �Y.
� . ��
4 r
��-
� ,d
�. � �•.
� � ; �°
� ,4 � fy F� �' .
4 _- k 1� � � � �"•����r
t: -
�+�i�.'� r� , z +*
� � • .���
����� .�
�
�f�� �,�. . �
` �` �� ��� � �
�� � �. �
� �' �i.�"`-
\ •.� . ` �
� �, �.
' `� �� ♦ .`Yw_
� k - L
- • d�! 2iy .
�. t , -� �_ � �
..��
., r4�` �
\ ti N�
, ,.. . :° .. .. �`.
��,
� ��=
—8
�Y . '�J'�
a��.
! x6°
r��
s; -
�k
�I-
kk$
a�
z?
<x
�a
Fx
4 F
�; �
� -� F
L 4
H
$
0
��
?�� � 0 ,\ \ \
y
�� � � \
g�z� \\1
�& "`� � � \ o,�
� �` /\
' \�
����������
������������
���� .
���� ������
�
,� U , \
� Y
�..,_ � . . �.� � .
��� �
� a
\\\ %ti
I �
0
� �� 8`� V A -_'. m_�-g i -'� �� lf � �'�
°i � � � x . -. q ° �
� z ��
� � _ � � - - �-
` � d�
l � H N— l� m �%'� ,�� taE:�, � ...Qa�.�.,�.. ', �� ,
V � d°�-- � � � �
i ? � o� � � � �
\' Q z � -- \ �l I c ` \
€ sa2s 1 \ ~ # �
�o l � z �g �`
l . a. �
\ � u S ���J� ?� � \ \\ �I � Y --�-- 1,I l �o ^
' \ � � �� ��� \ \ f/ \\ /! `
\ z +�� �� �� \ /'� tla j�:
\ \ \� ��g �`� ° ��i \ �! \ � f � . � � \
1 �� �
� � � "o ��£ � � <,.�I �� I
1 � �\ ��, � -
\ \ �� 'w�� . �_-n3 \\ ; a; a ar
�� �� � � � � �� � �s � _ �� � � �� � � �a � �� �� �
� � N V—_ g �z� 1 �
\ � �� � �\—_ .s � �\\\ � o° � � E: � _ � a: � _ � �n � �' m� �
\\ � wn �'_' ��° ./ \ g C� � P � QC G �5 $o
\ � �, � oo° C� � a aa "� a" �"a a�
� � u� � ��a \—_ ��� V � , o a _ ,.
\A �� � \�_ \�`o \ � as� � @e� u �x� H'�a� � $��
1 m � � , $� \ - \ � � �� J �� � �� � �� a u�
/ � z �' �N `,� `\\ - sA �
�� � � �� _ � � ..- � _ _ -, %' V - -�-� � � � � -
_ ' ,..'
( -aeo_snti�rsro�= - 4 L75 .et-1 � � -_ y' � \ �
�i � � CREEH- - _ _.. - :`� __ — C77--�
�� � -.� _— _ _Z.L1 xY� _ �� � �
� �� � -�_ �a�' -��_ � i I, � ,� o �'
� y =�'' � -�'�_ � ` � � �,
� , '� �
� � �` � � � �-_ �� �� �� �° �
� ��g�� �� � ��- _ � � � ^a�� �
:3g�, .� o� �,� g�`� �` ... �\ ' � � �� u ''�" �7 � ti�„ �t7
��N� �og� \ \ \ \ � \ \ �L °s ba �',"�' b
i C
gR�€ ?�az � \ �m , 1 --ti�, � � � � '�.
s�a 1 1 \__°oj � 6�g o �7 � s�' ti
�s;� \, \ !� � �l- � \ �m�� � � � r O
�.�: �` � n �
n�9, � � — �� mou,�,�z,u� A v— — `� � c� O
�` } soo•as'sz'w - tts.YS' . . � — . — . — . . � \ .._ z n... � O � ,,� �
' ' � o b / ' 1 i Ni . . � -'p � N � � � � �
a. Y z.� S'$ o �, , �y�J p '� `� \� £ ��n �� �Cj C.. �7
a �� �� s � � �� �� ������ � �� �,- �E 1 c�, c�� ,y �
g � � �^� � � � g� �_ �' �
4 Q € ¢� r � � I m � -'&' ��s t"'`3 C°y, � �
�' z� a� � F � s f o . �\.°.A � Y/ �"' n� O p� �7 r'+ l�j
� a g 9� :� � � € o �°�� O y� � O C•+
� 4 e s $� � � � g Q s� \ C h7 � I �
� p��g� :° b� �, � ���'�y '�+
� 9 A ; § _ r � � , �„ � �~ q � `'3 ,wU, `'� b �-, bd �
� � ;��„ ° � � o � `�,+ �.
