Loading...
HomeMy WebLinkAbout2009-0622 PECPLANNING AND ENVIRONMENTAL COMMISSION June 22, 2009 l. 1:OOpm �au�voFV�u � TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT Site Visits: 1. Vail Nature Center — 841 Vail Valley Drive 2. Fire Station — 2399 North Frontage Road 15 minutes A request for a final review of a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to allow for the construction of a seasonal structure or use to accommodate educational, recreational or cultural activities (greenhouse) at the Vail Nature Center, located at 841 Vail Valley Drive/Unplatted, and setting forth details in regard thereto. (PEC090018) Applicant: Vail Recreation District Planner: Bill Gibson ACTION: MOTION: SECOND: VOTE: CONDITION(S): 60 minutes 2. A request for a work session to discuss a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to allow for the construction of public buildings and grounds (fire station), located at 2399 North Frontage Road/Parcel A, Resub of Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. (PEC090019) Applicant: Town of Vail Planner: Bill Gibson ACTION: MOTION: SECOND: VOTE: CONDITION(S): 60 minutes 3. A request for a work session to discuss prescribed regulations amendments, pursuant to Section 12-3-7, Amendment, Vail Town Code, to Title 12, Zoning Regulations, Vail Town Code, and setting forth details in regard thereto. (PEC090017) Applicant: Town of Vail Planner: Rachel Friede ACTION: MOTION: SECOND: VOTE: CONDITION(S): Page 1 5 minutes 4. A request for a work session to discuss the adoption of the Frontage Road Lighting Master Plan, an element of the Vail Transportation Master Plan, and setting forth details in regard thereto. (PEC090014) Applicant: Town of Vail, represented by Tom Kassmel Planner: Bill Gibson ACTION: Table to July 13, 2009 MOTION: SECOND: VOTE: 5. Approval of June 8, 2009 minutes MOTION: SECOND: VOTE: 6. Information Update Town Council action on SDD No. 41, Vail Row Houses 7. 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 June 19, 2009, in the Vail Daily. Page 2 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 22, 2009 SUBJECT: A request for a final review of a conditional use permit, pursuant to Section 12- 9C-3, Conditional Uses, Vail Town Code, to allow for the construction of a seasonal structure or use to accommodate educational, recreational or cultural activities (greenhouse) at the Vail Nature Center, located at 841 Vail Valley Drive/Unplatted, and setting forth details in regard thereto. (PEC090018) Applicant: Vail Recreation District Planner: Bill Gibson SU M MARY The applicant, Vail Recreation District, is requesting a final review of a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to allow for the construction of a seasonal structure or use to accommodate educational, recreational or cultural activities (greenhouse) at the Vail Nature Center, located at 841 Vail Valley Drive/Unplatted, and setting forth details in regard thereto. Based upon Staff's review of the criteria outlined in Sections VII of this memorandum and the evidence and testimony presented, the Staff recommends approval of this request subject to the findings noted in Section VIII of this memorandum. II. DESCRIPTION OF THE REQUEST The applicant is proposing to construct a 250 sq. ft. solar powered geodesic dome greenhouse at the Vail Nature Center located at 841 Vail Valley Drive. The proposed greenhouse has an 18 foot diameter and will be 10 feet in height. The proposed greenhouse will be used for gardening exhibits and numerous educational programs by the Vail Nature Center. A vicinity map (Attachment A) and the applicant's request (Attachment B) have been attached for reference. III. BACKGROUND In 1973, the Town of Vail acquired the Antholz Ranch for the purpose of open space and parks. In 1976, this property was rezoned to the Public Use District; and in 1977 the property was named Gerald R. Ford Park. In 1985, the Town of Vail adopted the Ford Park and Donovan Park Master Plan. In 1997, the Town of Vail adopted the Ford Park Management Plan. The Vail Nature Center is located at Ford Park along Gore Creek adjacent to Vail Valley Drive. The Vail Nature Center is operated by the Vail Recreation District and provides numerous educational programs for the public. IV. APPLICABLE PLANNING DOCUMENTS Title 12, Zoning Regulations, Vail Town Code (in part) ARTICLE 12-9C: GENERAL USE DISTRICT Section 12-9C-5: Development Standards: A. Prescribed by P/anning and Environmenta/ Commission: In the General Use District, deve/opment standards in each of the following categories shall be as prescribed by the planning and environmental commission: 1. Lot area and site dimensions. 2. Setbacks. 3. Building height. 4. Density control. 5. Site coverage. 6. Landscaping and site deve/opment. 7. Parking and /oading. B. Reviewed by P/anning and Environmenta/ Commission: Deve/opment standards shall be proposed by the applicant as a part of a conditional use permit application. Site specific deve/opment standards shall then be determined by the planning and environmental commission during the review of the conditional use request in accordance with the provisions of chapter 16 of this tit/e. CHAPTER 12-16: CONDITIONAL USES PERMITS (in part) Section 12-16-1: Purpose; Limitations: In order to provide the flexibility necessary to achieve the objectives of this tit/e, specified uses are permitted in certain districts subject to the granting of a conditional use permit. Because of their unusua/ or special characteristics, conditional uses require review so that they may be /ocated properly with respect to the purposes of this tit/e and with respect to their effects on surrounding properties. The review process prescribed in this chapter is intended to assure compatibility and harmonious deve/opment between conditional uses and surrounding properties in the Town at /arge. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the Town may prescribe to insure that the /ocation and operation of the conditional uses will be in accordance with the deve/opment objectives of the Town and will not be detrimenta/ to other uses or properties. Where conditions cannot be devised, to achieve these objectives, applications for conditional use permits shall be denied. A. Factors Enumerated: Before acting on a conditional use permit application, the planning and environmental commission shall consider the following factors with respect to the proposed use: 1. Re/ationship and impact of the use on deve/opment objectives of the town. 2. Effect of the use on light and air, distribution of population, transportation facilities, utilities, schoo/s, parks and recreation facilities, and other public facilities and public facilities needs. 3. Effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic f/ow and control, access, maneuverability, and remova/ of snow from the streets and parking areas. 4. Effect upon the character of the area in which the proposed use is to be located, including the sca/e and bulk of the proposed use in re/ation to surrounding uses. 2 5. Such other factors and criteria as the commission deems applicable to the proposed use. 6. The environmental impact report concerning the proposed use, if an environmental impact report is required by chapter 12 of this tit/e. Ford Park Donovan Park Master Development Plan, 1985 (in part) 10. VAIL NATURE CENTRE AREA This area of attractive natural landscape is a strong contrast to the more deve/oped areas of the park. This area is to remain in a natura/ state, and thus, minima/ exterior improvements are suggested. V. SURROUNDING LAND USES AND ZONING Current Land Uses Zoninq North: Ford Park General Use South: Ford Park General Use East: Vail Golf Course Outdoor Recreation West: Ford Park General Use VI. ZONING ANALYSIS Standard Allowed Proposed Site Coverage per PEC 250 sq. ft. new VII. CONDITIONAL USE PERMIT REVIEW CRITERIA Before acting on a conditional use permit application, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use: 1. Relationship and impact of the use on the development objectives of the Town. Staff believes the proposed greenhouse furthers the purpose of the General Use District "to ensure that public buildings and grounds and certain quasi-public uses permitted in the district are appropriately located and designed to meet the needs of residents and visitors to Vail. " Staff believes the 10 foot tall and 18 foot diameter scale of this proposed greenhouse will provide year-round opportunities for the Vail Nature Center to further its mission while meeting the spirit of the Ford Park Donovan Park Master Development Plan recommendation that "This area (Vail Nature Centre Area) of attractive natural landscape is a strong contrast to the more deve/oped areas of the park. This area is to remain in a natura/ state, and thus, minima/ exterior improvements are suggested. " 2. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Staff believes the proposed greenhouse will enhance the park, recreation, and educational facilities and operations of the Vail Nature Center; and will not negatively affect light or air, population, transportation, or utilities. 3 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. Staff does not believe the proposed greenhouse will have any effect upon traffic in comparison to existing conditions. