Loading...
HomeMy WebLinkAbout2010-0322 PEC,. T(1WN DF VAlL ' MEMBERS PRESENT PLANNING AND ENVIRONMENTAL COMMISSION March 22, 2010 1:OOpm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS ABSENT Site Visits: 1. Timber Ridge Village Apartments — 1280 North Frontage Road 50 minutes 1. A request for a final review of an Approved Development Plan, pursuant to Section 12-61-11, Development Plan Required, Housing Zone District, to allow for the redevelopment of an approximate five (5) acre portion of the Timber Ridge Village Apartments, with up to 352 new deed-restricted employee housing units, located at 1280 North Frontage Road/Lots 1-5, Block C, Lions Ridge Subdivision Filing 1, and setting forth details in regard thereto. (PEC090038) Applicant: Vail Timber Ridge, LLC Planner: George Ruther ACTION : MOTION: SECOND: VOTE: 10 minutes 2. A request for a final review of a variance from Section 14-6-7, Retaining Walls, to allow for the construction of retaining walls in excess of six (6') feet in height, located at 1280 North Frontage Road/Lots 1-5, Block C, Lions Ridge Subdivision Filing 1,and setting forth details in regard thereto (PEC100001) Applicant: Vail Timber Ridge, LLC Planner: George Ruther ACTION : MOTION: SECOND: VOTE: 3. A request for final review of a final plat, Code, to allow for a re-subdivision o Road/Lots 1-5, Block C, Lions Ridge thereto. (PEC100005) Applicant: Vail Timber Ridge, LLC Planner: George Ruther ACTION : MOTION: SECOND: 20 minutes pursuant to Chapter 13-3, Major Subdivision, Vail Town f the Timber Ridge site, located 1280 North Frontage Subdivision Filing 1, and setting forth details in regard VOTE: 60 minutes 4. A request for the 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), and a request for the review of a variance from Section 14-6-7, Retaining Walls, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for retaining walls exceeding six feet (6') in exposed wall face height, located at 2399 North Frontage Road West/Parcel A, Resub of Tract D, Vail Das Schone Filing 1, and 2310 Chamonix Road/Parcel B, Resub of Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. (PEC100007, PEC100008) Applicant: Town of Vail, represented by Belford Watkins Group and VAg, Inc. Planner: Bill Gibson ACTION : MOTION: SECOND: VOTE: Page 1 60 minutes 5. A request for a recommendation to the Vail Town Council for an amendment to the Lionshead Redevelopment Master Plan, pursuant to Section 2.8, Adoption and Amendment of the Master Plan, Lionshead Redevelopment Master Plan, to amend the recommendations for transportation improvements in Lionshead (generally located at the Lionshead Parking Structure and the Concert Hall Plaza bus stop) and setting forth details in regard thereto. (PEC100009) Applicant: Town of Vail, represented by Braun Associates Planner: Warren Campbell ACTION : MOTION: SECOND: VOTE: 60 minutes 6. A request for a work session on a major exterior alteration, 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 : MOTION: SECOND: VOTE: 5 minutes 7. 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 April 12, 2010 MOTION: SECOND: VOTE: 5 minutes 8. A request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendment, 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 April 12, 2010 MOTION: SECOND: VOTE: 5 minutes 9. A request for a final review of a variance from 12-71-14, Site Coverage, Vail Town Code, pursuant to Chapter 12-17, Variances, to allow for additional site coverage below grade, within "Ever Vail" (West Lionshead), located at 934 (BP Site), 953 (Vail Professional Building), 1031 (Cascade Crossing) S. Frontage Road / Unplatted; 862 (VR Maintenance Shop) and 923 (Holy Page 2 Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC Planner: Warren Campbell ACTION: Table to April 12, 2010 MOTION: SECOND: VOTE: 5 minutes 10. A request for a final recommendation to the Vail Town Council for a proposed major amendment to Special Development District No. 4, Cascade Village, pursuant to Article 12-9A, Special Development District, Vail Town Code, to allow for the removal of the Glen Lyon Commercial Site, Development Area D, (Glen Lyon Office Building) from the District for incorporation into the properties known as "Ever Vail" (West Lionshead), located at 1000 S. Frontage Road West/Lot 54 Glen Lyon Subdivision, and setting forth details in regard thereto. (PEC090036) Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC Planner: Warren Campbell ACTION: Table to April 12, 2010 MOTION: SECOND: VOTE: 5 minutes 11. A request for a final recommendation to the Vail Town Council for prescribed regulations amendments to Title 12, Zoning Regulations and Title 14, Development Standards, Vail Town Code, pursuant to Section 12-3-7, Amendment, Vail Town Code, to provide regulations that will implement sustainable building and planning standards, and setting forth details in regard thereto. (PEC090028) Applicant: Town of Vail Planner: Rachel Friede ACTION: Table to April 12, 2010 MOTION: SECOND: VOTE: 5 minutes 12. 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: Table to April 12, 2010 MOTION: SECOND: VOTE: 5 minutes 13. A request for a final recommendation for 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 April 12, 2010 MOTION: SECOND: VOTE: 5 minutes 14. 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 public buildings and grounds (West Vail 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: Withdrawn Page 3 15. Approval of March 8, 2010 minutes MOTION: SECOND: VOTE: 16. Information Update 17. 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 March 19, 2010, in the Vail Daily. Page 4 MEMORANDUM TO: Town of Vail Planning and Environmental Commission FROM: Community Development Department DATE: March 22, 2010 SUBJECT: A request for a review of a Development Plan, pursuant to section 12-61-11, Development Plan Required, Housing Zone District, Vail Town Code to allow for the redevelopment of a five (5) acre portion of the Timber Ridge Village Apartments, with up to 359 new deed-restricted employee housing units; and a request for a review of a preliminary plan and final plat, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for a resubdivision of Lions Ridge Subdivision, Filing No.1, Block C, A resubdivision of Lots C1, 2, 3, 4& 5; and a review of a variance from Section 14-6-7, Retaining Walls, Vail Town Code, to allow for the construction of retaining walls in excess of six (6') feet in height, located at 1280 North Frontage Road/ Lots C1-05, Lions Ridge Subdivision, Filing No.1, and setting forth details in regard thereto. (PEC090038)(PEC100005)(PEC100001) Applicant: Vail Timber Ridge, LLC and the Town of Vail Municipal Corporation Planner: George Ruther SUMMARY The applicant, Vail Timber Ridge, LLC and the Town of Vail Municipal Corporation, represented by Rick Pylman, of Pylman & Associates, are requesting a review of three development applications intended to facilitate the redevelopment of the easternmost 5.24 acres of Timber Ridge Village Apartments. The proposal would remove nine existing apartment buildings containing 102 apartment units, and replaces them with three new attached apartment buildings containing 352 deed restricted housing units, a five-story tall, 520 space parking garage and a resident's clubhouse According to the Official Zoning Map of the Town of Vail, Lots C1-5 of the Lions Ridge Subdivision are zoned Housing (H) District. As such, all future development on the site shall comply with the applicable provisions of the Housing District development standards and processes. A complete zoning analysis for the project is outlined in Section V of this memorandum. Based upon staff's analysis of the criteria for review for the proposed project, as outlined in Sections VII - IX of this memorandum, the staff is recommending that the Planning & Environmental Commission: approves, with conditions, the applicant's request to establish a Development Plan for the redevelopment of the easternmost 5.24 acres of the Timber Ridge Village Apartments site, approves the request for the retaining wall height variance, and; forwards a recommendation of approval, with modifications, of the request for a preliminary plan and final plat of the Lions Ridge Subdivision. II. DESCRIPTION OF THE REQUESTS Development Plan The applicants are proposing to redevelop the easternmost 5.24 acres of the Timber Ridge Village Apartments development site and construct a new five-story tall building extending approximately 800 feet along the North Frontage Road (Attachment A— Vicinity Map). The new building will contain up to 352 new employee housing units capable of housing between 760-930 employees. According to the proposed development plan, the 352 new residential units will be a mix of 6% or 22 studio units, 39% or 138 one bedroom units and 55% or 192 two bedroom units. The western half of the site (96 apartments) will remain operational throughout the redevelopment construction process. A new five-level enclosed, parking garage will be constructed on the site along with improved public transit facilities to meet the minimum parking and transportation needs of the residents of the development. A 5,760 square foot clubhouse will be constructed within the West building. The clubhouse includes exercise areas, offices, a cyber cafe, a club room and business/conference room space. A written narrative from the applicants, entitled "Timber Ridqe Development Plan Application", date stamped March 11, 2010, describing the development application requests is attached for reference (Attachment B). A reduced copy of the proposed plan is attached for reference (Attachment C). Proposed Eastern Portion Redevelopment Total Range of Average # of % of Square Feet Number of Number of Employees Employees Units Unit Mix of Units Bedrooms Bedrooms / Unit Housed 22 6% 393 sq. ft. Studio 22 1.15 - 1.35 25 - 30 530 - 650 138 39% sq. ft. One 138 1.5 - 2.0 207 - 276 786 - 931 192 55% sq. ft. Two 384 2.75 — 3.25 528 - 624 352 100% 544 760-930 * source — Vail Town Code and the Town of Vail Employee Housing Strategic Plan Retaininq Wall Heiqht Variance The applicants are requesting a retaining wall height variance to facilitate redevelopment on the Timber Ridge Village Apartments site (the "Development Site"). Presently, more than fifty feet (50') of grade change occurs north/south across the site. Given the topography of the site and the residential uses permitted, a significant amount of the slope retention is required to accommodate development on the site. As proposed, the retaining walls will be up to 12 feet in height behind the buildings and along the northerly edge of the development site. Pursuant to Section 14-6-7, Retaining Walls, the maximum height of retaining walls shall not exceed six feet (6') in height. Fin al Plat The applicants are requesting review of a major subdivision application to create a new final plat of the Development Site. The purpose of the final plat is to facilitate redevelopment of the property by creating two new lots, the necessary easements and allow for the future transfer of ownership of the property. As proposed, Lots C1-5, Block C, Lions Ridge Subdivision, Filing No. 1 would be resubdivided to create Lots 1& 2 of the new Timber Ridge Subdivision. Upon creation Lot 1 would be approximately 4.840 acres (210, 830 sq. ft.) in size and Lot 2 would be approximately 5.242 acres (228,342 sq. ft.) square feet in size. According to the land use summary noted on the proposed final plat, the total size of the major subdivision shall be approximately 10.082 acres. A reduced copy of the proposed final plat is attached for reference (Attachment D). III. BACKGROUND The Town of Vail acquired Timber Ridge Village Apartments in 2003 for $20 million to preserve the deed restricted employee housing designation on the property. Constructed in 1981, Timber Ridge is Vail's largest deed-restricted employee housing complex, currently consisting of 198 rental apartment units on ten acres. Each of the existing units is 745 sq. ft. in size with two bedrooms and one bathroom. Presently, the eastern portion of the Timber Ridge Village Apartments provides housing to more than 408 persons (four occupants per unit X 102 units). Existing Timber Ridge Village Apartments Tota I Number Number Average # of % of Square Feet of of Employees Employees Units Unit Mix of Units Bedrooms Bedrooms / Unit Housed 198 100% 745 sq. ft. 2 396 4.0 792 IV. APPLICABLE PLANNING DOCUMENTS Vail Town Code Housing (H) Zone District 12-61-1: PURPOSE: The housing district is intended to provide adequate sites for employee housing which, because of the nature and characteristics of employee housing, cannot be adequately regulated by the deve/opment standards prescribed for other residentia/ zoning districts. It is necessaryin this district to provide deve/opment standards specifically prescribed foreach deve/opment proposa/ orproject to achieve the purposes prescribed in section 12-1-2 of this tit/e and to provide for the public we/fare. Certain nonresidential uses are allowed as conditional uses, which are intended to be incidenta/ and secondary to the residential uses of the district. The housing district is intended to ensure that employee housing permitted in the district is appropriately located and designed to meet the needs of residents of Vail, to harmonize with surrounding uses, and to ensure adequate light, air, open spaces, and other amenities appropriate to the allowed types of uses. 12-6/-8: PARK/NG AND LOAD/NG: Off street parking shall be provided in accordance with chapter 10 of this tit/e. No parking or loading area shall be /ocated within any required setback area. At the discretion of the planninp and environmental commission, variations to the parkinp standards outlined in chapter 10 of this tit/e may be approved durinq the review of a deve/opment plan subiect to a parkinp manapement plan. The parkinp manapement plan shall be approved bV the planninp and environmental commission and shall provide for a reduction in the parkinp requirements based on a demonstrated need for fewer parkinp spaces than chapter 10 of this tit/e would require. For example, a demonstrated need for a reduction in the required parkinp could include: A. Proximitv or availabilitv of a/ternative modes of transportation includinp, but not limited to, public transit or shutt/e services. B. A limitation placed in the deed restrictions limitinq the number of cars for each unit. C. A demonstrated permanent propram includinp, but not limited to, rideshare proprams, carshare proprams, shutt/e service, or stappered work shifts. 