A � � � � 9 � �, t° - � n�. \ p '.sj 'x% �.,i �7
� :� ��� 1 '� � y y o b�
� �, y � � � � � \, � �9 0 �,� Pna � � O �y � � �a b
� � � � }� �� -- �-- � S3a ,---�� 9° � _:.- �� �, '�y � y b � 2'
g o� � �1 --, oyo�s � --'" ('' ne \-__ h� � .,j � � �
s � A..- � ,--� 1 � � � � � �
� �� �
_ � , � � � �_ ������
� sZS �__ � � y� c t�
9 � � � � � � ��'Sp W � ',�i � w �
` l 7 `_.. � A �
�I � ` �3�s' L J � �� Co � � ,Qy, ,,
� � ` �\ \ a� � � c� e° �� br� C
� � g.� � �� /'� o � b
7� � � � � ,� 3�0 � ( N� �� �
g m o= y 1 Q � y
o� �` l � I \ g� N � C f � O � �
y 4 S+ i�,,,
w � � � ` � '0 o Z � CJ �' h� "� V
\ x � z � b 's1 ti " `�
� ,. o� � � � � � �s � go� O O.� �
� \ ` m £ � �-, z � '�yT,�+ �" � ``yr
� `\ t \ I n' ��b � � �
` ` \ �
Attachment B
9 z � Q \� \ � = slcsul:cc� ° - ���s�:e_� \ .. .
����\\\ _ "e � .R _ - �� '�-.� �
aS�s � \ _ - - � .'=��� \l �
�s � � �� '� �e�`a - .��: ��we � . ` �
Y � �. � _ �� ; : ,�� . �
� \\� �� �,n€:{. - :��:�p's:'� �� - - ���� �'—�� \ ���
� � �� � � ��m � � � � �
�' S� \ . m
1 i �,�'�l � � � -�m � � � �—�
� � � �
' r `� �\°� ` , ` y� �. ^4 Z �L
\' �� N� _\"'� �\�'��� ���t� � ��� a ? ..,�m.��..u.,. � �� i
l � �' �— � � � �� �
� . � � \ om� � \ � �Q) \�
� �< �— � \
, z°z \ 0 2 \ � I c I . .
\ y` _ � �`! \ s3�r 1 � � `� �
\ �� (�^ o. � '� � �
� l So £r�`�Pee4 "`� � \ �I _'y — �� .
\\ � o \ ``'}�°,��� � � 1 g � —.�— //�� � a
\\ �`1 �q `� ���:.��?8� \\Y� � � b f t I ,
� � �l 4 � �
� � �$- � L � :,. � �
� � l� � o � � �� � —
: ���� � � �
� �' �A w � ` � �
£� :z����� g���
\ � \ � � m;=�,`1 �=1 �
� � � ,.m ! ` �b� 0 �, o
\ � l � ��° �� , ��>> o�� � u o � � �
� ` � � �-`�-- ; --�" � � =m� � � � � ° � �
� \ _ �= �� ��� � -. ��� �� � � � � � �
� m� , , �aa � � r�
\\ �, �a \\ �—\ E z � �
\ �.� � Y 1 F� , _ `1` i\\ �LO \�o �j �, � PY � � � W
}I m I � �� `t � ' � � �;�� � � z � o� y`~ b
� x � �d \ : � V e � "`3 �
� / `� � �� �"' __ � �� � �� � � �' a d
� -- — ` l � \ n b C
f/ t I � � ' ` � — �`"� -_- � � ` � '� � �
', __
� �' -RED-SANDSTONE � ,�i(' ,}� Lt5--9�'� �� �' — 1 � ��� `'�7"�
\ �� � O
� ��_ �R�---- ,-' -- Yrr—,�- �� 1 �� �
� i �g� -�� ,.s --,��—�« - _ � � — = , i �� � � � �
µ =� . ',� .-�- N� --- � � � � ,o� o
� � 1', 1 �' \a '�'� �� � � � � y
>: �
�- � \ � y
_ � � `� 1 �P� �� ,, o� � �_° � � � �� � �
�� � �+ s�,'<� v � V �\, � \ � _ � A a� ,,b � t� '�
a
�� K? �� � �� z � � ;, � � �,\ -� � � � �� � y y� �
°� �� 4 � �"
_^�� wm � � �� 1 � � ` `�'��� � \ "€ " �6 �
,;
� ` z
�� 4 �: \ a+ .-i .. ` � �
� � �=P� .. . �J ` �. \ �€5 �
���$ ;��ti � � \ 1 l z- t F s a "� � \ � `ti
s
1 � � 1 ' -�', � _[� c �` i [��o �;cr.-� ':� \ p �o � �1
. O
� � � � V � � �� '�7
s�s� . �� �, ,• �--
.zo.ao. � soo•as'sz•w - i�s.Ys' � — � � — — _ � � �z� _ v � � ,y � � ti
�ti �' � o �� � � � `� �� \,l � _�� � � � b � �
o yE ii 4_ . ;;; � � �s y x.
1 � h `' .. _Y � � .; � ` r3� � � � a � \, �y,- 1.,� p � � `t7
A � $ � � � � � � � � ` \ ^ A� ` � p,\ \ �_ ` r.,, \ y� � � '"C
°� �� g N � x�+� � A-76.' ^g � a � �y''G
�s �� �� � � � � �� "w �. � � A .-A �' � p �t � C"
s �' A � I � �N ;. � � � �a
�N go � � q � � �o o. '\�/; 1°��.�' q� y� �
� g� aR n � 4 zo �VI ,� �\\\ p`"�� �� �� � �
� '�^J � �� ` Q 1 ��� � �
�� � �= G g I /� � , \� �� ��r � ti � a
� ���o; , ° �� �� 1 \ �� �°,�b�
� � / i g \�- b
� � � \ `� � \ �
� �� f m� � 1 1 �„�.' °s a \�- � � �. Ch �.