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. The Vail Nature Center is located below Vail Valley Drive along Gore Creek and is not highly visible from adjacent properties. Staff believes a greenhouse is consistent with the scale, bulk, and character of the Vail Nature Center and its surroundings. VIII. STAFF RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission approves this request for a conditional use permit pursuant to Section 12- 9C-3, Conditional Uses, Vail Town Code, to allow for the construction of a seasonal structure or use to accommodate educational, recreational or cultural activities (greenhouse) at the Vail Nature Center, located at 841 Vail Valley Drive/Unplatted, 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 this conditional use permit request, the Community Development Department recommends the Commission pass the following motion: "The P/anning and Environmenta/ Commission approves this request for a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to allow for the construction of a seasona/ structure or use to accommodate educational, recreationa/ or cultura/ activities (greenhouse) at the Vail Nature Center, located at 841 Vail Valley Drive/Unplatted, and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to approve this conditional use permit request, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Section Vlll of this Staff memorandum to the P/anning and Environmenta/ Commission dated June 22„ 2009, and the evidence and testimony presented, the P/anning and Environmenta/ Commission finds: 1. The proposed conditional use permit amendment is in accordance with the purposes of the Zoning Regulations and the General Use District as referenced in Section V of this Staff inemorandum to the P/anning and Environmenta/ Commission dated June 22, 2009. 0 2. The proposed conditional use permit amendment and the conditions under which it will be operated or maintained are not detrimenta/ to the public hea/th, safety, or we/fare or materially injurious to properties or improvements in the vicinity. 3. The proposed conditional use permit complies with each of the applicable provisions of Chapter 12-16, Conditional Use Permit, Vail Town Code, as referenced by Section V of this Staff inemorandum to the P/anning and Environmenta/ Commission dated June 22, 2009." Should the Planning and Environmental Commission choose to approve this conditional use permit request, the Community Development Department recommends the Commission applies the following conditions: "1. This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approva/ of the associated design review application. " IX. ATTACHMENTS A. Vicinity Map B. Applicant's Request 5 Attachment A ` -' .� �"`� � �, <.�� ,�' � '� . " - % �5.'_ k� .J: - 'h' - � '�A,P, � � i � ��~.� a s .. '� . _ � .�_ ��' ` , r. . . . . . � r-2 � . 1 i 4� t.. t' . �' �r :' �"%��' ' - � o $ � . �� � y . X . .�� �' � �� � ii: � � �. � _ ��} �1�' � *r. _ � � k L . 4F��rv' !� r' �'�� . :�y +�- . �r�`{ � �i,r�.� ��� i 'G` ,xt � - � � '� � `�; � ;,� � .� �' � � !f�r - . '. � x_ � -; � . ,� � � � � .� � �; � a � � } � K' ' �.� ,i� � e Q1 �af � - �a ` � � l �' ��� � � # +. ,� �,'�: � � a {�3 :�• ;; . , _' : a� .. � �... .�;� -. - s" � � � � -�� �� r. ,:. .� .-� . .....�>.�- �R� _;; t FF � � ia k •� _ �g f _ � s n � � .�� . }.Y � �; � p.. i �+ ��. ri � � �y . y, Q 4 � ! � - � '\a .. '• t �� � k,�1 �� .. � F �° 3. y • ��x �L •� • A ' 4 + � ' { . � �R •� se. � �'�� � �' � ` r ' ;��� �`� � - � � � � : � � �: �� � ��. ; � _� .m � - � � .� �� �{ 5 �'� : S� 4 S- � • ;�� t � ;g - �L.o;.1 - S �a r�} �� � 'C . - � . � � �-, :+ p^ � a_ L �� � � ,. � .� {�i - - � - � 0� _ . } . ..� � ; : - . t. ,, � j , � . � # r # � � � r ..a>; �� ,��*�.� Lf� �f � �� y . �} . . �% 1�� . Y.}'.��'� � \ F �t ' � ' � _ ��.` # ' � V . . � ! y � • �� �' Y y i � � � � �.. � C.. � � � . . �� � a� ,.i : ❑ - � d� '""y�•-- . - � . � .:.�. -� �. ' � � T ���,R� ��� �, - - � � w � � 3 - , ��: k-. 4� � O � � � . . , O , � � , �M1 '. O � — ' I, .. � �{`. � f �� � } ' f�� ��` ` �7 -� � °' _ � � r..�'. �.:. � �.. o � - �� ,� - � , . - . � � .�_ ' j i. ,. � '`�: . � �+ ' ' �- � � w '��.... �� . �. � - �`' � r.�',�.` '- ;` .P �,� - � � . � * - �� � ,� � 3 , •� �� ,�t � a ��!."`-:. r . ��p `��.;�#+'4'�. � .'v . . "��� . ��. � `�' t'n : �r " ', � � i � � ' _. . - '_ ' yy , ' _ ' _ � ,�,� .�3`�� . � e; .�� _� '�� , � 0 Attachment B Vail Nature Center 841 Vail Valley Drive Va i I, CO 81657 June 9, 2009 T0: Design Review Board Department of Community Development 75 South Frontage Road Va i l, CO 81657 Growing Dome Geodesic Greenhouse I. Introduction This year, the Vail Nature Center celebrates its 35"' year of operation. We wish to mark this historic season with a project that conveys the Vail Nature Center's continued relevance to environmental education and outdoor recreation while creating the potential for a wider variety of programming and increased visits. II.Objective To install a Growing Dome Greenhouse at the Vail Nature Center. A Growing Dome is a geodesic dome greenhouse which enables year-round high-altitude gardening without (or with minimal) consumption of fossil fuels. This greenhouse space would serve as an innovative, hands-on educational space with an interesting "look" to attrad visitors to the Vail Nature Center. III. How this project meets VNC goals and mission ■ The current greenhouse is not large enough to use as an exhibit or educational space; a Growing Dome is large enough for approximately 12 people to walk through with wall and ffoor space for displays and posters (in addition to garden space). ■ The greenhouse can be used to educate on a large variety of topics including high-altitude gardening, organic gardening, local food, hydroponics, what plants need, and solar energy. it can be used as a vehicle to teach about global issues such as carbon footprints, water shortages, and food produdion. ■ The VNC already has an excellent hydroponics unit that needs to be displayed! ■ The innovative design of the greenhouse itself serves an educational purpose; people can iearn about energy efficiency, solar power, and green construction by learning how the Growing Dome functions. ■ The Growing Dome would be an interactive and hands-on exhibit; something the Vail Nature Center prides itself in and visitors love. Gardening creates possibilities for children's activities (Camp Eco Fun especially) and volunteerism. ■ The Growing Dome is unique and interesting-looking, which may make the Vail Nature Center more appealing from a marketing perspective and attract more visitors who see it from afar. A greenhouse also offers the appeal of growing gardens that change on a daily and annual basis. It would invite questions, which would engage visitors more closely with staff who could in turn communicate about other VNC programs. ■ The current greenhouse is in disrepair and is in a bad location for growing. We would like to fix-up the existing greenhouse and use it for the less "attractive" gardening stages, i.e. starting seedlings and mixing fertilizer/compost. IV. Specifications (size, location, etc) Growing Domes come in many sizes; we feel we on{y need one iarge enough to serve as an exhibit space. The desired Growing Dome specifications are: ■ 18 ft. diameter ■ 250 square feet of floor space and 10' tall ■ Location: south side of existing outdoor garden beds in open field. No tree or shrub removal required. Should not change character of area or diminish any vistas. � Built to withstand harsh, high-altitude winters, including wind, hail, and snow ■ Photovoltaic (solar) panel which automatically opens window vents at preset temperatures and can be used to run water pumps for a hydroponics system or cooling fans. ■ Will not require external power source or emit light or create emissions. ■ Does not require a concrete foundation and is designed to be easily disassembled. Sits on a gravel base. ■ Can be installed by 2 people, but is a good "volunteer day" project. ■ No effect on vehicular tra�c, utilities, or other public facilities. A unique combinotion of seMen fiafrmes make the 6rowing Oomer" ihe mast cne►gy-efficicnt grcsnhouse on ihe morkst todarl Temperature aciivated venYs ' -=,.y_r:��-� ....:� Photovoltaic solur ponel �=_:` `-- = ,�'' '' T'harm`al:t�iass (�tjer tank) � ;� -- - - . .� T.:- �` . Sofar vent+Jation fan � c .. . , 1��\• ����'�i��` i , .. Insuloted Door ; �'�'= jnoT Shown) ;,,!.,`��� 1\ � t` Y. . �� r � . --.��` .�ti,'�' r -'_ .• -���+`� �1'�: I��•� � K f�� - A: .� " 7,� � ; � ��'t{ � — . 1,� — ` : _ , ,�.�.�p'ti•,� • T � 1 ,�� 1 I Insill stud wqlt - , , _ �- -- Undersoif insul�iion installed harizonfally —�~ ' �T��'sail heaf pipes Your psrfect sanchary will fssd yas� spirit as you,joyfuUy Far►esf botmtiftd baskcis of lKdfhy, mdriti�s pr+cdvcs. More information available at http://www.�eodesic-�reenhouse-kits.com/. V. Plan of action/Upkeep ■ The Vail Nature Center has staff and volunteers who are willing and able to install the Growing Dome, and we may be able to arrange for a Growing Spaces staff member to help supervise and help for free. ■ Current VNC staff and volunteers are already maintaining a regular garden and hydroponics garden; they would continue to maintain the Growing Dome through the fall with the possibility of winter gardening. ■ The Growing Dome is built to handle large loads of snow and therefore would require only minimal winter maintenance. '.'