12-61-10: OTHER DEVELOPMENT STANDARDS: A. Prescribed By P/anning And Environmenta/ Commission: In the H district, deve/opment standards in each of the following categories shall be as proposed by the applicant, as prescribed by the planning and environmental commission, and as adopted on the approved deve/opment plan: 1. Lot area and site dimensions. 2. Building height. 3. Density control (including gross residentia/ f/oor area). 12-17-1: PURPOSE, VAR/ANCES: A. Reasons For Seeking Variance: In order to prevent or to /essen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this tit/e as would result from strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practica/ difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the /ocation of existing structures thereon; from topographic or physical conditions on the site or in the immediate vicinity,� or from other physical limitations, street /ocations or conditions in the immediate vicinity. Cost orinconvenience to the Applicant of strict orliteral compliance with a regulation shall not be a reason for granting a variance. V. ZONING ANALYSIS Address: 1280 North Frontage Road Legal Description: Lots C1-05, Lions Ridge Filing No. 1 Zoning: Housing District Land Use Plan Designation: Medium Density Residential Current Land Use: Medium Density Residential Dwellings Lot Size: 5.24 acres/ 228,254 square feet Geologically Sensitive Areas: High Severity Rockfall Development Standard Required Proposed Min. Lot Area: determined by PEC 228,254sq.ft.(5.24acres) VI VII. Density Control: Min. Setbacks: Front: Sides: Rear: Max. Building Height: Max. GRFA: Max. Site Coverage: Min. Landscape Area: determined by PEC 20' (north) 20' (east) 20' (west) 20' (south) determined by PEC determined by PEC 55% unless at least 75% of parking is covered and approved by the PEC 68,476 sq. ft. (30%) Min. Parking: Per Chapter 10 (693 spaces), or a max. 25% reduction (520 spaces) approved by the PEC based upon the Parking Management Plan provided SURROUNDING LAND USES AND ZONING Current Land Use North: Residential South: Interstate 70 ROW East: Residential West: US Postal Service Zonina Two-Family Primary/Secondary Not Zoned High Density Multiple Family Residential High Density Multiple Family Residential CRITERIA AND FINDINGS, DEVELOPMENT PLAN 67.17 d.u./ac. (352 d.u.) 25' (north) 20' (east) 50' (west) 54' (south) 100' (tower element) 79' (building) 252,628 sq. ft. 97,448 sq. ft. (43%) 68,736 sq. ft. (30%) 520 spaces min. Land Use Desiqnation Low Density Residential Not Designated High Density Residential High Density Residential The review criteria and findings for evaluation for the review and consideration of a development plan are prescribed in Section 12-61-13 of the Zoning Regulations. According to Section 12-61-13, the following criteria shall be used as the principal means for evaluating a proposed development plan. It shall be the burden of the applicant to demonstrate that the proposed development plan complies with all applicable desiqn criteria. A list of the applicable design criteria are outlined in Section IV of this memorandum. 12-61-13: DEVELOPMENT STANDARDS/CRITERIA FOR EVALUATION: The following criteria shall be used as the principal means for evaluating a proposed development plan. It shall be the burden of the applicant to demonstrate that the proposed development plan complies with all applicable design criteria. 5 A. Building design with respect to architecture, character, scale, massing and orientation is compatible with the site, adjacent properties and the surrounding neighborhood. Architecture The proposed redevelopment project is intended to be an assemblage of four new residential buildings wrapping three sides of a new above-grade parking garage. As designed, there are an East, West, Center and Parking Garage buildings. The four buildings are physically connected to one another in an east to west alignment extending approximately 800 feet along the length of the building envelope. The residential buildings will have sloping roof gable and hip roof forms with pitches of up to 7:12 and a mix of stone, stucco and cementious wood siding on the exterior. Additional design accents such as wooden shutters, south facing exterior decks and balconies and exposed wood beams and structural bracing are included on the proposed buildings. The applicants are scheduled for a public hearing before the Town of Vail Design Review Board on Wednesday, April 7, 2010. Staff believes the architecture of the proposed buildings is compatible with the site, adjacent properties and the surrounding neighborhood. Character The buildings have been designed as an assemblage of four individual buildings connected to one another. The east and west buildings are similar in design and form. Each building is designed with double-loaded corridors for internal circulation and contains south facing exterior courtyards for access to the buildings and passive outdoor recreation. These two buildings have been designed to be up to five stories in height. The third, or "center", building utilizes a single-loaded corridor for internal access and is also five stories tall. The "center" building provides the front fa�ade intended to screen the view of the parking garage. As designed, the "center" building creates a townhouse appearance along the North Frontage Road. The fourth and final building is the enclosed parking garage. The parking garage contains the required off-street parking spaces for the development, a resident's storage area, and access to trash and recycling facilities. The parking garage is accessed directly from the North Frontage Road. The style of the three residential buildings can be characterized as maintaining an alpine form of design. Sloping roof forms, hip and gable roof ends, steeply pitching tower elements and a mixture of stone, stucco and wood make up the exterior building materials. The color palette selected for the building is an assortment of light and dark earth-tone colors. Architectural elements such as wooden decks, exposed beam ends, decorative bracing and covered main entrances have been incorporated to accentuate the character of the buildings. Scale and Massinq The scale of the proposed buildings is large when compared in context with surrounding uses and structures. There is little doubt that the proposed building will be one of the larger buildings constructed in the Town of Vail. The applicants have attempted to mask the scale and mass of the building by providing vertical articulation to the roof line and building mass. For example, the easternmost portions of the building have been lowered in height to more directly relate to the existing scale and massing of the Savoy Villas Condominiums residential units on the neighboring property. Additionally, the visual scale and massing of the parking garage was reduced by filling in and flattening out the grades on the north side of the parking garage. This change in grading substantially reduces the long, extensive linear mass of the parking garage and buries nearly 80% of the parking garage below grade. Staff believes the scale and massing of the proposed buildings is compatible with the site, adjacent properties and the surrounding neighborhood. Orientation The four new buildings are sited predominately on an east to west orientation and generally parallel with the North Frontage Road and Lions Ridge Loop. The orientation of the buildings is driven primarily by the shape and configuration of the platted development site. Four south facing exterior courtyards have been proposed along the south edge of the buildings. The four courtyards are designed to provide useable outdoor passive recreation areas for the residents of the buildings. According to the sun/shade analysis, the courtyards will receive varying amounts of direct sunlight throughout the year. A five story tall enclosed parking garage has been oriented in the center portion of the site and screened on three sides by proposed buildings. The north side of the garage has been substantially buried below grade to screen the structure from the view of the public. Staff believes the orientation of the proposed buildings is compatible with the site, adjacent properties and the surrounding neighborhood. B. Buildings, improvements, uses and activities are designed and located to produce a functional development plan responsive to the site, the surrounding neighborhood and uses, and the community as a whole. Responsiveness to the site The buildings and improvements have been designed to be responsive to the site. Nearly all of the activity associated with the site occurs along the south-facing edge of the development site. Both pedestrian and vehicle access to the buildings is taken from the south side. The buildings have been as far as practical to the south so as to minimize the amount of encroachment into the steeply sloping north hillside. To that end, however, the applicants are also seeking approval of a retaining wall height variance in order to facilitate development on the site. Responsiveness to the surroundinq neiqhborhood and uses Several revisions were made to the original proposal in order to increase the responsiveness of the building and uses to the surrounding neighborhood. For instance, the mass of the easternmost portion of the buildings was reduced to better relate to the mass and orientation of the existing Savoy Villas Condominiums. In addition, the westernmost end of the building was redesigned to lower the finish floor elevation to more closely match that of the existing North Frontage Road and pedestrian path. As a result, a significant amount of retaining walls were eliminated and substantial number of pedestrian stairs were removed. One important opportunity for improving compatibility with adjacent uses was not pursued however. The proposed building continues to maintain an entrance/exit on the east end building. This entrance/exit, while convenient, has the potential to negatively impact the use and enjoyment of the residential property to the east. Given the high volume of traffic this entrance will likely see, it might be better suited for another location. If this entrance/exit were simply relocated to the other side of the hallway, the potential for any negative impacts would be significantly reduced and the resident's use of the courtyard likely enhanced. Staff recommends the applicants reconsider the location of the entrance/exit. Responsiveness to the Communitv The Timber Ridge Village Apartments redevelopment is in direct response to an identified community need. Through the adoption of the Town of Vail Employee Housing Strategic Plan the need for employee housing was quantified and a goal for the community was set. In response to this need, the Town has actively pursued the redevelopment of the site. Given the central location of the site to the identified job centers, its proximity to public transit facilities, and its ability to accommodate a significant amount of infill development, this redevelopment site is well-suited for a project of this scope and size. C. Open space and landscaping are both functional and aesthetic, are designed to preserve and enhance the natural features of the site, maximize opportunities for access and use by the public, provide adequate buffering between the proposed uses and surrounding properties, and, when possible, are integrated with existing open space and recreation areas. Functionalitv and Aesthetics The landscape plan needs further revision and attention. A well-designed and implemented landscape plan has the opportunity to bring numerous improvements and enhancements to the overall project, both functionally and aesthetically. First, the sizes of trees should be increased to be more reflective of the scale and mass of the buildings. Five