� A °� � � ` ` �. -'' M� � �t - ao � N � � b
� r � R � � / J� �o "y53�03 "'�'` \ , . � � \ �7 y O O
m � , �.--\'". °d '", �— °� ^ 1 � \ O � �
� � ` �— �— ti��'��
� � ` � \ \ � �� � y��o
� � szs � �— � � � �
� \ i� 7`�Sr"w � \ �'�rJ � �
\ �
1 �� ` o � �>3�s, � n �y,..� . Q � � �'9
I m \ {3 I� i"i7 Gl �""3
� �y � \ ` � A C7 g'3 � '�
� � `` g� � �� � Np 6 �J
� _ o� \ i\ ` '> �„o r� � py �
� °v � ; �m ` oro � �'�+�'�"
�! �� �� � . \ K� 1 og � o' C_y �7\
—�r _
.5 � � pq � \ Vy \ I J= mZ< O �
\ �
�m �o I �z�
'� � 1 � A ��>
� � � \ , � � ��
,�
i (
_,.��.. .. � .. .. _ �. - � . � � A � .
� VI
I
� � � � � �� � I ' I III �II I �.
. 5� 1' � II . � I { �'.1 .
g � � �� ��� C �
� _ ��� — �� '�� � � �'� � '�� ' �
� ,€a � ���_�� � � � ��i,�� !i `i�� '� �
� � b� � � � ,�� � � � � � � ( q.
� �k"a W , 5�# i I.� j� I �� i�rv i ��� � ��� �:
'' .� m..,. o �� �' _ I �+ r � Ili . �` � I ! ��=
-- � . 9 ' �' �e� � � �� � 'i . � i � i, � � , , �. .
� - � �� i ��,� i
, � -' —„ o,,,� - � �a _ � � . �- :° C � �� t ��. � i � %' � ° . .
xz x �
� . I . . l�. � 'i � �� . ,
4 i
� '��g� ,.. r� . r � � � � . v. i ��,. �;�.
�3r- � .. I���`,� � Y � �� .
4 � p; I , /
' i„v.»o.� i •8 �m,.,.. r-t �-� �
•. �
., � w... — . "i � 9r � . ��l
+vc � #d , � 4 fl
�.— � q �. � �p 1 A
— L ` b �� -� �� �" � t I��. / � ,: .
�, �. ;_,�_ g� . �, l � 1 �_ "� � _ � � a�
�P �� r r f ��,� � - �� � . -
� ir � ��} 9 ��, i _ a
.�.. '. S 4_ .. �� �i �
$ 2� G O
�
�
a� a.�. �
, � J
—�_ �� r
� .� ��� � '�� �
6�i8 vA . . . . `�'1 � �1�. � ...._ ' � � �
S,',»- � �.�� �af£ yz �j� �' 1 � � � `� �
— � E a y , �'n� � k � � �� � �.
iwi�1 . �q � . � I d.� � . z �3 ,—.
� .-� m � � � ,I � , 'J I
�,. � i � �� �� �� ' / � �� i ; i � I � � � � �`- ��
.. I � � f �� ._�I �� �� � F �;� �.)
1 .. � IIO � 1� � tl3 a � � 1 i', "'F F}y �� ' D
— W � S � � z� �' �i� �'54
� , / � � I � IJ 3 ��I� O � � ��
� � �`I � ��I � �'. � R � � ��
� , �'Ii s�� � -
� 3 � � � . ��y �, �i ; �. � �� I
" �:i�^� h � .�� . i��i. i � i � �� r- �i
� I. r
I i� ��'� �� � � i � �I
, � R ��_ ����,, ���� � , �� , � � �!
. � - �� �� §� �l I,'` il, � � 4 '',
_ _ �_ ��' ���'� � � � '' I I � , �,
I � �� s�
� ,�.�, � ���� � �'� 1 '� I � � � ` �
� � � y� � / �i� I'. , ���
� � �-. � � ��r �� ' , : �
w
.., , � .
. ¢� , �.
- r. P , �j
e „ ��_ � �4E �� f�i C '
x°a .. t�� f�,idli�.
� ._����e ��� . . . ! I . u .�
� - � ' �.� �` �� ' ' � "� � �
,��_ ., — ,��. �
., � �
,,, ,��<, � � �
�. � _ �
;b�n �
��. ,
�
t, �� � _ n f � �i.. -�I 1 . . �, ' . .
. .r . . d . . . ' . z
, . , . ..�.. „ } �
_ t I o
- - �.a.�� `�s -w. . . I . r�A
•°°, z . I �'8 _ `1p, i A
I il� � 9�� 1 � -. � I�� g� . \ � f'69• `I. II� ' I �IIW '' �' ,, y z
�jI D LJ +�•� y ' ��
�� L� �I�� 3.i �� I I � I� . N�
.a.,. p E � i� ���..' ' rtri�
.,.— . �4. „— I - �� $ I f�. � � m
ss ,. � �8 E �,� ? � � � . II' II�
�— — I � �
��X I �O
� aa � I s f qI I
�4L A Ia� I �,an �J i�- i � �JI� I I &. , �.
u.� ��'f� � ` ;� - ; � (� �I I , I � � �..
�� � � I � ��
� �;. �` , , � ;
`� p i � � i< < � �
�\ .� �..,, J„ � �'� i� �I �� �
� .mm 6 gi I �I, €s '.
� ��
� ��e� - �j ��
.._ .. � � � � I
.n � yg� . �� i . �, .
; ��y� . . . � . ,; I ..
��. . .��_ . I� ��R � � � �. I
� ��f f �I ' . '.
eia �i � � ' � ,
� '� � � 1 � ° i �
� 8� ,
°" \� II
, � —
?