� ' ��f' � r� � . �'' � `�. '��` � ����1�'% ,� It t,�� ' .l 1•..'�,.! ,:-:, '{'. � .�,i f` � �� . }'' ' 't` ,�' — �'� � ` . — s ��� � ��"` . } �+' . _ �� ,. �. � . — �` � . '' ; � ' � � ` �,: .�i � �� F �, �F� , . i � ' �': Growing Spaces, LLC. "Greenhouse Kits of the Future." 2009. Growing Spaces, LLC. 25 May 2009 http://www.�rowin�spaces.com. Applicable Proposed Ma#erials The geodesic dome greenhouse comes as a kit from Growing Spaces LLC, based in Pagosa Springs, Colorado. The �=diameter kit is called a"Growing Dome." l8� • 2x3, 2x4, or 2x6 Douglas Fir treated lumber • 1/8" aluminum connecting hubs • Foundation wall: 2x4 or 2x6 lumber with fiber cement exterior siding • Windows/siding: polycarbonate panels Specifications are available at httn://www.�eodesic-�reenhause- kits.ram/sper_ificatinns.ph�n, For colors� � Vail Nature Center Greenhouse Proposal �.. , ,��. �i., �, . � ry` .� 1 ��+ �r ,�� � ' -� �`� •���- i � r.�.� t� v . �• � �' , r . J .�„� � .}� . � r -� : .,r • Y ; - . �+ ; f ^;, \'tt `�. T . ?l s� .I !-+ �=ri+ __ • '`_:�, .o _ ,,l�Yi _ , at' . .' +- 't' r. ' "'iL' r � . . : J'.. . . • Y _ � ..�, ,�„ r ,,�f �, S.. i� �,i,�. <,� i (; �f � Tat%-� e�' ,r � �y y , � 1 �' `. �"•�aljr�,!'� � �{': ^i ' ; y, '"�f. r . . ,� _ r. � �.' .. �.� •j �t � - ���.- r = * �: . ,. Tt '+'' , . _n"4:_' .�r ' . � �' . . • , "'b �a �J � �a� ��� % s I� N " � .. � . `t'''� :.p.'`__, �. � ;�' . .���1��_ . ` � •� ��' .` .�r�� �! t , - .. T-iT ��" b - �4.�::�►x= ""�! � . �� � � � � - � . . Ae�ial view of proposed greenhouse location _ 1 ..j + `- .. . ��Y'�����'�'� �• '`� _ � / �ti� i •�� ' �~ .�j � r�i.�s+- y � ,�•� ' � i�� r�� . ? •- Y .. �, \ - �. � !, .. . .• ' `,f�4'by',� • ` ti.'�"�„�,� , ' �t: .tif�. � i . }'-� 1, ,;:.�' �''s. . �/rilF�w`� - - :,"` � � . '�,.,_,��`,�� ai�,_ . - `' ��.. �°�i�ii7:�-�, ,. , t, '�r , . rq, },� i, - . 4i' r�i - -'ii T� � -�� ,.:J�'��i" � - � � �ljs.� - ��,M ` '�'. •"�+.' .". . �,o �u � �,.w :�r3 ti .,t� :�'�`�"� ^ '"� x `�;�_ �����e;•.. '. ,� , : _ - � :�� �; , , r� � � „ � , � : , . '�l1�-�' �tw: . ""� . ,��, _ r -,�,; f, ��:.� '�"� . � - � e �' .,•' -•. _ .. •�t ' � , "- � ,,.. �" s.` +- 4. * +Ik � - �. �.' ;� - � � -,��' � �; � ���. : , r� +. 4'��,� �`� _ ' , �� Ypllnw stakP will hP thc? rPntPr � � � � � � • *' r,. . . _ *, � - �. � ., �-i i �':���; p � ��,�.y,�, +`�.�-P�r�����,�t f•[�����h ���t._y ` �1,j�c'i,lr... :.�`"►y it�� ,� - , rS�+� c �� ..f`��� d•� � ` i.v � frt � -;`a! ``���: ,t . .��r= 1�� _f,, i�-_ ..s��!�,� .�� ��'[� ' ir � �� � � r �i�,R. %� �� j.:'��c,,T.M, �l�` a %�Z.� �.•. �`• � � f� � �•� ; � ,S^ _ l�. �+�yF � � '�y���. .y �,�. ` ,���Yy,� ,,,,Y-ti���„_� � ��.;�.� �� �Z � IS .:.� �a{�.`7� - �"� . . � y� .r� � �ti . . ,`�,�� ' _�`' � ;�,�1j� • �°`� �, ' � � • � �� �►' C��,.; 1�+ .`.s�'�;; � �?, s , �e ,.�`��,�, ,' ,., r;'�t�.,,,;(��'`�� • � r.y►� • . ��� � .t � • >!.. . .. '.r .a� -1 `'�'1. • .. .��:.��� . . �:� . ��. �, � � ...,.��_ � ���4. � �_ �'}, •�t'_,. .1�' . � .. ' b '�e :� , ���'r �.,. .1.� �� ,`�!, �.�{�� �'� j... ' M . y � '•�� �� , . � "`y � • ' ' i." '�. .; �F �""` *i t, , . � `�D� �,,�..: . !;• ' � � - � . � r . r .. 'f ^� ' �� � .s', ' + ; { �' � ` ��7�, � •� ` � f,Y � .. �' y y R , �Y � �...,� ti . t v r � .���i�• � �� � �� � . _ � N �±. • ,.��. �. -' +�. • 4 1} - � ' r � r�� ♦ � '.�t��^�C �,F�— � . . G� yj►l"� � <-�,Ct�.�_•+% iR � ' �� �� :� �� � .*'.�: . :. �. �n'liA 1�s� � ,1 ' _ '�+� �-' •.:� � � _ .i � .� �� f •.. . � . . � 7 . , t � . . , ' +�. _�.r!- r �� �,'� _� .° .,� �? � � . � ' ' ` _. �y� , �� � ,�"' . 1. � i r �1- '.�a�i + ` _r���� . P-� ".`' ��.. �' �' 'r•�, k� 1� ,; �: � � {� +, ,�..r - ,� � � � �I� . . � +� ��.' 4r.i(C,4�' .._'S:i w " ' ,L,�. , .rr•R• ���/� .�. ..: . . tl J. �� . ��"�t y�J � �..1 : � ,� : ��• �i�;� ,K'`►�� y '�i'�► , } y �, w .� ��.��� � h A '_w`.��� �� ..,, � ��� `�t, ��a���r!��l����}'.1+ 1 �� y� a. ��c�'.' ' �.:?� �1 �, a. Yellow stake will be the (^) center of the greenhouse MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 22, 2009 SUBJECT: A request for a work session to discuss a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to allow for the construction of public buildings and grounds (fire station), located at 2399 North Frontage Road West/Parcel A, Resub of Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. (PEC090019) Applicant: Town of Vail Planner: Bill Gibson SU M MARY The applicant, Town of Vail, is requesting a work session to discuss a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to allow for the construction of public buildings and grounds (fire station), located at 2399 North Frontage Road/Parcel A, Resub of Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. The Community Development Department recommends the Planning and Environmental Commission listens to a presentation by the applicant, provides feedback, and then tables this item to its August 10, 2009, public hearing for further discussion. II. DESCRIPTION OF THE REQUEST The applicant, Town of Vail, is proposing to construct a new fire station at 2399 North Frontage Road West (former Wendy's Restaurant parcel). This property is located within the General Use (GU) District. Pursuant to Section 12-9C-5, Vail Town Code, the allowable development standards in the General Use District are established by the Planning and Environmental Commission during the review of a conditional use permit application. The applicant is requesting a work session with the Planning and Environmental Commission to present, discuss, and receive feedback on the preliminary design options/scenarios being considered by the West Vail Fire Station Committee. In general, each scenario involves a building with three fire trucks bays, offices, training and conference rooms, on-duty staff residence quarters, and fire academy residence quarters. A vicinity map (Attachment A), preliminary development standards (Attachment B) and schematic drawings (Attachment C) for the options have been attached for reference. III. BACKGROUND In 2002, the Town of Vail acquired the adjacent Chamonix Parcel in West Vail for the purpose of constructing a fire station, employee housing, and land banking. In 2007, the Town of Vail acquired the subject site (former Wendy's Restaurant parcel) located adjacent to the Chamonix Parcel, based upon a determination that this site was a more optimal location for a new West Vail fire station than the Chamonix Parcel. In November of 2008, the Town of Vail rezoned the subject site from Commercial Core 3 District to General Use District through Ordinance No. 26, Series of 2008. In January of 2009, the Vail Town Council adopted the Chamonix Master Plan. The master plan established a"preferred option" that recommends a"neighborhood block" scenario for future employee housing on the Chamonix Parcel and a new fire station on the subject site. In January of 2009, the Town of Vail issued a request for proposals (RFP) for the design of a new fire station on the subject site. The Town has since selected a consulting team and begun designing the new fire station. The design process includes the involvement of a West Vail Fire Station Committee composed of the consulting team, members of the public, and Town Staff. IV. APPLICABLE PLANNING DOCUMENTS Title 12, Zoninq Requlations, Vail Town Code (in part) ARTICLE 12-9C: GENERAL USE DISTRICT Section 12-9C-5: Development Standards: A. Prescribed by P/anning and Environmenta/ Commission: In the General Use District, deve/opment standards in each of the following categories shall be as prescribed by the planning and environmental commission: 1. Lot area and site dimensions. 2. Setbacks. 3. Building height. 4. Density control. 5. Site coverage. 6. Landscaping and site deve/opment. 7. Parking and /oading. B. Reviewed by P/anning and Environmenta/ Commission: Deve/opment standards shall be proposed by the applicant as a part of a conditional use permit application. Site specific deve/opment standards shall then be determined by the planning and environmental commission during the review of the conditional use request in accordance with the provisions of chapter 16 of this tit/e. CHAPTER 12-16: CONDITIONAL USES PERMITS (in part) Section 12-16-1: Purpose; Limitations: In order to provide the f/exibility necessary to achieve the objectives of this tit/e, specified uses are permitted in certain districts subject to the granting of a conditional use permit. Because of their unusua/ or special characteristics, conditional uses require review so that they may be /ocated properly with respect to the purposes of this tit/e and with respect to their effects on surrounding properties. The review process prescribed in this chapter is intended to assure compatibility and harmonious deve/opment between conditional uses and surrounding properties in the Town at /arge. Uses listed as 2 conditional uses in the various districts may be permitted subject to such conditions and limitations as the Town may prescribe to insure that the /ocation and operation of the conditional uses will be in accordance with the deve/opment objectives of the Town and will not be detrimenta/ to other uses or properties. Where conditions cannot be devised, to achieve these objectives, applications for conditional use permits shall be denied. A. Factors Enumerated: Before acting on a conditional use permit application, the planning and environmental commission shall consider the following factors with respect to the proposed use: 1. Re/ationship and impact of the use on deve/opment objectives of the town. 2. Effect of the use on light and air, distribution of population, transportation facilities, utilities, schoo/s, parks and recreation facilities, and other public facilities and public facilities needs. 3. Effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic f/ow and control, access, maneuverability, and remova/ of snow from the streets and parking areas. 4. Effect upon the character of the area in which the proposed use is to be located, including the sca/e and bulk of the proposed use in re/ation to surrounding uses. 5. Such other factors and criteria as the commission deems applicab/e to the proposed use. 6. The environmental impact report concerning the proposed use, if an environmental impact report is required by chapter 12 of this tit/e. Chamonix Master Plan (in aart Chapter 4, Preferred Option, Section A, Overview B. Fire Station The fire station design shown in the Neighborhood B/ock scheme was the consensus a/ternative of Fire District staff and the Advisory Committee. The building foundation itself provided retention of the steep s/opes to the north of the site, and thereby offered the most cost effective site design. V. DISCUSSION ITEMS • What are the most appropriate development standards for the new fire station? As noted above, development standards within the General Use District are not prescribed by the Town's Zoning Regulations; but instead are established by the Planning and Environmental Commission. The Commission shall establish the following standards for the proposed fire station: 1. Lot area and site dimensions. 2. Setbacks. 3. Building height. 4. Density control. 5. Site coverage. 6. Landscaping and site development. 7. Parking and loading. 3 The applicant requests the Commission provide preliminary direction concerning what development standards are most appropriate for a new fire station on the subject development site. The applicant also request that the Commission provide feedback about which development plan option(s) best achieve these development standards. The adjacent zone districts include Heavy Service (gas station site), Housing District (Chamonix site), and Two-Family Primary/Secondary District (adjacent residences). The following is a summary of the development standards allowed in those districts: Heavy Service Housing Primary/Secondary Setbacks (min) 20 ft. 20 ft. or per 20 ft. front PEC 15 ft. sides & rear Building Height (max) 38 ft. sloped per PEC 33 ft. sloped 35 ft. flat 30 ft. flat Site Coverage (max) 75% of lot 55% of lot or 20% of lot per PEC Landscaping (min) 10% of lot 30% of lot or 60% of lot per PEC How do the proposed development plan options affect the character of the surrounding neighborhood? In reviewing a conditional use permit, the Planning and Environmental must evaluate the effect of the use upon the character of the surrounding area, including the scale and bulk of any proposed buildings. The Commission must also consider the impacts of a conditional use such as light, noise, traffic, etc. on the surrounding area. In terms of traffic, it is anticipated there will be 3 to 4 emergency trips per day, 30 to 35 non- emergency trips per day (staff), and an additional 20 trips per day for community/meeting/training room usage. The applicant requests the Commission provides preliminary feedback concerning the compatibility of the fire station design options with the character of the neighborhood. VI. STAFF RECOMMENDATION The Community Development Department requests the Planning and Environmental Commission asks questions about the proposed fire station and provides the applicant with initial feedback or direction. The Community Development Department recommends the Planning and Environmental Commission tables this item to its August 10, 2009, public hearing for further discussion. Should the Planning and Environmental Commission choose table this request, Staff recommends the Commission pass the following motion: "The P/anning and Environmenta/ Commission tables the request for a final review of a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to allow for the construction of public buildings and grounds (fire station), located at 2399 North Frontage Road/Parce/ A, Resub of Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. " VII. ATTACHMENTS A. Vicinity Map B. Preliminary Development Standard C. Schematic Drawings 0 Attachment A °�! , �"� , l� - ,� : - ���� �� � . _ �,: � w r � � �•.. . • �'`.. '�e .�.# ;., � a. .. � � .. � . .;., � s �' { � '. � � '_ , ;� `�? �" �` ,� �. � ,, ., �, '.,� �: � •. � y� � o � r � k�� + �. � �_� � `� .. 'i.�� � s x "�..� •ry `� � =Yg r � �`� "�. . `" � � � �i ^ . � , � ��. � � � � � + �, � � �� ; _Y ._ � ' � ..V� � - ! ` � � � a p F`�r LL re�: �� '�WT�? . , n : � � � � a ' � �� � �!. . � y' F tiM � � �t`.. �: A .. ij ii � � � " � �.� � � � �` � r� ��i � � � � �. , ; � �. r� �* fi . � kF Y � � .r� � ��� � ��� � y {J7 ' ,, z � : , �,�.� - ��.:�� � �d . � . . , � . . � �/�] �_ �.a�� , �. � T �. � � � . �F' ' ' '- 1 - F � _ ` � #+ 4'F �� „ y,��:a�, xi':.. �_.+�� . {�} . � '� � C�$. k'` � � � �#t � �k : � � � � .. �� ��k . ,. � �;.. � � - �,,�: � �.: � �Y � �_ . . . - � � � , �� � � ��-�� r}: � �; . � � � .�.. . a 8 , -� ° � .. �� � � � , y . , , � � � , : ` �► � � � � ���'r+ �-�. 4 4i �. . ��. j,� � ;e..,.' � � - � �� y 4,�r'� ���,� ' � '�,::, "�.'ir. . . S��' � ..� y?.�'. L ` •'.� �C D ' "° �.: `�,� ,� � : _ � � P� � � l R iy �" ._ � _ � Y.} �4 ... ' ' " �. . '�� W}�{� �I '.F .; � _ � ; �� � _ � ' �! * - �i }� � �� `e� r- � $ �} � - � '�. � �Ar 'sy � .. ':y / T�iC tiS ... � .. �°.>..- � �-- `.' t ` # ls ;�f � �k4 ' � �y.'...-: �'' ;4 §� � '��. �i �F' �h_ �, . � . ., � �.. -:�'- �'� � � � . ;�, LL - r� �' ,� � � ; .,��: . �`�` , ' � � s . � � �j s . �.:. . � � � - �, � " , _ �+�. _ �_- . ... � ,� , _ � o � . � �; � �r _ ., _ .�y , . � .., � - "� ` , - �' � . we . ,: m � I - 4 { ,, �j .�.� � o [V : �i L m ..�..::.� �� - .� .� �:- ,{ �� C C � 1 '� - .,. F�aqpiFn' �. � V � - .:' � � � r� M. . �' ;, .. a ,; .- , � :} A ��� ? p � � �$ � ':�.. '4 . . .. � 3 r� $ +.�`� m - `e � ; � �� 8 � �.. �r, � r,. .. � � �- �.1- r* A° � � Np Cti , .. " .. � O ` �','[ � VY JY � � � . ` �.�' � � ' - �y � , S?y� f +;� .'W� 4. a O r r�,�,�� �i J�'.� 5 U�--I �--I I.�, � ,� � � � N � � � � � � � � ,� U � �.��..� � V � T��� V1 �� �JL/ !"�1 � � H � . ,� C� � �i--�i 0 � � � M � � 0 .� �--� � � w .� � � � � ro z � �o a 0 0 � 0 � N s� � � � z � �o a � 0 0 N � O � 0 N .� � � Q U W a .y .� � � � ��w � � on o o �a �, �n ai '� 'a-�" +' � y CO � ' � � � > � � � a' M Vl O O � W 6..--i o o E-� cC O � O � N �n ? CO � ON �. ,� O W O M� � � � � ,� �n w, H w w G1 � ° � � o " � � �' �' �`! � � � � �A a. � y � v� v� � c0 x � o � a� . ' °J � E� 5n � � � � o .� 0 0 � � o o� o. s'' -d A � N � � N � '� � �i � � � a� � � � w � �. � � � � cy o o° o°J c0 >, � � � •� w ''�'' aJ ' i. 0 Q c�•� 0�-i CL L�i ? F" O "' � M o � w `� � � °�' � v�i a� ' ti;� y`� F" � a' a� �q M Vl 0 W� 6' 00 � M � 3y .�"-i � O sy W � O� �, Q,1y' M N j ¢, O � N W W N c�C � y'� N H�' v•� � 6, 0� � q� ' � • � � Vl Vl Zy � � � '� c�i O F�y' � � O O � �� � C' CO � ,� ,s,' '� O N �, " � � p O,� V1 y c� ctl % N o E-� [q �, 0.i 0.+ CO o ,�. a� q N M O z' "' � � � w ° � � �c, � � � 6. , ti � ca � � T � a� � � ,� 6' a� � N ;� � W a a ,ti � M � O 6' O � � s. O� .. 0 ¢, � � � � Q � N r�n N V � � � "' N °b� H " r w w � E� �n � � � �' CO � a�i �`� +�' '� v1 v1 p, —� 0.! h pp �" �J O O� Vl '-� y�, � � S.' = s. � � 5D �'' Q� �N � ,� ��'" �i O c0 �' cC Q� � � 0 '� x• . � j' %' N p E-� 0.'1 �� W 0.'1 ° w o° q N m 0 7"" � � � w ° � � �c, � � � N 6' aJ '"-�] cC r�'y r�y J, � � 7J '"-�7 LCi � 6' 7J (]� p M � a+ O 6' O o ° 'i. ,� •a � O O O O p pp � Q� V O � � �� �„� � � O� a� o • � `a � vz''i -� � � � � � � � � i. �' = 0 ° � 5n � ai � � � '"� � Q � N � � �� o � � � � � � � � H � a � C�' cy o 4, >, 0-�' O s-, � 0 ctl �" O �i N �O O � � � p. o ° � � � � Q � Q � � � � z,' � `� . � � „ �°' ,� � " ° � � Q � -� �' c� � � � � . � � � � � vi .°a vi � Ca vi � o`�. r ���9R 5 __ �m _ , - _ - ek � � e% �ii s�MlaMPtloNaB � u.�,a a�.�LLa o,��a �,��<aLL F��_�.�a�. u_aa�. � o�a � ' J � � O �� � �� V / W L � .� � � � � � 0 ��.�.{ ` V L 0 0 U .� > ti � i- 3 �; , �E � G � ^�l W .� ^W, L.L W L.L � U � � � .� � 0 0 N � � � � r ���9R 5 __ �m _ _ '- _ - e% � � e% �ii s�MlaMPtloNaB � u.�,a a�.�LLa o,��a �,��<aLL F��_�.�a�. u_aa�. � o�a � , � � °� o �,�� � - � � .�. - �, � I . n� . �.' ...,�� . . L I Sp� L + ' � � ` r 3 � � � n 1 L i�. M,I 4i-. n �� � f � � » � �� � i � � �� �� _ �� - � ; ( � mp� '� I � - I �_ � � ' � � III�II! -= I i � � ___--- ------ � [ � ----------- -- � � L �� � \ L / � I I � \ � �. � � ti � i- 3 �; r—_ _ —_ ; _.. -- — - --- — — � ilr.,, �� I I � � I �� i, �, �I '—�--_— —-— -- — �E<< G �'pfil �. � � � � � , � �� ���.