story tall buildings and a predominance of 6' — 8' tall spruce trees are not compatible. A greater variety of tree sizes should be incorporated to better integrate the buildings into the context of the neighborhood. A significant landscape screen is needed along Lions Ridge Loop to again mask the scale of the building and provide greater visual interest to both persons passing by the site as well as the residents living in the units on north side of the buildings. By and large, there is effectively no landscape on the north side of the building. Greater consideration should be given to the planting plan. In many areas native aspen trees are used in a very linear, street tree form which is foreign to their more natural appearance. Instead, a more random and organic planting plan should be pursued to ensure the development fits into the mountain environment that is Vail. Attention should be given to where trees and planting are placed to optimize their aesthetic and environmental value to the overall development. All of the trees proposed along the south side of the fire lane/pedestrian path should be relocated on the site to avoid conflicts with the buried water and sewer lines. The area is more conducive to shrubs, perennial beds and turf. As such, the area could also be better utilized for much needed snow storage areas. Special attention needs to be directed towards maintaining safe sight distance triangles at driveway entrances. Staff recommends that the applicants readdress the proposed landscape plan to ensure it complies with the above-described criteria. As presently proposed, the plan fails to comply with these criteria. The applicant should be required to submit a revised landscape plan for review. D. A pedestrian and vehicular circulation system is designed to provide safe, efficient and aesthetically pleasing circulation to the site and throughout the development. Safe, Efficient and Aestheticallv Pleasinq Circulation Svstem Timber Ridge Village Apartments are located along the North Frontage Road. The North Frontage Road provides direct vehicular and pedestrian access to the site. A secondary form of pedestrian access is available to the site from Lions Ridge Loop. A series of pedestrian sidewalks and a shared fire lane/pedestrian path provides pedestrian circulation on the site. Vehicles will access the site in two locations; one at the main entrance to the parking garage and a second, at the west end of the building nearest the public transit stop. An enhanced public transit stop is proposed to be constructed to accommodate the anticipated significant increase in bus ridership. The public transit stop is designed to accommodate up to four buses at any given time (two east bound/two west bound). Special consideration should be given to the impact that this development may have on the Town's ability to provide convenient and efficient public transit services. More than 100 riders have been witnessed waiting at the transit stop during peak periods of the day and year. It should be reasonably assumed that these types of number will continue or increase. I-70 imposes a significant barrier to pedestrian movements north/south across the valley. To date, the Town has studied opportunities for constructing a pedestrian bridge over I-70 linking the development site to the south side of I-70. In studying the opportunities the Town has concluded that finding a location to land the south end of the bridge remains one of the greatest barriers to constructing the improvements as there is little to no area of public right of way. The improvements would have to be located on private property. Snow Storaqe Four levels of the parking garage are enclosed and protected from the weather. The top deck of the garage, however, is exposed to the elements. As such, snow will accumulate on the top during the winter months. As presently designed, no accommodations for snow storage or snow removal is provided. Staff recommends the applicants revise the proposed plans ensuring that adequate snow storage and snow removal is addressed. The current proposal does not comply with the Town's adopted regulations. Cross Over Aisle Width Title 14, Development Standards, of the Vail Town Code, in part, prescribe minimum design standards for parking garages. According to Title 14, the minimum width of a cross over aisle in a parking structure is thirty feet (30'). The purpose of this standard is to ensure adequate clearances for the flow and circulation of traffic. An inadequate flow and circulation of traffic results in decreased levels of service and functionality. As presently designed, the parking garage has twenty-four foot (24') wide cross over aisles. Staff recommends the applicants submit written documentation from a qualified traffic consultant documenting the difference in level of service and functionality between the designed aisle width and the required width. This information will be used to evaluate whether the designed aisle width is acceptable. E. Environmental impacts resulting from the proposal have been identified in the project's environmental impact report, if not waived, and all necessary mitigating measures are implemented as a part of the proposed development plan. Environmental Impact Report An environmental impact report was prepared for the Timber Ridge redevelopment project in accordance with the applicable provisions of the Zoning Regulations of the Town of Vail and submitted to the Town of Vail Community Development Department for review and consideration. Chapter 5, Cumulative & Long-term Effects & Irreversible Environmental Changes, of the report entitled, "ENVIRONMENTAL IMPACT REPORT, Timber Ridqe Redevelopment Proiect" dated January, 2010, prepared by Western Ecological Resources, Inc, of Boulder, Colorado, concludes the following: 5.1 Hydrology 5.1.1 Surface Water The proposed redevelopment of the eastern portion of Timber Ridge would have no cumulative, long-term effect or irreversible environmental change on the surface water hydrology of the project site. 5.1.2 Ground Water The proposed development would have a slight, cumulative long-term effect or irreversible environmental change on the ground water hydrology of the project site due to dewatering of building foundations via underdrains. 5.2 Atmosphere The slight increase in hydrocarbon pollutants generated by the development and associated vehicular traffic represents a cumulative and long term effect. However, Kimley-Horn's traffic analysis concludes that redevelopment of Timber Ridge would have an overall effect of reducing traffic within Vail because employees would reside closer to their workplace. The majority of residents in Timber Ridge utilize public transportation. 5.3 Geology & Hazards The long-term risks presented by the rockfall hazard could be mitigated by any of the four conceptual options presented in HP Geotech's 2009 Geologic Site Assessment and Preliminary Rockfall Risk and Mitigation Study. After the feasibility analysis and preliminary cost estimates are completed, an option can be selected and further studies would be needed to develop more precise design specifications. 5.4 Soi/s Because this is a redevelopment project, it would not result in any new cumulative or long- term impacts to the native soil. As described in the Geotechnical Study completed by HP Geotech, the site is overlain by fill material from the initial development. 5.5 Vegetation Resources The proposed project would create only a negligible long-term change in the plant community as areas of ornamental vegetation are impacted and replaced with similar ornamental vegetation. 10 5.6 Wildlife Resources The proposed redevelopment would not have any significant long-term impacts or irreversible environmental changes on wildlife resources. The site is already a high-density residential development, and there will be no change in land use or vegetation resources. 5.7 Noise Noise generated by the proposed development and associated vehicular traffic would create a slight cumulative and long-term environmental change, however given the proximity of the Interstate-70 corridor, this change will be negligible. 5.8 Visual Resources Redevelopment of the eastern portion of Timber Ridge would create an irreversible change on the visual resources of the area. However, this would be a positive impact because the aging buildings would be replaced with newer, updated buildings with an aesthetically pleasing architectural style that compliments other developments within the Town of Vail (Figure 11). 5.9 Land Use The proposed project would not result in changes to the land use as one high-density residential development will be replaced with a similar high-density residential development. 5.10 Circulation & Transportation Long-term traffic estimates included in Kimley-Horn's Traffic Impact Study (2010) assume the entire Timber Ridge site is re-developed to include 700 units by 2025. Their analysis estimates the development would generate 77 new vehicle trips during the peak morning hour and 142 new vehicle trips during the peak afternoon hour of the peak winter ski season. Likewise there would be 337 new person trips during the peak morning hour and 424 new person trips during the peak afternoon hour on the public transportation system. Kimley-Horn reports that the full build-out may have a significant impact on the Town of Vail's public transit system and states that additional busses may be needed to accommodate this use. 5.11 Population The redeveloped apartment buildings will support a larger population, an increase estimated between 352 and 522 employees. This represents a cumulative and permanent increase in the population of the Town. F. Compliance with the Vail comprehensive plan and other applicable plans. A component of the Vail Comprehensive Plan is the Employee Housing Strategic Plan that was adopted in September, 2008. The Plan outlines action steps for the Town to achieve its deed restricted employee housing goal: "To ensure there is deed restricted housing for at /east 30% of Vail's workforce within the Town of Vail. " Two objectives the Plan identifies is Vail's need to "keep up" with new deed restricted employee housing demand as it is created and the need to "catch up" with existing deed restricted employee housing deficiencies. The Town adopted Commercial Linkage and Inclusionary Zoning requirements for new development to ensure the amount of deed 11 restricted employee housing keeps up with increasing employee demand. The Plan recognizes the Town has the unique obligation of catching up with existing deficiencies. The proposed redevelopment of the easternmost portion of Timber Ridge is the most significant opportunity the Town has to address existing deed restricted employee housing deficits. The following figures illustrate the challenge Vail faces in meeting its goal: Vail's Deed Restricted Housinq Gap Existing Jobs 9,100 30% of Vail's Employees EHUS 663 Units Existing Deed Restricted Gap 6,100 Employees 1,830 Employees -1,094 Beds 736 Beds (emp. = more than 1 job) (avg. 1.65 emps/unit) New Employee Beds Arosa Drive Duplex 3.3 New Beds on average '/2 Timber Ridge Redevelopment 439 New Beds on average First Chair 42 New Beds Chamonix Neighborhood 92.4 New Beds on averaqe Remaining Deed Restricted Gap To Achieve the Goal 159.3 New Deed Restricted Beds VIIL CRITERIA AND FINDINGS, VARIANCE Before acting on a variance application, the planning and environmental commission shall consider the following factors with respect to the requested variance: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. Staff Response - The proposed variance request allowing for retaining wall heights to exceed the maximum six feet of exposed wall face will have little to no negative impact on the existing or potential uses in the vicinity. The site is bordered by public road rights-of- way on the north and south, the United States Post Office to the west, and a large-scale, multi-family development to the east. The visual impact of the proposed retaining wall will be largely shielded by the proposed buildings. The retaining wall will be most visible on the west end of the development site, adjacent to the remaining portion of the Timber Ridge development. The proposed wall is designed as to minimize any negative impact it may have on the future redevelopment of the western portion of Timber Ridge Village Apartments. As designed, the exterior surface of the retaining walls is intended to be colored shot-crete. A shot-crete surface is prohibited by the Town's adopted design standards and guidelines. An alternate exterior surface material shall be required prior to final design approval. 