-"- � . .- I � .
� �. � " i ��� .
� �
., ��� I � � `� i
� �...., � � � �1'
.,., � \ . � il��� �' i �� �� � I
� i �
� �� - - ���� � ' g� ��� � � � „
il
� i i
, � � _es� �� ` � �� � � �
\ � 1 a 3 e�
� � � ��: \ � � . � � II � � I �.. � . �
�� � � i
� � ��` , �� ���'' �,
' � �
�_ � � � � :,n.�— � �� f r �� � �' I,; ' , ¶�
f„1� �I
� q 8� '-���� '�(I � . i��
ro � .F-a . 3. o - ' . . � � {� �) I i
� � � �� wimua �I \ �\ `E i'� . q� C:�,.
�% � �� tl�� «n ��� ` \\l1 ` IIE I
0 t ;e � �
� . �. � � —I . � �; . 1� I� . I � ,
�
,�- P _ ..__ ��- =P I . - � . '' ! 1 � �i � � ° _
I�r�j
'e
�:�e
0
� �,
^ a 0m
— �o t
rtm
' z 0�
N 3 ' �i
ja
�o °�
y9
m�
€ �� �
8g,,,
� � a ,',,
,,,,..b �,,,,,,',,.
�
3p
jY
3S3
i
�
�
PLANNING AND ENVIRONMENTAL COMMISSION
February 23, 2009
..
1:OOpm
TOWNOFYAfI, '
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT
Bill Pierce
Susie Tjossem
David Viele
Scott Proper
Michael Kurz
Sarah Robinson-Paladino arrived at 1
Site Visits: No site visits
10 pm
MEMBERS ABSENT
Rollie Kjesbo
60 Minutes
A request for a final recommendation to the Vail Town Council for proposed amendments 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 allow for a mixed-use
development on the south side of the Vail Village parking structure, located at 241 East Meadow
Drive/Parts of Tracts B and C, Vail Village Filing 1(a complete description is available at the
Community Development Department upon request), and setting forth details in regard thereto.
(PEC080015)
Applicant: Triumph Development, LLC, represented by Rick Pylman
Planner: Nicole Peterson
ACTION: Recommendation of approval
MOTION: Proper SECOND: Tjossem VOTE: 3-2-1 (Kurz and Viele opposed, Pierce recused)
Commissioner Pierce identified a conflict of interest with regard to the project and his need to
recuse.
Commissioner Kurz was acting Chair in Commissioner Pierce's stead.
Nicole Peterson gave a power point presentation describing in detail the proposal.
Rick Pylman, of Pylman and Associates, representing the applicant gave a presentation which
focused on the process and what step in the process was being requested at this point. He
further responded point by point to comments made at the December 8, 2008, Commission
public hearing.
Jeff Winston, Winston and Associates, representing the Town of Vail, gave a presentation
regarding the competing interests involved with this proposal. Those being the retention of
green open space or creation of Master Plan language allowing for a more urban street design.
He clarified that in the digital model that would be presented there was some level of detail
added to the model verse doing a general bulk and mass in order to give a better sense of what
might occur. However, what will be shown in no way depicts the only design which could be
proposed. Specifically referenced in the presentation was the question of whether or not a
"canyon effecY' was created on East Meadow Drive by allowing for structures to be constructed
opposite of existing development. It was described how the width of a street and the height of
the structures can create a comfortable pedestrian experience as anticipated in the Vail Village
Urban Design Guidelines. He added that the pedestrian fabric of Vail Village has changed since
Page 1
the original planted buffer was designed. And infill development on the south side would draw
people through the Village and create a figure eight pattern for better pedestrian circulation in
this area.
Matt Drummond, resident of Edwards employed in Vail, said he has doubts that the proposed
retail space would create jobs. He is concerned about the cost of the proposed employee
housing and its attainability and the viability of the proposed retail and office.
Steve Lindstrom, representing the Vail Housing Authority, stated that the Authority supports
using spaces like the south side of the parking structure for employee housing. He went on to
explain that there is a broad range of housing needs; that include several different price points
and amenities. As a resident of Vail, he supports the location of retail and office in this location.
Matt Morgan, owner of Sweet Basil, having been in business for 32 years, stated his concern
with the seasonal viability of Vail. He believes that regardless of the economic climate the Town
needs to have vision and foresight. He is in favor of taking a good look at the proposal.
Steve Hawkins, manager of the Mountain Haus, representing the Mountain Haus, expressed his
shock at seeing the model and the enclosure it would create. He does not believe that guests
will want to come from the city and stay in this neighborhood. He does not believe that this
proposal is good for Vail or the neighborhood in which the Mountain Haus is located. He is
asking for the Commission to unanimously vote to protect open space.
Dave Gorsuch, business owner and resident in Vail, gave his insight on the current state of the
economy and retail in the Town. He appreciates the foresight of the proposal and believes it is
good for the long term success of Vail. Having retail, office, and employee housing would be
good for Vail. If the Town is going to develop this parcel it should be developed in the best way
possible. He stated that he understood the comments about "canyon effecY'; however, a more
charming streetscape would be beneficial. He stated that this end of the valley is stagnant and
could use more creative retail to bring year round activity.
Tim Hargreaves, General Manager of the Willows in Vail, spoke to the need for families in Town.