�, ___w i � � , — „ -- I��� - � � p a � - ��vi_ °� k �',I I -- - �.6_� � t�r I I a�--,i ._� h ij � � i Ea� �' �. ti-c�-� �� o IQ ��.. D�` .. _- — mtlTt�_-r � c r1 � I � �°_��i� i. 1 �;5 ,� f���;.. �a � e � _ _ � r __— _ . ; — _ __ � ~ _ - ,�_ � � , � _ �� - i � L„ j � —��`� iiri -- � �, —� � � ��------------- �, � i � � I , /- � i �� �� � � -� � � � �; , \c � � � \ [ � ( r ���� R 5 _ �m - _ - ek � � e% �ii s�MlaMPtloNaB � u.�,a a�.�LLa o,��a �,��<aLL F��_�.�a�. u_aa�. � o�a � -- 'g' � �aln: � , �,s �� �� I'. _ q7I1 �—'} � ��! — � . m N ��' F�'��Y .r Z � O L. , uC'1.� _ _°f '4 r �-.i . H � � d _,��'�C�� � r � � o ,� �� „��c�r � �.,J`.� K� [;.? �.,� a �i J ��5' � �Y � ��� � W ��` %o �� r� ��i� � �` m K ���'^� N✓ 1' d ``m ��` � , � • a m � �� � �� , f , <A � N. � ���' ��~ -'�F' - , �iewase3/�e�iue5 ♦ ,. \ \.. ti � i- 3 �; �E€€ G �. � �;, _ � .— —'�. --.,. -- . _ —I r — i , � �` :° � I , , _ ;' - I _ �i I I I i I �, �, �, �. �� �v, � w;L I-I I I - -� 1 ..�.� _ _ �� \ m 1T c� � �� �;- , �, . n..�L_ f A _'� `�{ 'JJ � . f � tr � , m �. ay�' � Z I Cl � � °" 3 � �� � r+ � � � 0 � � _. t r''. «s� i 'I ..1 H ? , � d i°7'IpA � y� r- 0 � r �� ��_ � , J P+ Z i q , � � J —_ I n y d W W •i. J l� � Z v� 2 5 ..- uw�3���y����.�.�°�� � � Sa'Ji �, _ � .yAl?' � ` �4 ~ _ � . . _ �� � `�'f � wauia�3 tiel!ue5 Ag m$ v� � � a�o.� � surylaM P�oNaB ���9R 9 __ �m _ = _ - ex = e ex � � � �.�_d <��LLa a,o�a � � <aLL �m��'��a= � _eaLL ��o�a /\� %��� " _���"i'� - , /�— -- //� \\ — -�— � / / �� — -- — � � j � \ \� � I ,/ ��� �� ��� � � � � �� �� ���� � � \ I / \ '/ � i � O�..— . µ —."_ _ � � ' � O ¢ ,-- - J I d J W � W I Y � J � I / W d d � I -- � I � I - � � , � , � � , � � , � i .y i � � I �� � � � � � � � ,i � ti tt > � 3 �; , �E � �=-; � ��II��^�I � .�-�.� Z �4���v� -. 0 � � d �--�-- r� _ � � _ O I �� z - - I �; ¢ � j I 1 , J W I I� I W J � I� � , / 1 � y �- 7 ��[ /. }� Z %t -1�1L\ �1 O < � �� W� 1 u � �` �� � � � ----� I ��� //�� �� I /�/ �.. \\ � � I //, � / \ ��\\ I /, � � I I � / �\ � � ill j i / ' \ '/ �� � --- ___ r , p ; , � " �� i 1 i� �� `��� I I 1 � I � Y __ .� _. .. _1.� .. I I ` I ' i � / 1 ; �, � � � �---, -�" 1 I � ``. \ \, I _ � , y,\. '� �I � , ,'' r, I 1 � � �, � i /���� �- –�-�-= i � � � — -i– –= � � � �� i � �/ �� �� I � I i�� � \�� I I /,��� � ���� � , � , I�� j \ � �� / \i 0 m Z 0 a 0 Z Q a J % J � � _ � � � a�o.� � surylaM P�oNaB L / ���9R 9 __ �m _ = _ - ex = e ex � � � �.�_d <��LLa a,o�a � � <aLL �m��'��a= � _eaLL ��o�a _ . .. _ _ _ —.I : _,� . '''e ^�lY �4�� � I� �� I� ' � � � 1 � � �� \� !1 � � � . ' � � ` �� � � a�� � I �� � ys� �a ; 1 � ��F � : __ ��` �r �,_.1�_�� \ - i i �� i i,� � `.�� . e f 5 1 �y'k..J��_ 4.� i. P�, ° ��t��S T5 F' �1 ' 1�` O �� � � _2�� a = � � �, O � � � � . �P � nL 1L� � � „� � � � — ---- i , � \"..� � J � - __.---. .... ___ . ..... _ � 1 1 � ��� � w k' �, � lS vL. �- � � � W d � ti tt > � 3 �; , �E � �=-; _ —' � � g 1"S t" . � ��� � �lI � .ti I � _ f I � V 5 �� � � I� 7 . ' \ _ _ , � � -- � � �,- - ' I ' I �g� I . i �`� ���' i � � � � t / \ ________.__" ________ ______ i / \\_-_ � I j / / \ I / I / \' I / \ I I �/ �\ I / \ i V u z O a O J a J w > J Z QC L r ���� R 5 _ �m - _ - ek � � e% �ii s�MlaMPtloNaB � u.�,a a�.�LLa o,��a �,��<aLL F��_�.�a�. u_aa�. � o�a m z O � a O Z 0 H Q % w J W � W � ti ¢ � ¢ x u U z O � a O Z 0 H Q % w J W � W � u ¢ � ¢ x u 0 m z O � a O z O � ¢ > w J W � W � ti ¢ � ¢ x u ti � i- 3 �; �E€€ G U z O � a O N Z 0 H Q % w J W � W � u ¢ � ¢ x u 0 m z O � a O z O � ¢ > w J W � W � u ¢ � ¢ x u MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 22, 2009 SUBJECT: A request for a work session to discuss prescribed regulations amendments, pursuant to Section 12-3-7, Amendment, Vail Town Code, to Title 12, Zoning Regulations, Vail Town Code, and setting forth details in regard thereto. (PEC090017) Applicant: Town of Vail Planner: Rachel Friede SU M MARY The applicant, the Town of Vail, is requesting a work session to discuss prescribed regulations amendments, pursuant to Section 12-3-7, Amendment, Vail Town Code, to Title 12, Zoning Regulations, Vail Town Code, to allow for housekeeping, clarification and policy shifts within the Town of Vail, and setting forth details in regard thereto. The purpose of this work session is to gain feedback from the Planning and Environmental Commission on a number of policy issues related to the zone district chapters within Title 12, Zoning Regulations, Vail Town Code. Because this is a work session, no formal action is required at this time. Staff requests that the Commissioners listen to the presentation, ask any pertinent questions, and provide feedback on the policy questions outlined in this memorandum. II. DESCRIPTION OF REQUEST As a part of the 2009 Code Revision Project, Staff is working on revising Title 12, Zoning Regulations. The goals of the 2009 Code Revision Project are as follows, in no order of priority: 1. Integrate green standards and guidelines. 2. Streamline the process and procedures for deve/opment review. 3. Ensure consistency among regulations and planning documents. 4. Increase efficiencies and cost savings in the deve/opment review process. 5. Eliminate outdated, ineffective and unnecessary provisions within the deve/opment tit/es. 6. Reaffirm existing policies and adopt new policies to clarify direction. 7. Maintain current with industry practices and standards. 8. Ensure support from the community through public process The following are policy questions that Staff is requesting feedback on from the Commission: CAN BUSINESS AND PROFESSIONAL OFFICES BE COMBINED INTO ONE LAND USE? One of the purposes of separating business from professional offices as land uses is to have increased regulations for real estate offices within commercial areas. However, this is not the case, as most districts allow both types of offices. The exception is that business offices (which allow real estate offices) are a conditional use in Heavy Service (HS) and Residential Cluster (RC) Districts. However, there are restrictions to business offices in the RC District, as listed below. Temporary Business offices, not including real estate offices, are permitted on the first floor in Lionshead Mixed Use 1(LMU-1) in order to accommodate businesses that lost office space during redevelopment, and this land use is the basis for allowing Vail Resorts offices in the Treetops building. In the Ski Base Recreation (SBR) District, there is a conflict that has the same type of office use as a permitted and conditional use. Because the intensity of use for office is generally the same, Staff recommends that offices be combined as one use, allowing all types of offices to exist in the zone districts that already allow different types of offices. Offices listed as conditional uses require a conditional use permit and will remain limited through the use specific criteria. This will keep the same intent of each district's restrictions, but will reduce confusion and provide consistency among land uses. Staff also recommends that all districts that allow offices also allow studios, rather than only as permitted on all levels in Commercial Core 3 (CC3), and on the lower level and 2nd floor and above in Commercial Core 1(CC1), Commercial Core 2(CC2), Commercial Service Center (CSC), Arterial Business District (ABD), Lionshead Mixed Use 1(LMU-1) and Lionshead Mixed Use 2(LMU-2) Districts. The use specific criteria could still exist in certain zone districts to keep the current restrictions in place. Staff also recommends that temporary business offices remain. The definitions for business, professional and temporary business offices are as follows from Chapter 12-2-2, Definitions of Words: OFF/CE, BUS/NESS: An office for the conduct of general business and service activities, such as offices of rea/ estate or insurance agents, brokers, secretaria/ or stenographic services, or offices for general business activities and transactions, where storage, sa/e, or display of inerchandise on the premises occupies /ess than ten percent (10%) of the f/oor area. OFF/CE, PROFESS/ONAL: An office for the practice of a profession, such as offices of physicians, dentists, lawyers, architects, engineers, musicians, teachers, accountants, and others who through training are qualified to perform services of a professional nature, where storage, sa/e, or display of inerchandise on the premises occupies /ess than ten percent (10%) of the f/oor area. OFF/CE, TEMPORARY BUS/NESS: An office for the conduct of general business and service activities and transactions for a limited time period to accommodate the temporary displacement of an existing business office within the town of Vail due to redeve/opment construction activities. 