12 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. Staff Response - Staff believes there is a need to grant relief from the strict or literal interpretation and enforcement of the retaining wall exposed face height regulation. The site was previously developed in a manner which has currently resulted in retaining wall heights that are in excess of the current Zoning Regulation requirements. With the physical configuration of the site being narrowest from north to south and the location of a 40-foot utility easement running east-west across the street frontage of the property, the development is confined to an even more limited building envelope by which to comply with the retaining wall exposed face height requirements. There has only been a small number of exposed wall face height variances granted within the Town of Vail. To date, they have been granted to mostly residential zoned properties on steep slopes. As the Code requirements regulating the exposed wall face height are an outcome of a more recent desired aesthetic preference of the community, previous developments did not have to comply with this regulation. One positive outcome of granting a variance will be the ability to create a more suitable surface for landscaping to be planted along Lions Ridge Loop on the north side of the building. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. Staff Response - Staff believes that the requested retaining wall exposed face height variance will have minimal, if any, negative effects on the elements identified in the above criterion. The space between the proposed structure and the retaining wall will be properly illuminated to address any public safety issues or concerns. The request for a variance from the maximum retaining wall height standards prescribed in Section 14-6-7 of the Zoning Regulations of the Town of Vail has minimal, if any, impacts on the above-described criteria. IX. CRITERIA AND FINDINGS, FINAL PLAT Chapter 3, Major Subdivision, Title 13 Subdivision Regulations, of the Vail Town Code prescribes the review criteria for a request for a major subdivision. Pursuant to Section 13- 3-6, Final Plat, Vail Town Code, the criteria for reviewing the final plat shall be as contained in Section 13-4-2 of the Subdivision Regulations. According to Section 13-4-2C, Review and Action on Plat, "The P/anning and Environmenta/ Commission shall review the plat and associated materia/s and shall approve, approve with modifications or disapprove the plat within twenty one (21) days of the first public hearing on the major subdivision or the major subdivision will be deemed approved. A longer time period for rendering a decision may be granted subject to mutual agreement between the P/anning and Environmenta/ Commission and subdivider". The burden of proof shall rest with the applicant to demonstrate that the application is in compliance with the intent and purposes of this Chapter, the Zoning Ordinance and other 13 pertinent regulations that the Planning and Environmental Commission deems applicable. Due consideration shall be given to the recommendations made by public agencies, utility companies and other agencies consulted under subsection 13-3-3C above. The purpose of the final plat is to facilitate redevelopment of the site by creating two new lots and the necessary easements and allow for the future transfer of ownership of the property. As proposed, Lots C1-5, Block C, Lions Ridge Subdivision, Filing No. 1 would be resubdivided to create Lots 1& 2 of the new Timber Ridge Subdivision. Upon creation Lot 1 would be approximately 4.840 acres (210,830 sq. ft.) in size and Lot 2 would be approximately 5.242 acres (228,342 sq. ft.) square feet in size. A reduced copy of the proposed final plat has been attached for reference (Attachment D). According to Section 13-3-4, Commission Review of Application; Criteria, Vail Town Code, "The burden of proof shall rest with the applicant to show that the application is in compliance with the intent and purposes of the Chapter, Zoning Ordinance and other pertinent regulations that the P/anning and Environmenta/ Commission deems applicab/e. Due consideration shall be given to the recommendations made by public agencies, utility companies and other agencies consulted under subsection 13-3-3C above. The P/anning and Environmenta/ Commission shall review the application and consider its appropriateness in regard to Town policies re/ating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicab/e documents, environmental integrity and compatibility with surrounding /and uses and other applicab/e documents, effects on the aesthetics of the Town. " One of the basic premises of subdivision regulations is that minimum standards for the creation of a new lot must be met. This project will be reviewed under the Major Subdivision Criteria, pursuant to Section 13-3-4, Subdivision Regulations, Vail Town Code. 1. The extent to which the proposed subdivision is consistent with all the applicable elements of the adopted goa/s, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and Staff Response - The Vail Land Use Plan identifies the property proposed for subdivision with this application as High Density Residential and states, in part, the following: "The housing in this category would typically consist of multi-f/oored structures with densities exceeding 15 dwelling units per buildab/e acre. " Further, the site was acquired by the Town of Vail in 2003 with the expressed purpose of preserving deed-restricted employee housing within the Town of Vail. The sole purpose of this subdivision request is to facilitate the redevelopment of a portion of the site for future deed restricted employee housing. Staff believes the proposed major subdivision is in compliance 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 14 code, and other pertinent regulations that the planning and environmental commission deems applicable; and Staff Response - The land included in this major subdivision proposal is zoned Housing District. The purpose of the Housing District is: "The housing district is intended to provide adequate sites for employee housing which, because of the nature and characteristics of employee housing, cannot be adequately regulated by the deve/opment standards prescribed for other residentia/ zoning districts. It is necessary in this district to provide deve/opment standards specifically prescribed for each deve/opment proposa/ or project to achieve the purposes prescribed in section 12-1-2 of this tit/e and to provide for the public we/fare. Certain nonresidential uses are allowed as conditional uses, which are intended to be incidenta/ and secondary to the residential uses of the district. The housing district is intended to ensure that employee housing permitted in the district is appropriately located and designed to meet the needs of residents of Vail, to harmonize with surrounding uses, and to ensure adequate light, air, open spaces, and other amenities appropriate to the allowed types of uses. " Further, the proposed final plat has been reviewed for compliance with the applicable provisions of Title 13, Subdivision Regulations. Upon review, it has been determined that the proposed plat, with minor administrative corrections, complies with the requirements of the Vail Town Code. Staff believes the proposed major subdivision is in compliance 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 expressed purpose of the major subdivision application is to facilitate the redevelopment of Timber Ridge Village Apartments. Once subdivided, the easternmost 5.24 acres of the development site shall be redeveloped in keeping with the municipal development objectives of providing deed-restricted employee housing within the Town of Vail. Staff believes the proposed major subdivision is in compliance with this criterion. 4. The extent of the effects on the future development of the surrounding area; and Staff Response — As the proposed subdivision is in compliance with the applicable provisions of Title 13, Subdivision Regulations, future development in the areas surrounding the Timber Ridge Village Apartments will have little, if any, negative effects. Staff believes the proposed major subdivision is in compliance 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 15 Staff Response — The proposed subdivision is a resubdivision of five existing platted lots. As such, no extension to public utilities is required. While extensions are not required, upgrades and expansion of the existing services are required. Pursuant to the proposed development plan, the applicants are required to obtain roughly $90,000 worth of additional water rights for the property. The applicants are currently working with representatives from the Eagle River Water and Sanitation District (the "District") to execute a written agreement guaranteeing the District's ability to serve the Development Site. All other public utility companies have provided written sign-offs to the Town of Vail verifying their ability to serve the Development Site. Staff believes the proposed major subdivision is in compliance with this criterion. 6. The extent to which the utility lines are sized to serve the planned ultimate population of the service area to avoid future land disruption to upgrade undersized lines; and Staff Response — All of the public utility providers supplying services to the subdivision and the Development Site were consulted and signed off on the ability to serve the Development Site. Final confirmation from the District is pending. Residential and fire flow calculations were analyzed and the appropriate upgrades to the water supply system have been identified on the proposed development plans. Staff believes the proposed major subdivision is in compliance 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 — Timber Ridge Village Apartments were acquired by the Town of Vail for the expressed purpose maintaining deed restricted employee housing. To that end, the development site was recently rezoned to the Housing District. The sole purpose of the Housing District is to provide development standards to facilitate the development of deed restricted employee housing. The proposed major subdivision application is intended to facilitate the redevelopment of the easternmost 5.24 acres of Timber Ridge Village Apartments. If approved, the future redevelopment provides deed-restricted housing for up to 930 employees. Pursuant to the Town of Vail Employee Housinq Strateqic Plan, "The Town of Vail (community) recognizes the need for housing as infrastructure the promotes community, reduces transit needs and keeps more employees living in town and will provide enough deed-restricted housing for at /east 30% of the workforce through policies, regulations, and publiclyinitiated deve/opment." Staff believes the proposed major subdivision is in compliance 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 major subdivision will have minimal, if any, adverse impacts on the natural environment. This area has already been legally platted and subsequently 16 developed. If approved, the subdivision merely re-subdivides five existing lots into two new lots. Staff believes the proposed major subdivision is in compliance with this criterion. 9. Such other factors and criteria as the commission and/or council deem applicable to the proposed subdivision. X. STAFF RECOMMENDATION Development Plan The Community Development Department recommends the Town of Vail Planning & Environmental Commission, approves with conditions and modifications, the applicants' request to establish a Development Plan, pursuant to section 12-61-11, Development Plan Required, Housing Zone District, Vail Town Code, allowing for the redevelopment of an approximate five (5) acre portion of Timber Ridge Village Apartments, with up to 352 new deed-restricted employee housing units. Staff's recommendation is based upon the review of the criteria and findings outlined in Section VI I of this memorandum and the evidence and testimony presented before the Commission. Further, staff recommends the approval of the Development Plan carries with it the conditions of approval described in Section X of this memorandum. Staff's recommendation is based upon the review of the criteria in Section VIII of this memorandum and the evidence and testimony presented before the Commission. Should the Town of Vail Planning and Environmental Commission choose to approve the development plan with conditions and modifications, the Community Development Department recommends the Commission makes the following findings, "Proposed building setbacks provide necessary separation between buildings and riparian areas, geo/ogically sensitive areas and other environmentally sensitive areas. 2. Proposed building setbacks provide adequate availability of light, air and open space. 3. Proposed building setbacks provide a compatib/e re/ationship with buildings and uses on adjacent properties. 4. Proposed building setbacks result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. 5. Building design with respect to architecture, character, sca/e, massing and orientation is compatib/e with the site, adjacent properties and the surrounding neighborhood. 6. Buildings, improvements, uses and activities are designed and /ocated to produce a functiona/ deve/opment plan responsive to the site, the surrounding neighborhood and uses, and the community as a who/e. 17 7. Open space and /andscaping are both functiona/ and aesthetic, are designed to preserve and enhance the natura/ features of the site, maximize opportunities for access and use by the public, provide adequate buffering between the proposed uses and surrounding properties, and when possib/e, are integrated with existing open space and recreation areas. 