He said it makes sense to add the mixed use on the site. He's excited about the opportunity to
have affordable housing that will bring locals back to Vail. Having families back in Town would
be great for businesses and the community.
Ted Wenninger, resident of Eagle, said that it is difficult to find affordable housing. He would
love to live in Vail if he could. He encouraged the Commission to allow the opportunity for the
project to move forward. He believes that having a mix of retail, office, and affordable housing
would be a good on the site.
Mike Glass, President of Alpine Bank in Vail, wanted to lend his support to this application. He
has been looking for viable professional office space, and believes this is a good location to
provide office use.
Paul Gaudfelt, business owner in Vail, stated his support of the project.
Larry Dolmont, owner of a residence in Mountain Haus, expressed that he was not in support of
the proposal. He is in support of keeping the open space. However, he understands the
opportunity to develop the site, and if the project moves forward he would like to see less density
and lower height.
Page 2
Stan Cope, manager of Vail Mountain Lodge and Spa, is concerned about the model he saw and
its impacts. He is concerned about the green space buffer and the fact that they put 18 hotel
rooms looking to the north, of which 2 floors look at the trees and top floor looks over the parking
structure. He asked that the open space remains. He was concerned about how his hotel would
survive with construction 35 feet from the Mountain Lodge and Spa. He believes that a canyon
is created by this proposal.
Rich Selph, owner of a residence in the Mountain Haus, is confused about the model he saw and
the request today. It appears a project is driving this request. He is fearful that the Master Plan
amendment will lead to development. He added that the Master Plan identifies the preservation
of open space as a priority. He is concerned about the creation of a canyon. He is concerned
about the impacts on the future infrastructure needs of the parking structure and transit.
Jim Lamont, Vail Homeowners Association, asked several questions about the Vail Village
Urban Design Guidelines and their application to various projects in this area of the Village. He
further spoke to the covenants that are recorded on the property and getting in the mindset of
what the covenants stated. The covenants speak to transit, parking, and open space and that
any changes to those uses would need to go through a scrutinizing process to be changed. He
believes every property owner in Vail Village Filing 1 has a financial claim attached to the
covenants. While the Town has the right to condemn the covenants, the Town is required to
provide compensation to those property owners. This issue is about the Village not just the
Town and the owners across the street. He does not believe the Master Plan needs to be
amended at this point in time. Open space is an integral part of the complexion of the Village.
The amendments remove all language from the Master Plan referencing the preservation of
open space. Planning in the Town has been opportunistic verses proactive and protective.
There are impacts to the Vail Village Parking Structure of the Council's decision not to pursue
mass transit on the North Day Lot. We have no concept of what is needed at the Town's sole
transit site. Critics are saying we are becoming to urban. He questioned the loading and
delivery that occurs in front of the Mountain Haus and Vail Mountain Lodge and Spa. He does
not believe the necessary studies have been perFormed to determine that the retail can be
absorbed and loading and delivery can occur. Open space is not a disposable commodity it is
what it was intended to be.
Commissioner Proper asked several questions about the technical aspects regarding Triumph's
and the Town's abilities to adopt amendments to the Master Plan. This step today is not about
the sale of the site, the development of the site, and the Commission is not approving a specific
development on the property. He believes the text amendment allows for a greater range of
discussion of uses on the site in the future, and is in support of the amendment.
Commissioner Viele stated his support of Jim LamonYs comments. He remains unsatisfied that
Triumph Development has the right to be assigned the Town's right of ownership. He is
concerned about the steps in the process and the validity of the process. He does not believe
that the uses are appropriate for the site.
Commissioner Tjossem stated that today's request is to allow for future discussions on the site.
Recently while on a trip to Winter Park, she saw a parking structure wrapped with a commercial
buffer and believes it may be appropriate in Vail. She is in support of the amendment.
Commissioner Paladino stated that she was not voting on a particular development and that she
supports the Master Plan amendments.
Page 3
Commissioner Kurz believes Jim Lamont made several good points. He believes there is a
public trust, involved in the development, which needs to be protected. He said the development
project is too dense and does not maintain the character of Vail Village.
60 Minutes
2. A request for a work session for a review of a preliminary plan for a major subdivision, pursuant
to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the creation of two lots for the
redevelopment of the properties known as "Ever Vail" (West Lionshead), located at 862, 923,
934, 953, and 1031 South Frontage Road West, and the South Frontage Road West right-of-
way/Unplatted (a complete legal description is available for inspection at the Town of Vail
Community Development Department), and setting forth details in regard thereto. (PEC080062)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell/George Ruther
ACTION: Tabled to March 9, 2009
MOTION: Viele SECOND: Kurz VOTE: 6-0-0
Warren Campbell gave a presentation based on the Staff memorandum. He asked that the
Commission apply an additional condition to the application should they choose to approve the
application. The proposed additional condition read:
3) The applicant shall revise the Preliminary Plan, prior to proceeding to the Town
Council, to remove the text identifying the 20-foot Town of Vail right-of-way as including
a "Shoring EasemenY'.
Dominic Mauriello, of the Mauriello Planning Group, representing the applicant, requested that
the Commission discuss the condition as proposed by Staff prior to the start of any presentation.
If the Commission thought the condition was appropriate the applicant was going to request a
tabling in order to resolve the issue with Staff. He added that Vail Resorts only agreed to a
Town of Vail right-of-way with the understanding that shoring would be permitted within the right-
of-way by establishment of a shoring easement. The shoring is important because of the 3
levels of underground parking.