2 STUD/O: A building or portion of a building used as a place of work by an artist, photographer, or an artisan in the fie/d of light handicrafts, provided that no use shall be permitted or no process or equipment employed which is objectionable or injurious to persons or property in the vicinity by reason of odor, fumes, dust, smoke, cinders, dirt, refuse or wastes, noise, vibration, illumination, g/are, unsightliness, or hazard of fire or explosion. The following is a list of zone districts containing offices as land uses: Business offices are a conditional use in the HS District with no use specific criteria and a conditional use in the RC District, with use specific criteria below. Professional and Business Offices are both conditional uses in the H and PA Districts. Use specific criteria for the Housing District are below. Professional offices, business offices and studios are permitted on all levels in CC3, and on the lower level and second floor and above in CC1, CC2, CSC ABD, LMU-1, LMU-2 Districts. Temporary business offices are a conditional use on the first floor in the LMU-1 District, with use specific criteria below. Summer seasonal recreational, cultural and educational programs and offices are a permitted use in SBR District, but summer seasonal community offices and programs is listed as a conditional use in the same district. Public uses, private office and commercial uses that are transportation, tourist or town related and that are accessory to a parking structure are conditional uses in the P District and Offices, accessory to a parking structure are conditional in GU District. USE SPECIFIC CRITERIA FOR CERTAIN OFFICES BY ZONE DISTRICT: Business and Professional offices in the Residential Cluster District: (*Note that only business offices are a conditional use in RC) a. Offices for physicians, dentists and similar medical practices shall be excluded in the residential cluster zone district. b. Business and professiona/ offices shall be secondary to the residential use of the district. The net f/oor area of the office use shall be no greater than fifteen percent (15%) of the allowab/e gross residentia/ f/oor area of the deve/opment site. c. The sa/e of inerchandise shall be prohibited. d. Off street parking shall be provided in accordance with the provisions of chapter 10 of this tit/e and shall be clearly separate from the area designated for residential parking. e. No overnight parking or storage of commercial vehicles associated with the professiona/ or business office use shall be permitted. f. Signage shall be permitted in accordance with subsection 11-6-3A, of this code, business signs within sign district 1(tit/e 11, "Sign Regulations') and shall be subject to review by the design review board. g. The number of employees allowed in a business office or professiona/ office within the residential cluster zone district shall not exceed one employee for each two hundred (200) square feet of net f/oor area. h. Homeowners' association approva/ shall be required of all conditional use permit applications for a professiona/ office or a business office within the residential cluster district, pursuant to subsection 12-11-4B 1 d of this tit/e. Temporary business offices in Lionshead Mixed Use 1 District: a. Offices for rea/ estate agents shall be excluded. b. The storage, sa/e, or display of inerchandise on the premises shall occupy less than ten percent (10%) of the office's floor area. c. Off street parking shall be provided in accordance with chapter 10 of this tit/e. d. Signage shall be provided in accordance title 11, "Sign Regulations", of this code. e. The business and service activities and transactions of a temporary business office may only be conducted for a limited time period, not to exceed three (3) years. Unless the time period is limited to a shorter duration, the approva/ of a conditional use permit for a temporary business office shall expire and become void within three (3) years from the initia/ date of approval. The planning and environmental commission may grant a subsequent extension to a conditional use permit approva/ to allow a temporary business office to continue activities and transactions beyond the origina/ time period limit, if the commission determines special circumstances and/or conditions exist to warrant such an extension. An extension may only be granted for the minimum time period necessary to facilitate specific redeve/opment construction activities that achieve the town's goa/s, policies, and objectives, but in no event may such an extension be allowed for more than three (3) years without additional review. f. A conditional use permit approva/ for a temporary business office shall be reviewed by the planning and environmental commission on an annual basis to verify the applicant's compliance with the conditions of approval. Professional and Business Offices in the Housing District: a. Business and professiona/ offices shall be secondary to the residential use of the district. The net f/oor area of the office use shall be not greater than fifteen percent (15%) of the net f/oor area of the deve/opment site. b. The sa/e of inerchandise shall be prohibited. c. Off street parking shall be provided in accordance with the provisions of chapter 10 of this tit/e and shall be clearly separate from the area designated for residential parking. d. No overnight parking or storage of commercial vehicles associated with the professiona/ or business office use shall be permitted. e. Signage shall be permitted in accordance with subsection 11-6-3A of this code, business signs within sign district 1, and shall be subject to design review. 4 f. The number of employees allowed in a business office or professiona/ office within the housing district shall not exceed one employee for each two hundred (200) square feet of net f/oor area. g. Homeowners' association or property owner approva/ shall be required of all conditional use permit applications for a professiona/ office or a business office within the housing (H) district pursuant to subsection 12-11-4B 1 d of this code. 2. SHOULD FUNICULARS BE REGULATED BY DESIGN STANDARDS INSTEAD OF THROUGH A CONDITIONAL USE PERMIT? "Funiculars and other similar conveyances" are a conditional use in all residential zone districts. There are three funiculars within the Town, all built prior to the change of funiculars from accessory use to conditional use. In order to meet the goal of streamlining the development review process and reduce staff time, Staff recommends that funiculars be considered a residential accessory use, with new design guidelines that will provide the same restrictions as the conditional use permit. This will reduce the amount of process an applicant would have to navigate, and would solidify design requirements for this use. Review would then shift from the Planning and Environmental Commission to the Design Review Board, who would determine if significant site constraints exist on site. The use specific criteria for funiculars, found in Section 12-16-7, Use Specific Criteria and Standards, are as follows: a. Funiculars and other similar conveyances shall only be allowed when designed for the purpose of providing access to a residentia/ dwelling, as determined by the planning and environmental commission. b. Funiculars and other similar conveyances shall only be allowed when significant site constraints prevent conventional means of vehicular access to the residential dwelling, as determined by the planning and environmental commission. "Significant site constraints" shall be defined as natura/ features such as mature trees, natura/ drainages, stream courses, and other natural water features, rock outcroppings, wet/ands, excessive s/opes, other natura/ features, and existing structures that may create practica/ difficulties in the site planning and deve/opment of the /ot. c. Funiculars and other similar conveyances shall only be allowed when designed to be compatible with both the site upon which they are /ocated and the residential dwelling to which they provide access, as determined by the planning and environmental commission. d. Funiculars and other similar conveyances shall only be allowed when designed to be appropriately screened from view, as determined by the planning and environmental commission. 3. SHOULD THE REGULATION OF HEIGHT BE AMENDED IN RESIDENTIAL DISTRICTS? In most zone districts, height requirements are different for sloping roofs and flat or mansard roofs. Sloping roofs are allowed increased height (typically three feet more) to provide room for the gabled portion of the roof. However, applicants argue that all roofs have slopes, even those considered flat roofs. Staff believes there is a need to improve the definitions of flat and sloping roofs, as well as the definition of height. Parapet walls also need to be defined and a determination on how to calculate parapet walls into maximum heights should be made. Staff also believes there should be provisions to allow additional height for super insulated roofing, which is a green building measure. While sloping roofs are not defined, flat and mansard roofs are defined as follows: ROOF, FLAT: A roof that is not pitched and the surface of which is generally paralle/ to the ground. ROOF, MANSARD: A roof with two (2) s/opes on each of four (4) sides, the /ower steeper than the upper. Height, and associated terminology for grade is as follows: GRADE, F/N/SHED: The finished grade shall be the grade proposed upon completion of a project. GRADE, INTERPOLATED: The reestablished topographic conditions of a deve/opment site expressed in two foot (2) contour interva/s and determined by connecting surveyed spot e/evations /ocated at ten foot (10) interva/s around the perimeter of a property boundary and used in the determination of maximum allowab/e building height. HE/GHT: The distance measured vertically from any point on a proposed or existing roof or eaves to the existing or finished grade (whichever is more restrictive) located directly be/ow said point of the roof or eaves. Within any building footprint, height shall be measured vertically from any point on a proposed or existing roof to the existing grade directly be/ow said point on a proposed or existing roof. 4. SHOULD DOG KENNELS BE ELIMINATED AS A LAND USE IN RESIDENTIAL DISTRICTS? Dog kennels are listed as a conditional use in the Single Family Residential (SFR), Two-Family Residential (R), Residential Cluster (RC), Low Density Multiple Family (LDMF), Medium Density Multiple Family (MDMF), High Density Multiple Family (HDMF), Commercial Core 1(CC1), Commercial Core 3(CC3), Commercial Service Center (CSC), and Heavy Service (HS) Districts. There is no definition for dog kennels within Title 12. However, dog kennels are a separate use from the residential accessory uses such as dog runs or dog houses. Staff believes that this use is not appropriate anywhere, except for potentially in the HS District because of its major impacts regarding noise, smell and visual aesthetics. 