8. A pedestrian and vehicular circulation system is designed to provide safe, efficient and aesthetically pleasing circulation to the site and throughout the deve/opment. 9. Environmental impacts resulting from the proposal have been identified in the project's environmental impact report, if not waived, and all necessary mitigating measures are implemented as a part of the proposed deve/opment plan. 10. Compliance with the Vail comprehensive plan and other applicab/e plans. " Retaininq Wall Heiqht Variance The Community Development Department recommends the Town of Vail Planning & Environmental Commission approves the applicants' request for a retaining wall height variance allowing for retaining walls to be constructed on the site which exceed six feet (6') in height. Staff's recommendation is based upon the evaluation of the criteria and findings outlined in Section VIII of this memorandum and the evidence and testimony presented before the Commission. Should the Town of Vail Planning and Environmental Commission choose to approve the retaining wall height variance request, the Community Development Department recommends the Commission makes the following findings: 1. "That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone district. 2. That the granting of the variance will not be detrimenta/ to the public hea/th, safety, or we/fare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or more of the following reasons: a. The strict orliteral interpretation and enforcement of the specified regulation would result in practica/ difficulty or unnecessary physical hardship inconsistent with the objectives of this tit/e." Final Plat The Community Development Department recommends the Town of Vail Planning & Environmental Commission forwards a recommend of approval with conditions and modifications of the applicants' request of a major subdivision creating Lots 1& 2, Timber Ridge Subdivision. Staff's recommendation of approval is based upon the review of the criteria and findings outlined in section IX of this memorandum and the evidence and testimony presented before the Commission. Further, staff recommends the approval of the Final Plat carries with it the conditions of approval described in Section X of this 18 memorandum. Should the Town of Vail Planning and Environmental Commission choose to forward a recommend of approval with conditions and modifications of the major subdivision request, the Community Development Department recommends the Commission makes the following findings, "Upon review of the request for a major subdivision creating Lots 1& 2, Timber Ridge Subdivision, the P/anning and Environmenta/ Commission finds: 1. That the subdivision is consistent with the adopted goa/s, objectives and policies outlined in the Vail comprehensive plan and compatib/e with the deve/opment objectives of the town. 2. That the subdivision is compatib/e with and suitab/e to adjacent uses and appropriate for the surrounding areas. 3. That the subdivision promotes the hea/th, safety, mora/s, and general we/fare of the town and promotes the coordinated and harmonious deve/opment of the town in a manner that conserves and enhances its natura/ environment and its established character as a resort and residential community of the highest quality. " Conditions of Approval For purposes of the following conditions of approval, the term "Developer" shall mean Vail Timber Ridge, LLC or its successors, the term "Town" shall mean Town of Vail and the term "Project" shall mean the development plan for the redevelopment of the easternmost portion of Timber Ridge Village Apartments. 1. Any approvals granted by the Town of Vail Planning & Environmental Commission (PEC) shall only be effective upon the approval date of each of the three development application requests. Should one or more of the development applications be denied or fail to be approved, then none of the applications are approved and the proposal is denied in its entirety. 2. The Developer shall submit a revised set of drawings to the Town of Vail Community Development Department for review and approval depicting the rockfall mitigation fence along the south side of Lions Ridge Loop within the property boundaries of Lot 2, Timber Ridge Subdivision. The mitigation fence shall be designed and constructed in accordance with the regulations prescribed in Chapter 12-21, Hazard Regulations, of the Town of Vail Zoning Regulations. The revised set of drawings must fully comply with the applicable regulations of the Town of Vail prior to the issuance of any building permit for the Project. 3. The Developer shall submit a detailed waste removal management and operations plan specifically describing how waste and recycling will be accommodated and managed on the site. The plan shall be submitted to the Community Development Department for review and approval prior to the issuance of a building permit for the Project. 4. The Developer shall submit an executed deed restriction for Lot 2, Timber Ridge 19 Subdivision, approved by the Town of Vail, demonstrating compliance with Chapter 12- 61, Housing District, and Chapter 12-13, Employee Housing, Zoning Regulations of the Town Vail, prior to the issuance of a building permit for the Project. The deed restriction shall be noted on the Final Plat prior to recording the Final Plat with the Eagle County Clerk & Recorder's Office. The deed restriction shall be recorded with the Eagle County Clerk & Recorder's Office prior to the issuance of any Certificate of Occupancy on Lot 2, Timber Ridge Subdivision. 5. The Developer shall submit a revised architectural site plan and landscape plan to the Town of Vail Community Development Department for review and approval depicting a reconfigured fire lane/pedestrian path alignment which relocates trees from above the location of the water and sewer lines, narrows the width of the fire lane/pedestrian path to 14 feet maximum in the spaces between the fire staging areas, delineates the pedestrian portion of the path from the bicycle portion and provide physical improvements that discourages vehicles from entering onto the fire lane/pedestrian path. The revised plans shall fully comply with applicable regulations of the Town of Vail prior to the application for a building permit. 6. The Developer shall submit a construction staging plan to the Town of Vail Community Development Department for review and approval which addresses such matters as materials staging, construction parking plan, construction and occupancy phasing, temporary access, construction schedule, temporary utilities, traffic control, emergency access, etc. The Developer shall demonstrate full compliance with the applicable regulations of the Town of Vail prior to the issuance of a building permit for the Project. 7. The Developer shall record a revocable right of way permit for any and all private property improvements located with the Town of Vail right of way. Said permit shall be recorded with the Eagle County Clerk & Recorder's Office prior to the issuance of a building permit for the Project. 8. The Developer shall submit a Shoring and Excavation Plan to the Town of Vail Community Development Department for review and approval, which addresses such matters as excavation phasing, engineered shoring plans, detailed profiles and cross- sections, existing utilities, materials storage, permanent and temporary easements, etc. The Developer shall demonstrate full compliance with the applicable regulations of the Town of Vail prior to the issuance of a building permit for the Project. 9. The Developer shall submit revised plans to the Town of Vail Community Development Department demonstrating compliance with the list of issues identified in the memorandum to George Ruther, Director of Community Development, from Tom Kassmel, Town Engineer, dated March 16, 2010 and attached for reference (Attachment E). Said plans shall be submitted for review and approval and fully comply with all applicable regulations of the Town of Vail, pursuant to the date specified with the memorandum. IX. ATTACHMENTS A. Vicinity Map B. Timber Ridqe Development Plan Application, date stamped March 11, 2010 C. Development Plan Set, date stamped March 11, 2010 D. Proposed Final Plat (Timber Ridge Subdivision), date stamped February 11, 2010 20 E. Memorandum to George Ruther, Director of Community Development, from Tom Kassmel, Town Engineer, dated March 16, 2010. 21 '. = x. �� �; �� � F. �&. � �' r�.• ' • � r � � � r,a! • � _n y � � �.� � ,4� ' ,I' , � , �Y �'': � � '�'�n� x � � , ��. , � ; • �wF r �� �^ F{ �',� �r � j �tty Y' �w A i o ti v� 3 y • .. :.'�` a .'�l ' *�y�• �syqq�i' .. "'�i �:� J � , -� �F.. s ' ; . ` ` L '� '��`=�`� � . - � r�".:. �r ,tir, {.. :;�,�'�. .�, `; �� , . ,if�K�; . �: ; �,:: � : � �:,.. � �� - ..; �, ,�.. :�r : �, �� _ ..� y:�. �+� �" � � ='� �Y �" � �L ' _.$ ,���. l �.��. �� ., ;, •+ ` �; F ' r.:. : �, - �,• . . !� �: �. 'r }+ • . `k,: 1 � �L �'� ti �. Ri- .{+ SS.�� ' •.�i �I�#���,�. � �. : , . . ,s ' _ ���a aa ��'sr�ti ., '�..;y'r+y . i . �-f'._ .*F .r:. }; +r.: • •�k � _6 ._ . ..� iJ R �' � :�� �� � A l r� ��,;��-�.� saf �' �:6 � r. �Ty' ` � . 1 N �� - '.4�w' 4i ' , :', � ��. �e � ; ' N � r , �7 ```Y�..��' ';I � �t�; � . .,.,, :.. 1�; y►� � � �S� ;�� � � . O ,'yi..'. , .'y1 t {�' f . . '' :� � � i �. � � ^ �',�r�� , ; a .', *st . ty, � � s�� . �`[: j:'S.���, iJ R":E?r.y' % �T.�'. �, �` � - � ;,��� ��,� - ���� �� � t , �'m•• � ' � ,;:;�� �� • � •k ��: ��� � •, � ii .� � j ��. � ,, .� i a 0 I '� . S� �i i, ' �' '..�''v � i . �� ' � � �'s �' � � .;� �.i �' a' � 4� �y�. i��+�s.. ]. a ��' i y ` � �' - �r• �s• • ( ' '� x� - � � 3 �'• /��;;:c's� . �7 :..oR�� y�,i �iy.. '�..e ' . i � j s�r ,,w.' ' � � 4r Q� , �.• ��".sr. �� 7 ' i �: ��� ti, � � � L �y C '� .►ee���. z�;� :�' ] � e ' _ t� a � �" • 1 ' t� - c � ��, �:J ; �.. ti � a. �, '�� � R " • � � � � y � � � ��: � � �7 C7 . ,�.. . . � �• �� � � � �} .(� rI• � . . � � ° I . i� Q fII � s .�. -�`� � e ��. �3 � p - � �,� :, ,, t ti • � i ":`� i . �]I� � ",x' , . �'� - + 1 � v � � . r�.� . .' • ����y�.F, j . y' .. , T . _ •. 'i �! �i �' � ' , ' : �3. ¢ l =ti.16.�,11 � � } V � y'�-�' ��r-.';: �..1 ;k��� : - _ � � � L . - ��ii ' . ' .. � iS�i �� y . � t � q � � �o 43 �' � .� +— ev F � � � �� � 1 — � a , ,;d� � ; i ��=._,,1�� . . , . �, ;.��+'• i � � ' '��`�..i � w� . � ''r_� � � , - �• . . ' � �. " + � .. ..1:.� j . i `�• � ' I � ` �y: . . :.� .•..e�•,{ . �■ y ';'.i� �y'..� f i 1 '` �I��. - � �S'' '-` � . �.V' _ � �'s�.P '.Yn.`.�+.. ,.•1.�' � �.},* "L . ' . . �.Y ' . ? � fZ��.Frci�• . . . . . . . w• s ' . -. � ����. , i: t . . �f�,,+,� . � --�:�� 22 , � � `A ' Y� { ti o ' . S �� 1 ' C�] �� � !' o .a '�; � ��� '�' r � '� �. �' �� 1:�� ".� p �'� .y,.. � re �� i TIMBER RIDGE DEVELOPMENT PLAN APPLICATION 2010 Timber Ridge Development Plan JANUARY 2010 Attachment B 1 ���I��I� MAR 11 2010 TOWN OF VAfL TIMBER RIDGE DEVELOPMENT PLAN Applicant Vail Timber Ridge LLC 7700 C.F. Jordan Drive El Paso, Texas Project Architect Humphreys and Partners Architects 5339 Alpha Road Suite 300 Dallas, Texas Consultin� Architect Victor Mark Donaldson Architects 48 E. Beaver Creek Boulevard # 207 Avon, Colorado Civil EnQineer Alpine Eng,�ineering, Inc. PO Box 97 Edwards, Colorado Land Plannin� Pylman & Associates, Inc. 137 Main Street, C 107W Edwards, Colorado 2010 Timber Ridge Development Plan � � TABLE OF CONTENTS 1.0 Introduction 1 1.1 Suinmary of Request 1 2.0 Existing Conditions 1 2.1 Timber Ridge History 1 3.0 Proposed Plan 2 3.1 Project Description Z 3.2 Utilities 3 3.3 Detailed Zoning Analysis 3 4.0 Housing District Criteria for Evaluation 7 5.0 Summary 11 2010 Timber Ridge Development Plan 3 1.0 Introduction 1.1 Snmmary of Request The purpose of this application is to provide information relative to a request for Development Plan approval for the proposed re-development of 5.24 acres of the existing Timber Ridge aparhnents. Timber Ridge is located at 1280 North Frontage Road. The legal description for the property is Lots 1 thorough 5, a resubdivision of Lion's Ridge Subdivision Block C, Town of Vail, C0. The Town of Vail Zoning map designates Timber Ridge as Housing District (F�. Developrnent within the Housing District must receive Development Plan approval in accordance with the parameters and review criteria described in Chapter 12.61 of the Vail Municipal Code. This application contains the information required by Chapter 12.61 of the Vail Municipal Code to review and approve this application. 