Commissioner Viele inquired as to what the Town Council had directed in regards to this right-of-
way.
Warren Campbell explained that the Town Council directed Staff and the applicant to move
forward with the South Frontage Road relocation design with a Town of Vail right-of-way and not
an easement. While shoring was briefly mentioned there was no discussion on the
establishment of a shoring easement or the details of said easement. By asking the Commission
to include the proposed condition, Staff was attempting to avoid any misleading regarding
elements on the preliminary plan which might be interpreted as Town, Staff, or Commission
approval of a shoring easement.
Dominic Mauriello stated that the applicant is looking for a Commission recommendation that
shoring take place within the 20 foot easement. If the proposed additional condition is made a
condition, the applicant does not want to proceed and will request a tabling.
Tom Miller, Vail Resort Development Company, explained the importance of having the shoring
easement identified on the preliminary plan and if Staff had concerns he would ask for a tabling
so the issue could be discussed outside of the hearing.
George Ruther, Director of Community Development, stated that Staff's concern was that he
could not recommend that the Town agree to a"shoring easemenY' until such time as the
Page 4
Council had discussed the issue and terms were established. An easement could be granted,
however, we do not want to obligate the Town before the terms have been decided.
Commissioner Proper asked where the condition Staff was proposed should be added came
from?
Warren Campbell stated that earlier in the morning he and George Ruther had identified that a
revised preliminary plan submitted late on Thursday included the shoring easement language
and was not caught by staff prior to the memorandum going out to members.
Greg Hall, Public Works Director stated that the Town does not typically have any easements
over rights-of-way in the Town. He stated that typically improvements in the right-of-way such as
shoring would be done by license agreement.
Tom Miller asked if Staff would agree to changing the language that to a license agreement for
shoring on the plan?
George Ruther stated that a license agreement would need to be reviewed by Town Council and
the changing of the language at the hearing was not the solution.
5 Minutes
3. A request for a work session to discuss the establishment of a new special development district,
pursuant to Article 12-9A, Special Development (SDD) District, Vail Town Code, located at 303
Gore Creek Drive, Units 7 through14 (Vail Rowhouses)/Lots 7 through 13, Block 5, Vail Village
Filing 1, and setting forth details in regard thereto. (PEC080074)
Applicant: Christopher Galvin, represented by K.H. Webb Architects
Planner: Bill Gibson
ACTION: Table to March 9, 2009
MOTION: Veile SECOND: Tjossem VOTE: 6-0-0
4. Approval of February 9, 2009 minutes
MOTION: Viele SECOND: Kurz VOTE: 6-0-0
5. Information Update
Commissioner Kurz asked Staff to look into the possibility that Commissioner Kjesbo could
provide his comments regarding the proposed Vail Village Master plan amendments in writing to
the Council since the vote was so close.
George Ruther responded that Staff would look into the issue and get back with the Commission.
Warren Campbell made a general reminder about the need for letters from Commission
members if they would like to be reappointed.
6. Adjournment
MOTION: Kurz SECOND: Paladino 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.
Page 5
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published February 20, 2009, in the Vail Daily.
Page 6
� w
b
J � a
Z � TJ cn
� a
W
�+ ��
W
02S a�V �
Q0� =J_ �
�mniEVw'W
yN GJ3>
W— °V
Q �� Op J G
V' f➢� Z
� `� U 4" Ol W
Z
z p`� �
F O �n
a y � .«
N s 7
A W i�
� N
p� u U '
lO�IV h m CL Ql C _
» _> >-r�> m
_L>jl-i' �-a GO � �
��our°a �!;-Cm �D��
CN'��� ., _.]NO
°a�imc�mm> �—E.;°m�
��u% m GJ
�ocaE-.m�o�U,i
a»� mLLU Wc
E"'cFtn�t?�,a �dE
Em�Q�c.-� -»L-oa
ut,.rn�d � �w �-�TO�d N W
a��ammoD�>�aL� 0
�oc�OY��^jmca� d �
_ mo y,�t a p
i7�ac�yN�U�ERiEm-°��' p
`_ a`>%a cc�m�cm�c�c>,° U
y� r'�,n LL V m- a�-FaZ W
G Up.O J.�- W� U C� m p p N.. y N
C �OL O���mN'n.-mU�..=Z
Q(.� m._ i�._ �� _ �a`rpQ
'� N rc�+o°a�Am'���'°�L-n�F�
r$?o=9°�'on2� �aca� mV0
.-I->¢ `� ao`w oa o °¢ daQ�
�
z ���
�
�
vA a
� �
a� d
� � W
w
�, w O
00 �
F-�
w
z
�
F"�
� � �
� � � �
C� � � �
1-r
Q a�i � .� a�i
� � a � �
O
tt3 v� U � �
� `�.° �'a��i
°'-���>
..� 'i7 tn N ,D
� � � �
Rs -^ �,,� .D
� � b c �
�, `' °�,' . o „
o ¢, ., �
.� o U .Y
Q� �� °
,� �
.�o���
> a3 � ¢' �oyn
� � �
��be� �
4. � � °' �
� � T� �
� � �, o
> � � � a��i
� � � •� N
� �.� a,�
� o � � a�i
a�"i U .v � .�
� � �,x�
� � � � a
?«. . � ,� 3 °'
� � o.>,�
a�� c�� �
� ""' � V C1.