5. SHOULD BAKERIES BE REGULATED DIFFERENTLY FROM EATING AND DRINKING ESTABLISHMENTS? Bakeries have two general categories, including those that sell items on site and those that only produce goods for wholesale. Bakeries that sell items on site are similar to eating and drinking establishments. Wholesale bakeries have a more industrial use, with impacts coming from the use of delivery trucks. Staff 6 recommends that bakeries with on site retail be combined with eating and drinking establishments, as the impacts are very similar. This means the only place that allows wholesale bakeries is in the CC1 District. Allowing this type of use within a pedestrian commercial core seems out of line with the impacts caused by the use. Impacts of wholesale bakeries include smell, early hours for delivery and noise. Staff requests that the PEC provide input on how to regulate wholesale bakeries. Bakeries and Confectionaries are defined as follows: BAKER/ES AND CONFECT/ONER/ES: Commercial retail or who/esa/e properties whose main products are baked goods and desserts, either produced on the premises or off site. Bakeries and confectioneries are a permitted Use in CC1 and are a conditional use in ABD District. Bakeries and delicatessens with food service, restricted to preparation of products specifically for sale on the premises, are permitted in CC1, CC3, CSC and SBR2. Bakeries and delicatessens with food service are a permitted Use in the CSC District. Use specific criteria for bakeries as a conditional use only apply to the ABD District and are as follows: 1. Bakeries and confectioneries: The use shall be restricted to preparation of products specifically for sa/e on the premises. 6. SHOULD THE TWO-FAMILY PRIMARY/SECONDARY DISTRICT BE ELIMINATED AND ALL PROPERTIES REZONED TO TWO-FAMILY RESIDENTIAL DISTRICT? The only difference between the Two-Family Primary/Secondary (PS) District and the Two-Family Residential (R) District is that in the PS District, there is a distinction between the two units with the secondary unit not allowed to exceed 40% of the allowable GRFA. Originally, the PS District was established to allow for a small (less than 1200 sq ft) caretaker unit to be attached to a single family dwelling. The change to allow the secondary unit to have up to 40% of allowable GRFA in most cases caused the two units to become separately owned units, neither of which is typically for a caretaker. In some cases, party wall agreements and other covenants restrict GRFA for the secondary unit. Covenants would still apply if properties rezoned to the R District, while those without covenants would be allowed to split GRFA as they wish. In many cases, there is no mention of which unit is the secondary unit, and Staff relies on the owners to decide which unit has GRFA restrictions. There is also concern that allowing equal GRFA for both sides of the duplex will result in mirror image duplexes, which is prohibited by the design guidelines. However, the design guidelines will be improved to ensure that both sides of the duplex are designed to be compatible, but not identical. The benefits of rezoning all PS properties to R District are that GRFA will be equally distributed between homeowners, thus reducing the amount of conflict and animosity between neighbors. Staff will no longer have to regulate which unit is primary and which is secondary. This will also save Staff time, allowing owners to decide how GRFA is distributed within the structure. The rezoning will also eliminate a zone district, which will help streamline Title 12. The cons to rezoning are that duplexes without party wall agreements specifying primary and secondary units will revert to an unregulated split of GRFA, which may reduce allowable GRFA for the primary units. However, many properties detail GRFA division within the party wall agreement. This will also be resolved because joint property owner approval is required, thus providing a mechanism for owners to privately resolve GRFA division. III. BACKGROUND On January 6, 2009, Staff held a work session with the Vail Town Council to introduce the 2009 Code Revision Project. Council members provided comment on the project, including highlighting a need to achieve high green building standards, and to avoid having lengthy policy discussions about topics such as Gross Residential Floor Area (GRFA). On January 22, 2009, the Vail Town Council instructed Staff to begin a code analysis and gain feedback from the PEC and other committees in order to proceed with the 2009 Code Revision Project. IV. STAFF RECOMMENDATION Because this is a work session, no formal action is required at this time. Staff requests that the Commissioners listen to the presentation, ask any pertinent questions, and provide feedback on the policy questions found in this memo. Staff also requests that this item be tabled to the July 13, 2009 PEC meeting. PLANNING AND ENVIRONMENTAL COMMISSION June 8, 2009 l. 1:OOpm �au�voFV�u � TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT Bill Pierce Michael Kurz Sarah Paladino arrived at 1 Rollie Kjesbo David Viele MEMBERS ABSENT Scott Lindall Susie Tjossem 05 departed at 2:30 Traininq Pay As You Throw (PAYT)Waste/Recycling Program Presentation - 60 minutes Kristen Bertuglia Lisa Skumatz of Skumatz Economic Research Associates (SERA), Inc. gave a presentation regarding the pros and cons of a PAYT program and how other communities have implemented programs. Kristen Bertuglia, TOV Environmental Sustainability Coordinator, gave a presentation specifically on the challenges facing the Town of Vail to implement a PAYT program. Juri Freeman of SERA gave a presentation going into greater detail. The Commissioners asked several questions to gain clarity on the program and the potential impacts within the Town of Vail. Commissioner Viele identified that he had a concern with the PAYT program appearing like an attempt to legislate behavior. Commissioner Paladino believes that there is a penalty with this type of program for families that are already struggling as there are many items associated with children which are not recyclable. Commissioner Pierce stated that there are several elements which need to be fixed prior to the implementation of a PAYT program. Social conscious will cause people to recycle if it is made to be simple. Several Commissioners felt the program was complicated and needed to be simplified. Further they felt it was necessary to focus on multi-family and commercial developments (ie. Hotels) as they generate a significant amount of the trash in Town. Commissioner Kurz pointed out the occupancy of his multi-family development (three full-time units) and the fact that a project like the Marriott produces more trash in a day that his entire complex does in a year. He concluded by stating that the Town should target the large trash generators first. Matt Donovan, representing Vail Honey Wagon, spoke to the goal of the Town regarding waste reduction and if that was truly achievable. Believes recycling is much more prevalent in the Town than reported in the presentation. His customers recycle 300 to 400 cubic yards a week. Believes PAYT is premature at this point. The Commissioners stated that they support the concept of recycling to the greatest degree possible; however, they believe there are some inequities in the PAYT program as well. Believe that the bigger projects should be targeted first. Page 1 Commissioner Kjesbo clarified that the numbers show 40% of single family and duplex are recycling; however, going after these uses is a drop in the bucket. Kristen Bertuglia, stated that in the trash survey they found 85% of the trash cans contained multiple recyclable items. Lisa Skumatz stated that an ordinance including commercial and residential projects at the same time may be the best way to address all concerns. Commissioner Viele clarified that he supports mandated recycling, but not the mandate of the economics of the cost for each bag. 5 minutes A request for final review of conditional use permits, pursuant to Section 12-71-5, Conditional Uses: Generally (On All Levels Of A Building Or Outside Of A Building), Vail Town Code, to allow for the development of