2.0 Existing Conditions 2.1 The history of Timber Ridge Timber Ridge was constructed in 1981 and remains the largest employee housing complex in the Town of Vail. The ten-acre site includes 198 two bedroom, one bath rental units in 16 buildings. Each urut is 745 square feet in size. The Town of Vail purchased Timber Ridge for $20 million in July of 2003. In 2005 the town issued a Request for Proposals (RFP) for a redevelopment of the property. Coz-um Real Estate Group was selected through this RFP process but mutually acceptable terms were not successfully negotiated. In July of 2007, anticipating a redevelopment of the property, the Town rezoned Timber Ridge to the Housing (H) District. In 2007 the town received an unsolicited redevelopment proposal from Open/Hillwood that was related to ongoing negotiations regarding redevelopment of the Lionshead Parking Snucture. The discussions regarding Timber Ridge were terminated in March 2008. In December of 2008 the Town issued a new Request for Proposals seeking interested and qualified development teams to redevelop approximately one half of the property. This process led to the selection of the Vail Timber Ridge LLC 2010 Timber Ridge Development Plan team. A development agreement between the Town of Vail and Vail Timber Ridge LLC was entered into in October of 2009. The development agreement stipulates a redevelopment of the eastern half of the ten acre site and requires Vail Timber Ridge LLC to deliver 359 EHU's capable of housing a total of 570 beds. 3.0 Proposed Plan 3.1 Project Description The Vail Timber Ridge LLC teann has a tremendous amount of residential housing construction experience. The members of the Vail Timber Ridge LLC team have been involved in the construction of over 70,000 units of residential, student and military family housing across the country. The VTR LLC team has taken the town's goals of creating a significant employee housing project on the Timber Ridge site to heart and have worked diligently to meet the town's density goals while designing a very livable and attractive building. The proposed design for Timber Ridge includes 352 aparhnents, 540 parking spaces and a 4,689 square foot resident's clubhouse. The building form is defined by the long rectangular shape of the site and is centered on the five story 522 space-parking garage. The garage entrance is approximately mid-point of the proposed building and the garage footprint is a relatively efficient 120' x 267' layout. The ground level of the garage will include trash facilities, bike storage, a mailroom and a large area of individual storage units. Each successive level of the garage will include trash disposal facilities and bicycle storage. The ground level and next three levels of parking are fully enclosed. The garage rarnps up to an open air 5`h level of parking. The 352 apartments are arranged in three separate but connected buildings. The separation of the buildings allows a complete wrap of three sides of the parking garage and also allows the buildings to step with the vertical grade changes of the site. The east building is a double loaded corridor courtyard design. The building ranges from three to five story elements as it wraps around the courtyards and extends on an east-west axis to abut the parking garage. The center building consists of a five story element of apartments running along 2010 Timber Ridge Development Plan the 270 feet of the front fa�ade of the garage. The rooflines and roof pitch of these units varies to create a townhouse type of appearance to this front elevation. An enclosed hallway between the parking garage and the units provides access to each apartment on each level. The west building is a similar courtyard double loaded design as the east building. Extending from the garage the buildir�g continues on an east west axis with two prominent courtyards in a five story form. While the site constraints and building pro�-am shape the overall building form, great care has been to introduce horizontal and vertical design elements that break down the building mass and scale and provide visual interest. A variety of rooflines and roof pitches, varied window placements and a variety of materials all add to the overall design concept. 3.2 Utilities Water and sanitary sewer mains are located adjacent to or on the site and appear to be adequate to serve the proposed buildings. Alpine Engineering, Inc. is the project civil engineer and will work closely with town staff and the utility service providers to ensure appropriate utility connections are designed and implemented. Natural gas, electric, television and telephone services are all available at the site. 3.3 Detailed Zoning Analysis The Housing District is intended primarily to provide for employee housing development opportunities. Due to the nature and varying characteristics of employee housing a housing oriented zone district was specifically developed and adopted into the Vail Land Use Code. The stated intent of the Housing District is to ensure that employee housing is appropriately located and designed to meet the needs of residents of Vail, to harmonize with surrounding uses, and to ensure adequate light, air and open spaces. A. Permitted Uses The only use proposed by the application is Employee Housing Units, which is a Permitted Use in this zone district. The other uses on site, parking and a 4,689 square foot clubhouse are support uses to the primary permitted use. The clubhouse will serve residents of the Timber Ridge complex and will not be open to outside memberships. 2010 Timber Ridge Development Plan B. Conditional Uses There are no conditional uses proposed by this application. C. Setbacks The required setback is the Housing District is twenty feet (20') from the perimeter of the zone district. The proposed plan meets and exceeds this setback requirement. D. Site Coverage The Housing District allows for maximuzn site coverage of fifty-iive percent (55%) of the total site area. At the discretion of the Planming Commission this site coverage maximum may be increased if seventy five percent (75%) of the required parking spaces are underground or enclosed. Although the proposed Timber Ridge development plan meets this parking goal, there is no request to increase the maximum allowable site coverage. The site coverage of the proposed plan is 94,100 square feet, which measures to forty one percent (41 %) of the 5.24-acre site. E. Landscaping and Site Development The Housing District requires at least thirty percent (30%) of the total site area to be landscaped. The proposEd plan includes a landscape area measured at 72,372 square feet, which equals thirty one percent (31%) of the site area. F. Parking and Loading The Housing District, in recognition of the unique nature and characteristics of employee housing, allows for, at the discretion of the planning and environmental commission, a reduction in the parking requirernents outlined in Chapter 10 of the Vail Land Use Code. This reduction is based on a demonstrated need for fewer parking spaces than required by Town Code. The applicant fully understands that Timber Ridge must be a fully functional project and that the parking must work for the residents. The design of the project includes a parking count that the applicant believes will more than adequately meet the needs of the residents. 2010 Timber Ridge Development Plan The design of the parking at Timber Ridge, with 540 total parking spaces provided, 522 of these within the parking garage, allows for efficient management of access conTrol. All cars will be registered with the management company and provided with an authorization sticker. Garage access will be controlled by a key card or similar control system. This will ensure that parking is made available for residents and will eliminate "poaching" of parking by outside users. The parking standards of the Town Code are, by nature, a generalist set of standards. Within the Village and LionsHead core areas parking is set at 1.4 spaces per residential unit. All areas of town outside of these core areas fall under Parking Schedule B. The parking requirement under Parking Schedule B for multiple family units is 1.5 spaces per each unit under 500 square feet and 2 spaces per unit for units between 500 and 2000 square feet. This standard is applied across the board, regardless of whether the units are in a triplex or in a 150 unit complex, is irrespective of location, proximity to transit or walkability to community services, and applies to units that may be seasonally occupied, used as full-time residences, used as vacation rentals or as second homes. The Housing Zone District was written in a manner that understands that these generalist standards may not be particularly applicable and allows for variations in these standards. As this is a site that is designed for local worker rental housing we can assume that most tenants will work within the Town of Vail geographic footprint. And it should be fair to assume that some tenants will be seasonal, some annual and some may live there for longer. But we can also assume that it is unlikely that a tenant will live there for the long term. It is unlikely that a child will enter pre- school and graduate from high school while living at Timber Ridge. Tenants on a short term basis (even a few years) may have little need for multiple car ownership. Timber Ridge is located within 9/10 of a mile from a grocery store, a hardware store, a sporting goods store, other retail shops, restaurants and bars. Timber Ridge is also located within 8/10 of a mile from the Lions Head I-70 Overpass, which provides access to all of Lions Head. These distances are well within comfortable walking distance for a fit and active population. Timber Ridge is a Transit Oriented Development (TOD). There is an existing bus stop at Timber Ridge and the proposed design includes an improved bus stop area that will allow for additional buses to serve Timber Ridge. The Town of Vail and ECO Transit bus systems both serve Timber Ridge. Timber Ridge residents can easily access any and all services within the Town of Vail, (social, medical, educational, government, employment, shopping, recreation) and via the ECO Transit system may utilize transit to visit down valley locations. A key tenet of Transit Oriented Development is high density and a reduction in 2010 Timber Ridge Development Plan 5 parking demand. Walkability and TOD are considered key factors to sustainable development. A speaker at a recent Rocky Mountain Land Use Institute land use/sustainability conference stated " In Europe land use and transportation planning strives to house and transport people. In America we strive to house people and their cars and strive to transport their cars." Timber Ridge is an example of a project that by viriue of its location, its target resident demographic and the high quality Town of Vail transit system, can fully function with a reduced parking standard. If we are to create sustainable, transit oriented developnnent we must, as a society, discourage automobile use and encourage and enable walkability and transit opportunities. This is not inconsistent with recent Town of Vail policies to encourage local residents to use alternatives to peak season parking use of the Viliage and LionsHead Parking Structures. Town of Vail bus ridership has been experiencing significant growth, perhaps as a result of these parking policies. The parking requirement for Timber Ridge is detailed in Parking Schedule B of the Vail Town Code. Parking Schedule B requires 1.5 parking spaces for residential units of less than 500 square feet and 2 parking spaces for units between 500 and 2,000 square feet in size. The parking requirements for the 352 units are as follows: 22 units (less than 500 square feet) x 1.5 spaces per unit = 33 spaces. 330 units (between 500 — 2,000 square feet) x 2 spaces per unit = 660 spaces This totals a parking requirement of 693 spaces. The proposed plan includes 522 parking spaces in the garage and 18 surface spaces for a total of 540 spaces. This equates to an average of 1.53 parking spaces per unit. The applicant is requesting a reduction in the parking standards of approximately 22%. G. Other Development Standards Tn the Housing District the developznent standards of lot area and site dimensions, building height and density control shaIl be as proposed by the applicant, as prescribed by the planning environmental commission. A. Lot area and site dimensions This application proposes redevelopment of a part of Lot 2 and all of Lot 3, 4 and 5, a subdivision of Lion's Ridge Subdivision Block C. This entails 5.24 acres of the approximately 10-acre Timber Ridge site. 2010 Timber Ftidge Development Plan The site is 885 feet in length along the North Frontage Road and is 233 feet deep at its east end and approximately 300 feet deep at the western boundary. A lot line adjustment to Lot 2 will be completed prior to construction on the site. B. Building Height The proposed building includes 3,4 and 5 story elements and steps vertically with the side grade on both the east-west and north-south axes. The highest ridgeline measures at 76 feet, 9.5 inches above grade with several architectural projections extending above this height. The rear five story element measures at 70 feet, 10.5 inches above gade. C. Density Control In October of 2009 Timber Ridge LLC and the Town of Vail entered into a development agreement that outlines the parameters of the proposed redevelopment of the 5.24-acre portion of Timber Ridge. This a�-eement stipulates a density of 359 Employee Housing Units capable of housing 570 beds. Minor changes in building massing and height have resulted in a minor density reduction to this number. The density proposed by this application is 352 Employee Housing Units. 