� � � �
� � � O �
.� -o .� � 3
� � � �3 �
� � � S� 'D
� ¢, f'�"�" w v�i
N C 3 4„
� t.. � � .�
o ca
�, N ;'O � '�
�� �
�N�`�
� 3 � � �
o��o�
a�
o'v �� �
-o a,, • a� o .
vi .� y �� a�i
N� ¢, a�".+ f1.•b
0 N � � �
� � � � � �
O�' "_' � � �
����
Q���'o�
� c, U W c �
cOCC41�y ��C G, i O
ocoo€ior�`?-c- m
;yFO�'J'�`°° � �
>=-`N��a`6i� W �
nm� �rn..j�0 m � m
UCO?OiNf"�c9=� � :J
"cnN3°ro�'3��� D 2
o' "�m0'�Eo � ��,.,
� J � O N� Q L'N p� f�/1 �
f nj�NN�Q+�OU_. d � �
U e N � � � � N n � N ^ � �
�cEoon.;o���DCNOy n O
3o���ami?o�cco��JU G
mc�o°ccoQO;��wQ�a�i O
omm3co.-o�'=tEamn`m U
CI; U a� o n N � � N lV ��? i7 � f/1
Z'a�m �«
�'�� ao od��nc wmco�;.ZZ
�''.�.EL n�� �r E.4�L c1°i � �pO
° �-"--
o �¢ m U o�� N o° a a° i� a M m V O
��ni n°U �>m� `� w E o�QadQ�
�
�
'O
GO
L
O
O
U
L
d
^C
C
�
on
c
�
L
�
a
0
�
c
�
=
b
=
�L
�
.�
L
C�
�
a
0
a
�
a�
bn
L
a�
>
'C
R
�
bA
d
^C
a�
G
�
�
�
CC �
� o
= �>
'�'�' L
Q �
�R �i
� �
a� �
F� x
C�--i
�
a�i
�
�
C
�'
>
a�
w
0
a�
�
.�
N
.�
N
b
�
�
�
�
o�
�
N
�
�
b
�
�
a
�
3
�
N
�
.�
�
>
'�
cd
O
a>
U
0
�
c�
o�
�
b
N
x
N
C
�
cC
N
�
w
�
�
F�
w
0
'O
O
.�
�
u.
N
�
�
�°
�.
a>
a.
�
u.
3
N
C
�
.�
'O
b
ro
�
�
f�
�
w
O
N
�
.^
N
�
.�
�
3
N
U
0
�
b
�
w
0
�
0
U
�
�
u.
�
`°
�
�
�
�
�
�
cC
Ot
0
0
N
�
N
'O
N
c�
�o
N
�
a.
3
a�
�
b
�
w
O
N
�
.�
�
�
�
0
0
N
�
N
b
�
c�
'O
F.
N
Cl.
c�
�.
3
a�
�
NUC���T,�O =
��cacnomd y
m;nE.�¢=m
=-oo'° >L n
i� N-•�
in � d a+> "�e �O °ai
> iU>....r �
`Fr�,vy>� c
a�o�uid v°',
�OCJ—CYC `
Cv'Vd�U- O. �
�"�O nOLm � � N
N uvJUr`M� .� Lu!
-Y aNH C O�C � dp�
O 7
03�-�`� t O�
3mdm�L�' �. mop
tpCVi>�.'« � DyZ
oo¢�owN.,.�c��AV
o«�c oav(,�..m�-w
N VI C.- N Ul C I� t {n
� U1 O.-'- N J� O,. V
� c0�� 0��..Z2
��Nm�UN�omn�00
° `' �''U=.o cr�-
�Qn��o �W°ymUO
Nvi�¢�C7LliaQ'SaQ�
�
O
O
N
�
�
�
�
w
w
0
>,
�
b
�
�
N
�
b
�
�
�
>,
�
0
�
�
�
�
w
0
�
�
�
3
�
�
3
�
�
0
b
�
or�
�
�
ro
�
m
�
C
E
O
N
W
O� O
��
°1 O
LLV
oW
mN
�Z
0
QO
O S'
+�-+
N
N
�
�
O
b
�
O
O
U
w
0
a�
�
�
�
bA
�
W
w
0
�
�
O
U
�
�
�°
�
�
�v
.�
v
�
�
U.�
c�
0
C
c�
N
�
�
w
N
�
0
0
3
�
'b
c
c�
'�
N
.�
.�
U
�
�
�
�
W
O
� �
� _
0. �
�
o Ey
� �Z
�
€ 00
0
� ¢O
N tO.L
N t9—D c0= '1SG
��i��n �m
°a�iC 5m� �r"
¢
N �
L � c
J a � 0 '_ -
�oo��.��� -�s�
C L S _
�
e a -. � -
mw> -: c _
!+! c
O V � r
c n : T
�..._ _a.
.p p, ` � !-r' -
C ~ M1 .
� C E - m _
y r
r_ `' _. h.� :n _ _ _
u -? ,- ,�. g. = -
V , _
a�:'' �t'C �O�
� :'. `, � c n _ ,:
u� '� _ � .. � '° p c+
t!�:. ac' G e
1-a ool-�_ �E �;
�
e� o 0
�n-
o °' r
V T
� '?' c
� , ''
1 �
J
OS
°rVjc
?U"'
`�`e
nc'�
� ` O
coa
�Ld
av a�
N
�L~ C
a,.-c6 0
�3��
-- ni E
�, �� m o
in Qv =
C I
7
�-L
C� �
E
rr-
aC
❑ C"
=o
N .