a public or private parking lot (parking structure); a vehicle maintenance, service, repair, storage, and fueling facility; a ski lift and tow (gondola), within "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. (PEC080063) Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC Planner: Warren Campbell ACTION: Table to August 10, 2009 MOTION: Kjesbo SECOND: Viele VOTE: 4-0-0 5 minutes 2. A request for a final review of major exterior alterations, pursuant to Section 12-71-7, Exterior Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the area known as "Ever Vail" (West Lionshead), with multiple mixed-use structures including but not limited to, multiple-family dwelling units, fractional fee units, accommodation units, employee housing units, office, and commercial/retail uses, 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. (PEC080064) Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC Planner: Warren Campbell ACTION: Table to August 10, 2009 MOTION: Kjesbo SECOND: Viele VOTE: 4-0-0 5 minutes 3. A request for a final recommendation to the Vail Town Council for prescribed regulation amendments, pursuant to Section 12-3-7, Amendment, Vail Town Code, to amend Section 12-10-19, Core Areas Identified, Vail Town Code, to amend the core area parking maps to include "Ever Vail" (West Lionshead) within the "Commercial Core" designation, and setting forth details in regard thereto. (PEC080065) Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC Planner: Warren Campbell ACTION: Table to August 10, 2009 MOTION: Kjesbo SECOND: Viele VOTE: 4-0-0 Page 2 5 minutes 4. A request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business District and unzoned South Frontage Road West right-of- way which is not zoned to Lionshead Mixed Use-2, properties known as "Ever Vail" (West Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road West right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC080061) Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC Planner: Warren Campbell ACTION: Table to August 10, 2009 MOTION: Kjesbo SECOND: Viele VOTE: 4-0-0 5. A request for a final re Coverage, Vail Town Coc within the front setback (PEC090008) Applicant: John Brennan, Planner: Bill Gibson ACTION: Withdrawn 5 minutes ✓iew of a variance from 12-6D-6, Setbacks and 12-6D-9, Site e, pursuant to Chapter 12-17, Variances, to allow for an addition located at 1838 Sierra Trail/Lot 15, Vail Village West Filing 1. represented by LKSM Design, P.C. 6. Approval of May 11, 2009 minutes MOTION: Kjesbo SECOND: Viele VOTE: 4-0-0 7. Information Update Town Council Action on the Vail Plaza Hotel SDD Amendment Town Council Action on the Vail Row Houses SDD Establishment Town Council Action on the Solaris SDD Amendment Town Council Action on the temporary banners on construction projects 8. Adjournment MOTION: Viele SECOND: Kjesbo VOTE: 3-0-0 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 June 5, 2009, in the Vail Daily. Page 3 a F : Z W , � . Z ¢ O O 0 , �NNE � Z(nNG N � 0�00 �U�' -z ' Z Z a a t�0 W � � Q A mW0 ¢OU U �'� J�i �J � U�¢ N Za R O � F o lL N n > � O ° T� a� a> rn i � �� o > � � L t � Z C Qf °> � C N � V � d� . �,o . Z� -m �._ , >tL � N d� U p N A t 7o�E.�'�o C � C O (� �0 O� O C O U� U,y ��- 0 U U O � U � � <o . N � .L O ` � � O(7�"_C� o V o� ��� o � rn 3 � U o ` ON � 0� d�O'i_ m��Uin �cm�cA�pW� >.4 O �.°Z n..a C W � U�-V N- C p F _a>a>�dm?o'@ p f0 (n �..• V� N N m C i ^� U��`�C L U N � O .- a' � �;30���.�¢� O� o� o� o d m m= V y yN�~a>�u°'i:a�>o� WZ �7�fpj0=C�.. Z� � �= `o � c>=' � °'OOp �`Fa`�i c?�d�cs'acFFz 'a�NO��,em�Q�U � L].�'� "� �CD "� � � z,.� -� ,.� 0 F-+ O U� a � ►� � W Q+ U � �,, �,, O 00 � E� o°� z � a� O �'� O �� �. Q a�i � � a�i � or' � � � O c� �n U � �' � ca ,b � '� y .� . �, c� > � 'O v�i y 'G � � � � c� � +� "O F" � 'C � � � � O y � � a ': U � '� .� 0 0 Q U � .� w � � � .� p � � � �,• a� N � � � a: � � � � � � c� p pq T� � �,��o� .�wo�� � ° �•� a� � � 'Y a' � i�ox-o � � a�i U •b � � � � � � . � � � y � �. . � � 3 a^ �� � �°„ a'.> ,� a' � a � �, ��a �a ���`� � a� o a ,� -o .� � 3 � � N O� �"" � � � �-i' 'G � a aw � a��3�,� ���.�a� o � ?, a� -o � -o ����� �3�°� O � � p � � ^d � •� b0 .� vi . � � �+ N t" y., ,� � > � p., � C�. -O � y.,i -{..,• C� CQ � �•°�o O � �� � Q 3 � o,o •�^�, � a�.� � o � � � c� w G °: ' � N d � � O "O L._ tq OU ��a C m VOf Ou»_ �9 C� 3� � IL L � O � �� O� U._ OI� � U O C CCn � N ocn-p:.so N d o p u' �,j- `° � o � U �� �'= Ni m 3�Zj�N W a1707 �n wr�rn - � Y�=�rn�� '�^ O 3n.j�°'i> >o > - � � mt o a � (V � � d� H � � Z `o a� c ma °'rn o� VN m� d ��° o a'`�-o~m NO ���.4 `,;¢ a� m=� Z Z F � wo E�'�-O�Oa W'`-'�FFz Q_ o c m � n tON'O(� U N °�' �a�aa�U O b � L O O L � 'O C � bA C CC L a� � O C O v "O �L � .� L w � C O � b � 04 � � > b C� � oA = b a� a+ � � � � C c � � � �> O ..�'. � A � •� a �, 8 0 Fx 4-. 0 b 0 .� a� a a� � �. �° �. a� c� a N � .� b ;b � � 'O c� w O � � � � .Y � � c� � U O � b c� � �r.� O � 0 .� � � � a +.+ � � N � � � � � a� 0 0 N � �O � a� � b i � a � N G :'O C� � �rr 0 � � .� a� � � d U � � a(n j- � �--• �� � o o � O � N� YO -�°vU � �V �W p n�Ua o �� o 0 a �-H m N � _ � a) t� :7t H� .%` ` � C N � N F oEa'-"=� p 3�=°_m`9� > N�_ �>� �`od��Od Z o m E a�i�N 3L Oin a m m V�. ¢-� W y�, o,^ a� r¢ z a� a� � �-o . . N O �� c�.^L`c..ZZF � m 0- E`��N°'�cFFz Oa U ON C�pn._�.UDO �nci �n-_��_Q�¢�U � 0 0 N O� � 'O N C� 'O i-+ a� � �. � � � O O N � � � w O c� � 'O M � � 0 � � N � � � w 0 � a� 3 � � �3 � � �. O 'O W � � � � L d N o p w A � � � j��L a d N C�.� � "� �L A a � 0 �O N p� CJ d� N pa C.0 � 01 � � a a � �¢�` � N v�alc3 � - �W ` °'> -° � r r a �cLt � 0�0 3 �,� � o w� csLL, o m � a op `om�� 3 ��'O r F'� o =,p U �, o �, °,�'v mFw N 7 C y"� O C_ N � P o � � � � � � Z Z c d'` o.°- _ c00 . o ` �V QN �FF Ea-o m mw Q� RC�O �vmaaaaxaa� �, O O N � b�A Q� 4--i 0 � b � �. M � d E � W F N 0 �Q c0 � �U `oN � >Z °O �O �-; � 3 2 > R Z � � 0 u> o � U a� a � = c � o � ;� o E U u, oF� �3� - O O �o�x J � ��?� N� o ' U r w J A O W �°= �Z� a N a U � � � 0 z � 0 N ri �, a� � � 0 z � � 'a aXi � .O .� 0 U � � F 0 > 0 �U �z O a0 �� N 7N� fO.Up. o p�p � ^� o. p� � N 7 d � �'� d> � a °'"= � o � . d�� � �"' ��� L� � t� V L C �� o 0 0 °� c a �.oULL na>>c �U'�rt�E� o` a? oa n�- cJ = O � C � V � � U�����mo o_ 3 r� �y -� > �� o . �n o c r� o= o a �am����n ^oL���3 �-�t=�o_ N Y � � � � F ` n � n-'�n a `o � d � E ,p.� mr _ � t9O L` C. U> L C �`� C 'Q'� a� m�a'�a n�.� aa� `C d `9 � � m = m'c L N�yLO p�a r:��>�`rE � � Q W a � � a �W �� UZ W LLLL J Q? }a Q � � W I�-� N _ F- �=�o r=s � •°- � o ��� � T U ��> cn R�C c o -� oi �i c4 ^�-C � � O'- � � N� LH�N � m tL� C Q O 7 �U z � U7'� w � U � � >��`40� C7.�?'- � - a�� � m ���U� �U��p L o _ � V H O . . t4 �����-`o W�fl-�s`p VOc3cOCC3 I-'� -a c%� '- a� z�w� r c�.:° .m^�^��p O "� •- >MmN�oa� tT ��i �U a� r- � �s °�OQ'a�ioY o`'� �I-�~a .` V p �� c3 � � � � �� v �� o.o�> vi � pY-cS��= � '-'� � � � cn o �Cj m� c�a•c� aUi � ��T�` � i ` .- � 47 _ � �� c^s n.}-� � � � -� j li ,� _. ' I- � � O _ i U� T� � O � U O � �' � .O j �^ p :E �`=��ir�� N p �~ �Q�.=O .. a�U�o� �o--.. a� a� � � S� � tn �� c�0 U � � � � �� m-aU= � o � � �= c� Q� a�-Q �._� �_.d� z �- � -� 0 O U� � Q p�„ UW W O 00 � F w z � Q � a� O �'' � o � c C��C�"� � °D o a�i � � � U � ,� N���❑� a� � '^ �y � � 'C v�i N 'd N C '� � i7 �.,, ,d Y. O C � j� � � O N . �O R• � � � .� QU �•= ° w�.�� � O � 7 �y � � .�, c, � � � a� `.� �' r' �°'�°~� � �� °�Ns� � �..� � i-' � O �o�.�� � ��c a� ? � o � � aU � ° � � � �� � ��.+ � y � �„ .� � 3 °' ��a;� � c' � q 7 ,� � ' a°�i � a � A v�i `� ro n' R O � ..b.� � 3 � � � � � � � � � 'D � o, °. �' � v�3w~ 3'oc�Y T � � Y b ����� ??3��C O � Y p � N 'D � •C � m vi . � a~i O a�i � c,., � a .'d y�i � C � F. 'd 0,�� p p n� O m '-' v � � Q���'oc' .. c ci W ❑ � � cS U O � cE ..0 �` v � � i � = � � ��-��.?�„ c-p�o�-crt� p�oc��c�.c � 0 U U O � �C�� �ti -� � = p� ��O�O Ov� � � � � o O �srn � � `''U �o N `����� 0 0 0_ �a' ��cJ�`a�-U`�' ��mWO �> �� p i.�O Z Qa C � V - V � = � 0 -�� ` `jj � � U N q> -��Cj��'m.`�,�o` � � � -Lp-� �s `��s3a`�:��.-a�C7 O i� �.O � � :5 cE= � ��'- N�'� t� V�� i m a>°-] � � o=c�.. ��•-�i � NO����.U� �'�a����r'�a� Q Q�i'�-�p ���Q� 0 9 � L � 0 U 'C C 7 OD � L 0 a 9 7 � �° _� c 0 9 � E �n H •L � ''v � � � � a � � U � a ° � �� � > T O •� a A = � � Fx � 0 0 N � �O � � � � a aa 3 C o, 0 0 N � OD Q O A b b � � 0 a � � N .0 � w 0 � � 3 � � .C-� �3 � � � V �Q� O � � � . � � � � �� � � � T m � o c�j �� �L �U ��� _� � r��LL� �M i tn � N �m ��� o � � �t N O T O � � V � � � �`"u� c -Q o ,�.- >V �c3LL�� m����=. — —�� �` :S � �S c6 OC � �C o �, � p��Z -p u�i �Y, � 70�� ps i � ��� V i �� O i~, UN � ���m � � _ � r.. F-- ,.- r �n c� � c3.� o . . ��Q-a0�� =� c <`� � i � � ��iU.a� U W Q a�•° �� u�i�Q� O a � � � c� � � � � � N �.: p.0 Q"t i t C'^5` Q.� -° h- a� � ooa� �c� Q�� � �•�� o �'i � O = Q'_ La�°���co � i � N � ¢�� O O ��t C•- _p.� � (4 N � = CJ U E `�C•V �� o ao ° �� o� ('J CU�,� Q-j O �'--�Om� p�V c3 O 0"'�QM � > � g-Ott) N'�O•�N 'p � `I�." V 7� � � � N � �'�q `.n I"' ^ �a �-- ° I� o`��ia'�Um .�' CS L CS > "' � — �?>--�c �] � fl..��0•��0� �����m�`3 H cSt � acnF�-��O � .n � C. � 0 z � a =s� v�i a o U J � � W = .�„ a y � 0 N L a 8 > 0 z � °�' .� X ❑ O .N .� O C.) � � .! c � 4 i a r rs � � r � c � � 9 +rw,-.. �-e.*-# W� 'a< cn c �% - w � =�'c �= Q: o "' �@ o < Q �. r �� �- o � c ;� @ �- � o. N � O � � � m C c; � m K