4.0 Housing District Criteria for Evaluation The Housing District describes six criteria that shall be used by the staff and planning and environmental commission as the principal means for evaluating a proposed development plan. Those criteria and the applicant's response to each follows below: A. Building design with respect to architecture, character, scale, massing and orientation is compatible with the site, adjacent properties and surrounding neighborhood. Applicant's response: The 10-acre Timber Ridge site is located between the North Frontage Road and Lion's Ridge Loop in West Vail, with all site access via North Frontage Road. This stretch of the North Frontage Road is, in general, home to the largest co�centration of large buildings i� the West Vail 2010 Timber Ridge Development Plan region. East of Timber Ridge is the relatively large Vail Run and Simba Run buildings. Immediately west of these buildings, adjacent to the east boundary of the proposed redevelopment parcel is the smaller scale Savoy Villas. West of Timber Ridge is the US Post Office facility, the site of the recently approved Roost Lodge redevelopment and the large scale Vail Commons, City Market, Safeway and West Vail Mall Buildings. Timber Ridge has several attributes that make the site appropriate for high-density housing. Direct access off the North Frontage Road removes any traffic impact from secondary streets and smaller scale residential neighborhoods. This same attribute allows for extremely efficient and high intensity transit service. The site is centrally located to allow reasonable walking distance to both Lionshead and the West Vail commercial district. The hillside behind Lions Ridge Loop is too steep to allow development so there are no immediate neighbors to the north and no view impacts to any other residential properties. Savoy Villas, located just east of Timber Ridge is oriented toward views to the south, over I-70 and to the southeast towards Vail Mountain. Timber Ridge is one of the very few sites in town available for high- density employee housing that can take advantage of these attributes. 'The building architecture has been carefully designed to reflect the characteristics of the general historic and current trends of mountain design. In addition the building incorporates multiple design elements that mitigate the mass and �ength of the building. The courtyard design allows for significa.nt interplay of the horizontal elevation of the street frontage while completely eliminating the visual impact of a 522 car parking garage. The varied building heights of the courtyard elements and the varied aspect, pitch and style of roof elements create the appearance of smaller building forms. Timber Ridge LLC believes the proposed design is an appropriate and positive expression of the desired density is fully compatible with the site, adjacent properties and the surrounding neighborhood. B. Buildings, improvements, uses and activities are designed and 2010 Timber Ridge Development Plan located to produce a functional development plan responsive to the site, the surrounding neighborhood and uses, and the community as a whole. The proposed Timber Ridge plan provides buildings and improvements that have been specifically designed to produce a functional development plan. The significant amount of required parking has been hidden from public view yet is a functional and convenient facility for the residents. Unit access and pedestrian cii-culation is primarily within the enclosed building. Unit floor plans are efficient and livable. Laundry facilities are included within each unit. A nearly 5,000 square foot clubhouse provi.des a very functional and attractive amenity for the residents. The site itself, as discussed elsewhere in this application, may be the best available high density residential employee housing opportunity in the Town of Vail. Frontage Road and transit stop improvements are responsive to the site and the neighborhood. The building massing on the east end is meant to be responsive to the only residential neighbor. C. Open space and landscaping are both functional and aesthetic, are designed to preserve and enhance the natural features of the site, maximize opportunities for access and use by the public, provide adequate buffering between the proposed uses and surrounding properties, and when possible, are integrated with existing open space and recreation areas. The 10-acre Timber Ridge site is currently home to 198 two-bedroom apartment units in 16 buildings, with extensive surface parking and site retaining walls. The proposed redevelopment site of 5.24 acres includes 106 of those existing units. The existing development has alxeady impacted the original natural features of this site. The proposed plan does maximize opportunities for access and use by the resident public by the design of the courtyard spaces. The courtyard design performs the dual function of providing a significant break in the front fa�ade of the building and also, in response to this criterion, provides a location for functional and aesthetic public spaces. The courtyards have varied landscape design themes that include a plaza for intimate public gathering spots, barbecue and fire pit areas and outdoor spas. The work session format with the planning and environmental commission, along with staff input, has resulted in revisions to the project that are extremely beneficial to the landscape design. Previous plans included a 24-foot wide driveway with parallel parking 2010 Timber Ridge Development Plan spaces all along the front of the building. This resulted in a significant width of asphalt and a difficult landscape design problezn. The current plans have reduced this large expanse of asphalt to a 20 foot wide combined bike path and emergency vehicle access lane. This change in vehicular circulation had opened up rnore area available for landscape planting and results in a much improved landscape design. The grading at the north elevation of the building has also been revised. The back vvall of the parking garage will now serve as part of the retaining vvall system. This allows the entire back wall of the parking garage to be filled to the road grade. A level landscape area now exists between the garage and Lion's Ridge Loop and significant landscape planting has been incorporated into the plans. This eliminates the unsightly rear wall of the garage and creates a 270 foot long landscape island that will serve to visually separate the east and west wings of the building. Overall the landscape design represents a tremendous improvement over existing conditions and provides a very functional and meaningful open space and landscape design. D. A pedestrian and vehicular circulation system designed to provide safe, ef�cient and aesthetically pleasing circulation to the site and throughout the developmen� Timber Ridge is located along the North Frontage Road and the town bicycle and pedestrian path has been designed to pass through the site on Timber Ridge property. The bike path through the site is designed as a 20-foot wide path that will also serve as an emergency vehicle access. Sidewalks along the building provide access to all entryways and connect to the bike path and to the adjacent bus stop. Vehicular access and circulation is direct and efficient. The North Frontage Road will be improved with acceleration and deceleration turn lanes at the primary vehicular access to the parking garage. Cars will enter the site and directly access the centrally located parking garage. A second vehicular access is shared with the bus stop and provides access to the remainder of the existing Timber Ridge units and to 18 surface parking spaces that will serve short term, business office and drop off needs. E. Environmental impacts resulting from the proposal have been identified in the project's environmental impact report, if not waived, and all necessary mitigating measures are 2010 Timber Ridge Development Plan 10 implemented as a part of the proposed development plan. A full environmental impact report has been completed for the proposed project and evaluated as a part of the design process. The recommend mitigation measures include improvements to the North Frontage Road to allow for appropriate turning movements and several alternative rockfall mitigation options. The applicant and the Town of Vail will work together towards the final design and innplementation of these mitigation measures. F. Compliance with the Vail comprehensive plan and other application plans. The Timber Ridge site has been the largest employee-housing complex in Vail since its construction in 1981. The Vail Comprehensive Plan and all of the other applicable long range planning documents and guiding documents recognize this land use as appropriate in this location. A necessary criterion for the 2007 re-zoning of the property to the Housing District was compliance with the Vail Comprehensive Plan and a11 other applicable plans. This positive re-zoning action serves as affirmation that the proposed land use is in compliance with the Vail Comprehensive Plan. This application for redevelopment of approximately half of the existing Timber Ridge connplex does not represent a change in land use, but is a change in the physical arrangement and intensity of that existing land use. As such, this application remains in full compliance with all applicable Town of Vail comprehensive planning documents. S.0 Summary The Town of Vail has determined, through the 2008 Employee Housing Strategic Plan, that the policy of the Town of Vail will be `"To ensure there is deed resh-icted housing for at least 30% of Vail's workforce within the Town of Vail. This goal will be met by policies and actions that (1) ensure new development keeps up with this goal , and (2) development proj ects sponsored by or in partnership with the Town to "catch up" to meet this 30% goal. The Town has initiated several actions. The buy down program has added five units and the Arosa Drive duplex will provide a great ownership opportunity to two local families. 2010 Timber Ridge Development Plan ] 1 But to really make progress in the "catch up" arena a development of significant density is necessary. The Timber Ridge site has the physical and locational attributes to allow for this site to be the best opporiunity for the Town of Vail to create a significant increase in deed restricted beds within the community. Vail Timber Ridge LLC believes that we have addressed the program request of the Vail Town Council with a building and site design that is appropriate to the location and the neighborhood and meets all of the criteria required for Housing District Development Plan approval. This proposed redevelopment of a portion of Timber Ridge will provide a tremendous community benefit. 2010 Timber Ridge Development Plan 12 �� �F� o� W °� (� p ,� � � � W � a� �/ U' oo No IJ.� Z � � � � W o 5 ��s m = o ��� � � V � � � p � m�- z Q �yo � � � p Y O � � ~m � a � w ,,, �°m� `J"w o ,.,....,..�,......, �.��„�9»�,,, a�i'a�oiaa3ewiliivn uumdur l591800YtlO10�'l1YA � """ �,.� ovoaa�vumww.aovoea� 3J�RI 2138WI1 ll'd 0 � w � U �V� I 66g�A � ��€�� � � S 69i? $�� 9a s' a�a 9�& �a �� ; a �a� � � ��� 9 �?a ��� �� ��� _.� o �Sg$� � �;���� � y��e g �•; a i�@�fl g ����� e� E�� S99�a €g6�... o �I aa�sa�a � �" � � ,�.:a i��°-� �� 8 �g�� ..... � g F 2 84 �° sg@8 �g.a" � ��s �a �{ g!� � � %���9 � �S� �� : 2 ?$i `F@0.w8 �� P�€�E'���� � � "3'�g� g te � FE@ g �i ���e.d �@@@��@f �s� �� ��4� �^� �I � � �8 ��� �I ��,�, _ __ . U rd C N � t C� R a ��� � ma�������rc.vruv�..�es�� �I6 �"� I� 'd'l'S1�311HOJtl S273N1TJb'd 9 SA3TJHdWf1H 1 1 .'. ;= .�;�. `.t���1:5� � - �,. �- ;�i; , . ,`� � � '� �. �:Y°.�?{�.'. � ; ;?i �' s ; � � � ���a � � ��� ��� � � k�' � <� =x ¢�� �� e� mg �Z��; �a� ��,.. �� � 6��� � � H��� 6 � �a � 6 _ _ � ui [� do w � � o m � � J Q � z g a � �E�� s � ��P� � � � � g��a � � ��4' � _ �e�s � � 4��� � �� � � ��� �ygg� a o� i-.E��� �e��� �� ����� G � L —1 L J �� � ��i'3�maaaewa�ivn � 's��g �� �� "�,� � , WIOtlOf us�eomaoioa7inn §g$ �w�'Mr,`�,'„"o""'�°�.°'�',«ry�� o p '•'"9 ,�„e„ oaoaa�vi.nowtuaoNOes� rz�.�n� I� I �$�B� I �'d"1 51�311H�T1tl �� I& Q I� � 3�Q�ai�38W�,����/��������' STJ3N121tld9SA3HHdWfIH I C ��� I�� ❑ � �� ! �I �� � Q�� � — ��� � � Q� t�� �''� � �Iyy �i L� �=lo� e"y om� � I olNm � ��� �m ,��r� �� " � �'J - - � � _ i _ �.. ..-. - r.._ i'a � �a� '� � E) � � r-}� � � $ �' _ o� � � � � � ._ ❑ °��' o "�� ° ❑ �;� �LLy r ��� �N� QIw- _ � c �LL i j �� �LLLL a a t�� � � tHh ��a ���a � °I � � [,',1 ��� �.. � u -a - o � o� � ��E, �__._ �z� . - i 6�_ �� p �"y a � <I�:H ' �yw m �.:1 'y 2lmry �a ���a ���. . ❑ ❑, ❑ �,� � ��� ° ���� � � ' � � �LLN . . .� �'LLN _�� �� a !�s F i, --'Y� ° L � -- u• � � � t .— �`�� � . ^ I €�� � � a . ., �� �;_ ��?� B _ ��� �— IG� �"`' � _ ��� - �-�, - '�y �,�= ��� t" � �mm =�mm ( _ "° _�� t Q _' �ji I o U.,- o _ I'd i � . �. i -._._._ ' . �� �� ( _ LLLL �: t"m _ :�� i �::. �mw � �a clm - _ - _ � P ; . ,.. ; � � _ .. � � .. Wm �� � -� � �yy �.. � �, � u - � ' u ° o �o a � i i i i I i ��� ��� �� �� � o _ I Nw _ _ . � =m� ��m �Im� ��� ��� ����� ��� e6� ��� �m�' ��" £�;�� g��' c�� �m� mi � � - � i . :0 �G � !' �� �� ; �; � a � ; �� o o� a — e � � a o - � - �� . _ -.._° _ _ , � i �i 5 �1��� ����� omn 0 L L � � i � _ _ _ -� � � "�a � � ����, � § � ���fi' � �w� � � Em �1 ¢�a ���€� � ��� � 4.