E� �.
� �
J L
u°
LL
�`t `-.
�, �
� ti OJ
E.-�
m
o�o
U a �? ,
��T Z oo�� �
Q V �J
O � O
m
? � °��
_ bd S1P� _/
U
�
�
�"
0
z
M�' �v
0
N
L
�
�
�
>
O
z
�
�
.�
x
a�
c
O
.�
.�
O
U
�
�
�
z���
�
�
�A a
� �
� � �
a � W
�,, �,, O
00 �
E�
o°� z
�
a � �
f
Q
�
¢
�U
OF
HO
Wz
U
ILLL J
Q ?
Ya
Q
�
�
L'J
�
H
�- _ � C
_ �
- ,rf Q1
_ :: ".� C
�!. N�
� OL�m
R _ :: N
T t0
���a
` U
� " ? � C
`mr_ �a
�-�LLi
L C -
W � m
=' ° o �
:. ��
}.F ��� o
CO F � C� :;
w � - � o
¢:i'�.:
IL T= O y� O
T :: .; �
fl;r -��
C m
�:' 'c ! E `v
' �ao
��' � �t':.G:n
>_R'OL'
LIJ�,-�L
N ?`
t'�
� D R
� L
dDA
>.� d
d L
U l0 p�
O U�
� C_
ya�'i3
��r
j>tOC'
t
t o+ �
C C
� F ` ..
O N d L
'cu = c "9
_ .. P
_.. n ��
G. fl` O G
:OU>
-. rn d
F:C`)�
�?LE"�
��y O :
_ � ` ['
�' � O � c`"C
Q N � ~ N
� � � � �
� O
� � V � �
��.� �'a��i
N � cC �
� � � N 'O
� � A � �
�'°v >'o�
�
� 0 �.� V
. � 0 � .Y
Qc����°
c
.� o � ��
> °+3 � � +� °y°
� Y a � �
.YU? �4" �
4.?� �,� �
O bQ �, +� �
� � � � �
W � o�
.Yw o � �?
�°�•�a�
� � .Y a, Y
v�, � c Y
� � o x-v
�U.� � �
� � ��.
�� � ��
4. . � � 3 °'
���
��°..>,�
o' � � � �
ca � " y � p,
� � � �
� � � 0 �
,� -v .� � 3
� � � � �
Y � Cl. � ^p
� �4" ¢, �' �' �
NC3�,�
� o � ��
� c� �v_ Y -o
�����
?� 3 � � c
O � � � �
� �^ O
a�
-°v � •� -v �
vi ,� y � N
� � a�
a. '� a. -o
o � � � �
c� o.. � o o �
o °"�,�"�
�
L 3 �, � 'Y a-
� �'� W � °'
' N ' L J J.:
� U d L � '
�O� m;.
C O j D C E'_
p.m �N C�
N� � p C� d C
� �^[C � m p m
7D � ��L C.O
� � � �.d d V
r.,�EcoUE�
a�Eo �a�
��ivi�Ya-a°'o
y tO�U��
~ ��:0 � d���
�L'= tl�iD a>?.r'
CdGN:Jy��N
c o c', m y E n
:v �_ :; -- _ a
�,�b�°�oo
�`-�F E'c�'i:�SU�`
= td r, � ' � �.
n � m m �
a� c° °�'^�u,�-
n¢��__c
' tJi r` � _G C. `% N
�r „ - C, - p
m�F n-.-nHi1:=
�
O
"C
R
L
O
O
U
L
�
'O
C
0
tn
C
CC
L
�
a
0
c
0
�
�
•L
�
.�
L
44�
a�
c
0
�
�
�
�
ti�,o
�
�
>
'C
CC
CC
tA
=
�
a�
a
�
�
�
R
c °
� O
�
''�' •L
•� a
A=
'� a
> �
a� �
Ey x
d�vE
C V
ON�
aN C
� N �
y�m
�a=
N
� C L
�o`
�mo
C U U
�=c
m o �
s
C'Cr�- .
d�=
a�t� °
ro
� N N O
2 L m C
_ N'-
�": C� O
c
'� r� �r r
� uo �'
� r� �
V;arn n
'0
�
�
w
O
�
�
�
.�
N
�
.�
�
cd
3
�
�
0
c
�
�
�
w
0
C
O
.Y
�
�
�
a
a.
�
�
a�
�
�
�
�
�
�
cd
O�
O
0
N
�
N
�
a�
�
�
i
�.
�
a.
3
N
c
'�
cd
w
0
a�
a
�
.�
�
T
�
J
�
c
0
�
�'
�
A
N
LL ^
"= rn
a�
�
0
0
N
�
N
'O
�
�
b
�
a�
a.
�
a.
a�i
�
O
�
W
�
a�
�
�
c
�
�
a
a
�
M
�
�
O
�
�
O
O
U
w
0
N
�
�
�
�
�
W
w
0
�
a
0
U
a�
�
�°
b
�
�
.�
�
�
CL
�'
O
C
cd
N
�
�
�°
a�
�
0
0
3
"0
�
�
b
a�
�
.�
U
�
a
�
�
O
O
N
w�
w�
0
>,
�
�
p� v0
r U
O �
Z "1
W ba 5���(,�
�
a
�
U
� U
��
°a
� �,
a� �
aZ
.�
.�
0
N
�--i
L
�
�
�
>
0
z
�
.�
�
a�
C
O
.�
.�
0
U
>,