� s�; a� m�l 36i9 &�a��� Gp'W �$ �+%d . S ti y � � ti U Fe Zo- U 6� /� ��v s s s { � e , \���`�`���`�i`����. �����Ui������. �� `.������������ . ������ti������ � �,�ntn . � � �I r � i i�: � ��g�}ji ���� j ° , R ��„ � d5 ��f�j��i�l����; IIH�HOf �wo 3���a e3t�ueo �oett� p�g�6� ,-�am ��..,.� � � wem�my �,B�la i C � ( ¢�a�;f���11E'.¢�� � .�o ,�,� ��5�"^�' �I ��€� I � a•i'si�a. }a�a ° � 5����s:�a:Pi?ic�B1� �„�13�Jo121a38Willltl�x� - � saaNlavdss g �� ��� i ------�-- o: �a I �', (�; ; z � Y�' � n - - I �� a � � g ��� � �€�� � ���� .��; � � i%' � � W � 3 6 � � ��� � ���� � ���� '�' r � j w � � g � � IIII � �III '��� _ fJ � f � � I � I' �I G � � � , a,g R�� � .� �� 9 � (' 1i ��� 66k� � i oa n ', $ax � �� ( ' ��g ,��, I� r ����° �e k �� °a �� � � ��°��:� —, � &- , f� (� € � � � � . �� F�� � � � � � g � €� a � ei �. � , I -� ������ �� � �g a��� � � �� �g ���g �gg�� �� I _ � � � �' , �: �� ���s�€ �� € € �q : � € s€ � ���€ ����� F i �, �I 0 6� � � : � ���fi�ff �g � � ���� € � a �� �!� ���� ����� �� � ° ' � ' � � z ��� � a � � a § • �� n�. ���. ��pe� �� _ � _ :�� �t . b i � ��� �g a� � S ��� $ °� 3 �"sa �gsia� a°� � ' �^� � , � � �� � g� ��g � � z � �¢��� � � � � �94 ���P €9ES�` se �—� : i � � �I I _����� g�9 i i ����3 i i 1 g� fl�� �i3� ����a �� - � , I � � � � 'I , � s- �..� I �I . I �� � i �i� �!�z�° � i �' , �� � i � , � �. 1,L5: � ; � � ��d',,��a , -:�.,) 3 , ; I I � I �, � i � a, . � �I � .. i -r �' ` alz � �, � : r �� % 1 i �� � : r , � , -� II �' � �� 4 � � �,�2 - � ��; %- ,' 9 I a v m (�� � u -�. �� � � �� - 1 ���0� — �- � � ki ��' �' rr�_,. ���5- rE��� � � �F �. :�ea. � ■■� �� — �— 99 � ,'� � iHO�r"v� � o � � �����I� I� �aHawnH i i i...) , � � jl �i ;I � i! i !I � i_ ,' I � � ��;,� � i � I' w il o I ° i� ° � � & I " I ° � I ip �I s ; � � � I � i .� ' '� � > a .°°•°.�°••••.,• �,�•m�,ua•�•• 011'3�JORI2339WI1lItlA IINQNOf ���eomrema�iron •,'°�: moaa�vu�oa3tuaoNUaet �-iyr,ewu`: � ��.A,� ���., ..��..... � v-:';� � �� � ��� � � � � � � � ��� � ���� � n � liii � a� �� s,� � 1 � o o � ���� �s�� f�� s��= ��I ��E�� ���� � r�� �� � mo ��w� ai sl�aliHOav � ���� � I$ � v A � p � � � 0 0 ' 089 x . :;, � �w.•°••.°••••.° ���*+fl�-. 011'3�J41iJ839WI1lItlA IIHQBOf u9�eomboioo7ivn � "•'"°, ,�,.� avoaa�vtNOwtuxonoez� �n �nni� ��auu i vvn GCf\�� C° m�o ronw svmo I $�p�� I n �d'1�351�3llH�atl ��� � �c� �v� ��� STJ3N121tld9SA3l3HdWf1H �I� ¢ I$ e d z s � � 0 0 0 � r• � � �,� �d L � � � oi���� . . �' � �... . . �. . 0���..,� . I° IIi i i t � 0 !- m u .,.........,_, �,��.,,.,fl,�., oii'3�oiaaaewuiivn IIHQRDI' ,�,m..,,,�,s,�, css�e oauaoio�'inn 3' �� ��=�1 ��p�� I a���������,� 1� t� 1� � a � � 0 _ 0 � S U K � �+� l►� $ $ A g � e ��s. � i� . 0 � � � � �. �. � � _ � . , i y,� �4 ��Q s � � � � [ '{i[�?�� 1 as� ..,......,....., oii'a�aiaaaewitiivn c��° ( ° �°,m �' ��il"'-"� 4. o � B F�- �°B�Ij�91` uauuor .,w9 �ss�soan,mo�•,ron � �° g�g� „a. n',��a����w�*+� � ,��€ I E 3 �sl���I���t�§���i!{ .Q �,^,� uroa�vuroaaruaor+oeat t vrmr,m v I���¢ 'd"I'S1�311H�iN �s�l: Q I� '��� ,�,s�� _ �.� � �alal�_li_�_. €�6�E;sie.;�:fi{3a? 3�J4RI2139WI1lItlA�:� ` 5213N121Vd45A321HdWf1H � � � ! € ����3g � : � ::� �����€ V � 0� I � °9�e.2 a � � � a �i - a � §p �� . � � � �� a,�� r ����'o�o� � 0 � 0 �, � � � L _ �� r� � 4 sF�A��j�����f'(�yI u uuuf �ii'3�aiaaaewiliivn ' a� I � �ro o � ; i i Y"f�$• ���i i6` H .ewa p�� L59tBOQtltlO'10�`➢tlA `� I ��P � sxu�mnw�wcaun�<x�un �� •— 1! � I mmea�vu+oejNiaoNOez� amx�mc ��d"1'S1�311H�T1tl Q p a i � � �5{�]E �i�3�E96E�`gi B �y1 � ��c�� � ���I� I� 1� 9 e; ;; gSFeFS�Fi:A��tr�ii, �meL 3.�OIZI ij38WI.L �IHI1:�cY::;. S213N1atld 45A3LHdWf1H �—T , r r -r �+- � � y 3 � � � � ����� g � i F i E3 i�s��� � V � �.��,�����'�'.fl I � ,y:e..� Z � �5g � � � � ag � � pQ b3 �g 0 6 � � !a �@ E � � �����o�o� � E F C �1 � 0 � 0 o � 0 z � O K � � q F � 4 � a �� i � � L L J L J �� }�] � � � F i � � � � i6;�3� � � ° :.� ����€ � � C�� I � �s�s.� ' pp p �� � � Y p �g � � § � 6 �� ��� ����o�o uHQll�� 0'll'39�R7838WIllIVA us�e oaeeoio� 7rvn �rnrn g. ••'"" ,a.mo„� ^ avoaa�vu�oad�ubox'at., P \7,e,tiu . �h�\ -:::d � � � � i 5 U ��g�9 �sml�rtm��-amu� memY��g3 O ��-�I ��€�e I S?l3Nia d1BSAI321HdW(1H ���I� a lo � + —� a � U � o� 0 � 0 � � � � °�d p � °� � e �� i + � � .,_ � L J� � � � � � :� S�€��� � � ��a� � � �y3e.F � � g �� � � � � � �� a3 � � ����o c� ..................e, ,..�,,.m„��,9�., ai�'a�ardaaawu�idn uHRdOr -------'-- �sa�eoavao,00'nvn ��� ��g�� � p .._.���`�� � � ��I� � I� � � � L J� � n��� J'll'3�01lJH3BWI1'iltlA .� .""�° ._._......., rnmv9anONNOlO u�iwtlno�i ..,,��...v.. � � � 3 9 Edp�35g � ¢ g � e i s ig ��$�k8 a V� I� I� s9.e.2 � Z � w �§ � 855y5yf B(¢� � ; O f �. �' 2@ :,'tl � � � W � S�, � � F F � � E� � � � `���� � � �� i�� I �� .....�,�,..,,�.v �� ��IQ � (� � 9 � Q o � 0 � m z � s ¢ p �lo� i � a L a J L JJ � � n...�..,..., �,,,��,,�A,�,., om'a�aiaa3ewiliivn H�dOf vre�eoavaow�'vvn """' .�,� woa�vuaoadruaoNOas� r�,u�axu�. -.....�.� ��-'r.�.�� � -��..�. FZi�:�;:1 �� I g e ��$�� �?. ��i� �m: �� � % �_ d'l �51�311H�LN,.,^� , m �� � � �8 � a 4 � I�R, . r r 7- r . 1 i � � ! $ ����� g � � _ _e �s ������ � V � �� Y � .Y�e..2 � g na �� @ o � 3 � �€ :@ � � y�����--'o�o� F 0 � 0 �� 9 � � o� 0 � � � � F � ¢ p C '•5 m � � e � � + � � � L � � ,,,,.,,,..�„�..., �,�m.�a.�., nii'��aiaaaewiiiivn 119080f '" tss�eaweo�oo'imn � ""'° �,� � waaa�vuaou3'uaoNaez� �u�uune . e�rn� ��amu i �ivn A:CI\ll'���`_� �. Iage�" � c ��$ � ���� �� �� ��� � eV ^d�;S1o31MvbV n� � �gl� ¢ I° r r T i rl o � i � � � � �§;�a�� � � € _ ° °4 5���� m � � �� I � ^ese-? °z � � � a � pp �� � o � � � �� �€ � � � ��3� i���� F � � � e � U p + O K � � p <� i� i 0 � � � L J � � � � � , I�� , � a5 I � �. .........�,•.�^., �•�,�TM�.�•, oir'a�oiaaaew�rndn ud�� � �ss�eoou�oioa7ian R "i01A �v..e,� 4tl0}139tl1NOtl3H1L+0Y08Z1 53�,y{g " � 3�aia aaewiliivn��: � n' 1 . I a e � ��E�� ���� �� ,I o � stt�in �a,�a-�`y.VJp1w�.�.n� �� � d' � 'd"i'S1�311H�iN ��� q ¢ saaNiava g s�aHdwnH � -� � �� � 0 � °z � � z "ia � r,• � � �� �e i� i � � � � � � � � �, .�..m.,�w �� L J� °,..°.°,°^•.�.° ����+•a�*• 011'3941a213BWI1lItlA uHOdOf� ise�eaaadoioo7ivn ��;,��� � .:�u .m,�,p,� — OVi1l13�tl1NON3H1tON08Zl.. �'��l',47L �� �� I ����� � � �� Y.,� 3�u�m��-u�y��i«�+ � 'd'�'si�auHoav � ,- � t t I—I a � � � � � ���:i � � ; � � �� g����� �. V � 11� � � °Y�e.t W �y 8 $ � � m � � � �� e � � N � ����JD �� � "� !� 0 � ,' ��IB a Io � �� Q � ¢ � o{ 0 0 U � K 6 p � @ � e p 0 i � � J L J� � d� ueuNUl' �i�'3�oiaaaewaiivn _ ..we '_'__.._ rn�vaB00W0'IOivnlv�ro�i .-�.w�...,�... ;�� � .4,, � ,��, � x� �,�� -, � M $ €g � � � E €���� f - - �8 ?�4�s�� � � ��� I �i .y�e.� ��� � � � g �� ,e � � � � �g �a�3 r� � ��r'� �� 0 c 0 � � � � � � � � L J ��� tal •�,��.�-�,,,•,•••, ��,��,«a�.a 0113�JaMa39WI1lIVA uummr ��Ba�o,�,�n � ^�'° ,e..m„� _ ovoaa�vixot�w.uowoeat �ana�x�r� . r�a§;; ��)��8�� �g ���� �'°�_i°`.��° ��nE� ��� 'd'I'S1�311HJ2N � Ii � � } F �� e�.f�m' � � U �� � � �� � a � � � U C O O � 0 O U W N � K 4 M k ��=i � � � y � L � � � � � � � ����� � � • � €� ��995� � � ��'il I 91 .y?�.� � � � � �@ �� + a s � �€�� ,� ���� �� t F � F ..,,...._,,...._, �.,�,�,,�9„�., o-n'aeaiaa3ewuvvn OHQNO� ° ese�e oa+n�o�oa'�ian � '•�'° �a+��, oaoa3�ewoadwaoHOea� tng� � 3�aia a3ewii �ivn�:-:, c: a` �-� ( gEe� &FB'� � ���� � � �wv... Q � �� V � �a i�'slo�iiHOav � � �� I � Q Iry Si33N1Ntld 4 SA3?JHdWl1H T , a � � o° � � � w U K � r,• g 4 R a � �' � i � i � � � J L J� � ..,,........_.,..., ��,�,�a»�.. oii'a�oiaaaewuiidn LLd�f ess�eaoeamo�'iivn � ••"" ,�„� ^ ovoua�V,uoald`uaou'ez,,. e.^nv.xtu �,.: �� I z�n�� ���� ��'�� �� � � , � _dl,'S1031M9TJtl � � � a �� � � �� � a � �_ . . T T � i f Y F r � � � � � y�$�� g � _ � � _� 8�4��� m � � �� � �il .y�e.� O � � � �@ g Rpg he � �@ 0 5 a d�a �& 6� � r� � ������ � � 4 � � �t 0 0 � � � � . � ky' �� �d a 0 i � � � L J� � F F � 6 � � � � i� ������ � b � ��ii I � .y�e�� w � �3 � g � � � $ °g° a� � � o � � €a �a N � ���'o 0 • , �� ��� ��,. �.,••••••��•,�•••,, m.,ow�,�m,m,,.,o..e... i a ems�m.3wue�aummo-mna gp m 011'3�aR3 i139W11'IItlA � 11fl�� usieoo»w�oo'nvn •� ��8�� ������`�-°����� ��� `— o �. ••'"° ,�,� aonaa�vuionawaauoez� rva n� ��E 'd'�'S1�31M�Htl ��a � Q �3�J012�2f38W1111`d��`;� ��'' SJ3NL21tld9SA3NHdWfiH r T t r � � p o i i { � L � L J � � ••••••••°�°•° �*+��*+*�9�*a �ll'3�JOR12138WI1lItlA ud�f ""- esa�eaaveo�o�7ian �. ""'° :�,.� ovoa3�au+ot�a�uaoNoez� nv�cq�q �� �nniv v�auu i �ivn �1�1���� �� I g�n�� ����� nvM!�um�� u� ��.�,��.� � ^d"I�S10311Hvavu � � � U �� � a �g�a �— . T . T T T , � � � � � ��;�� � _ - f� �.��6� C� � li!�� � � �y�e.� �� F fl� � g k(qp ,��2 �e � 5 frF :� � �l I f ��C�O� � � } � b � U � { a 0 � � � � a q In �I�e� � � i � L � �- � � J� � i � � � � ���a� � � "_ s �� ������ �i!�''�� I � �y�e.� � � �a ����� � � � �� ��� � ���o�o ..,.._ ............ .�„��,,,�o.�.. �-n'3�aiaa3ewinivn IlB�f ,.wn.�.�<�,,,.� ,,,cse;eoaveoiooiv".,, .___......_ _.. �.w, � g�e� ����� F �- � ��P�� ( � .._,_.__..._... � YSI4 � I° � i L J L J � IIH0110f, on'3�aiaaaewairon us�e aovdow� 7rcn �. ••"'° ,a.,�„�,.,' avoaasvudoww.aaaoez� ^ irrnKUa c.n��i�i�nun� ��� '��'r;d �� I ��g�� ���� amr�wo �w' svmo a� � �3�u ��� � �, d;i Vs1o�HOav,.,^� � �gI a I � � � „—,,, _ , � r t T � F � � � � � � 9 � €E���� � 6 � g �� ����� � � ��il � u �yse_� � 9 ? � p#p � A �i � 6 @@ :� � � I ������ o� �b — � � < � a� � � 0 � � ¢ p- 4 @ � e � i � � L L —1 L J r � d g � @ :p � � � c ����� t ' � f +3 ��3�s�� � � ��� � � .y$E�� � o� � � � ° � s � � � � �� ��� I���r���� � F � F ..,......,�.�,.., �,��a^� ,.. oii'3�aia a3ewu iivn ueueur �°�^°�,��.�,�, °v�� � � �. � L59180NkO10�'lNA � a' �� ��) Ssp�� I o a».vtv*tm.o�oc��mvn� ua 8 , m ��3 � e �i F � $ 1 � � � o� � _ 0 � � 4 � $ "i � e � � � L J L J � ,.,......�...,m „��„�,�,n�,.. aii'a�aiaaaewiiiron I(B�f e�s�soaveowo•�rcn � "•"'° �,� avoaa�virvoearuroxoez� �.r,�,-.�� � � [ � � � � � � � � � 4� ������ `° V � �£� � EI :yie.� z k w � � � @� �� : o � � � �a @@ � �°. � ���� N �1�a���0� F � F F �1 � �p � g& U ��E�� b ���� �� ��o- � ;,. a�) F�s' I sa3rll.avags�aHdwnH�6��1� ¢ I� T � _ 's � U a a� � � _ 0 � � � a '-` tli � e �� i { � L a- � L J � I }� r � � � 0 3 R g � � � 9 B €��a� � : � : g� ������ � � �i I � sy�e.� :� �p���� §� ������� ��������� O80B�� O71'3941?J839Wi1'IMA _ .,�a ______ mm �m.omroowu��tl��,� .._,.._,...... � �� � (�° � ,6a= � �,_�.,�o���, _ _.r.. �,i i m � � � � � � � _ � � �. � �,� � �� 1 � � � � � � — � L J � } ueON�f ��'3�aiaaaewiliron rss�e owaom�'imn � r.�mn wmme� WW3JtllNONiN1LONa9t I d3d13(a �� �nni� v�a�nu i �ttin � x, �1 I ��e�� & P ��f� �� � ���� �� ��. � � ��ai,s1o31iHOav, � ���I� ¢ I° �, , , r T -r r -� & � � � 0 4���� � � � � �@ ������ � � I��I � �� -vse.� � g g 4� � B $ ? � 4 � �€ :� � � ����'o�o� F � � � �� � k � � o � 0 � � � a p n � e � � i _ � .1 L 1 —� L J r � I� f!1 F C � � Q..,_�,......, �,��,�,n�,.. �,ux�aaaewiiiivn NIl11�f �713�0 _ ..� ----- tssteoQVaoio�'�u�,� ,,.,.,..,,.... O I �I� � � � �-� I ����� I �R ....�.�,..,.�..� � m �� Q v � � s � o � 0 � � z a q m� � e 3 � � 0 � J L J r � a¢i� �}�� �ES�� uumiur on'a�oiaa3awuiivn g �& „�,m°�°"�,'�"�d� �� €� � � � �� � I � ��� ���{�1 ��° .,,�� unteoauaow�'iron � °� ( ���s� I ���m� ��.�°°�.�,.E �I@ � I° � [ ! ( s ��a�.j�i��tld:�{�' ,J( ,^�,p, avoaaa+u+oad�uaoNosz� ��%'g� dl'51�311HJatl ��� a, , ;��8€ze,��;���!€ 3� � 3�oiaa3awil�idn� � � t I 0 a u,61:e ,�$€Bf. SJ3N121tld^a SA3dHdWf1H t T r � � � � � � 4$��� g � € _ ° :� ������ � V � �L I 4Y9e..d 9 w � � � Qi �° m o � � � �� � � � N � � 3�,� � r. � � F � 11� $ � V � i 0 � � 5 ¢d p A h �'� � � � i � � L J �j }a r �a � �e �8 9 €a � , a �ga � �?� a °0� � I� � � � � i�' � � � ��, ; � ; I' 1 � � � F F � � .................... �,��„�a�,. o�i'a�aiaa3ewuiivn ��r L59lBONMOlO�iM� � �"°19 ��.�,� OW`J3`NlIr0t1lHIN�NOBZL 3JaR3 2J38WIl lIH �' � a� 7' � � r�g � , s �.� �°�� ,� � � �� � �,�I ��€�� I ��d�'sioaliHOae � ��8 � ¢ saaruadd s s�aHdwnH r T -� �' /� '� $ � � 8 � z w � �;• g 8 9 � A � e � i i � i � L � a � L J �� � �a� � � a @n �e ��� : . :� �9� ., ;� � � i � � a '�i � f I�I � i i I I i 1 � i h 0 0 p ..w......,,.�., �"��,.��_, oii'3�JaINT139W1111tln UH�� ess�eoweoioo'wn p ""'" .�� avoaa�vixow�uaoxoem �� �� � ( g�B�� i � ���� � 'd'l'510311HObH e� , � �� 4 ¢ IS � � b � a z � 5 0 0 � � F � p � I =+ � a 0 i L � —1 L —� � F � � F �@g s' �a� � � @"g 8°, �!€ . °0� � I�I � _'i g a � � i�i � �! �� i� li � � �i � 0��� �ll'3`Jal2liJ30W111ItlA � .vma ....�,...,-. u9teWYtlO��'J�nure�t ..,,.,.��,�... � {' �� I ��p�� I ..._.._..., �,�:�� t � m �3 � � LL 4 d' , 4 � i � 0 0 � � F ¢¢ a e k m� � e � � -- i L � J L J � } �g 9 �Eg � z � : � @g� 9; ��� a � °�� „ I� � � � S a � '1 � � � � � i�� � � o , � ( ��, � � i F F r. h uH��r �ll'3�4RI213BWi1'IIVA us�eoaaaoioa'iron R ""'° ,�,� avoaa�vlluoeituaonoezt �mrma � ��°�� ' i-� ntt��„� ar�� ��� gg' I ���y I �d,�SJ.�31�H�kN 5213N121'dd 9 SA31JHdWf7H , �� � �p � Q � � � � � � 0 0 � � � ¢ a s fI`i �Ie � � i L � � � L J r F � � � 0 ,•^.•^••,,,,.•^„ ��.�„a,,.,a�.. OTI �3�JdIJ a39W11'117A ud��� m tss�e oawow�'iian � ^°'° �,�, ovoa3�duaoeaivaonaett � a�ai� a3awii �ivn� § � � 4 � ``�-�a� ��€�� I �a�'sio3liHOav������la Q I� �a ( � S2i3Nl21tld 4 SA37JHdWf1H . I ��'ek�3�. n� 1� nlPl`� 0� n����u,!�y ��. a°I _ �'�_ ���tdi���9i�Bt�f�d��oi�l� �. SII� � �a .�. ;L7 a � ■ a �� 3. }� 5i�.'�°.� — , 4 � O ¢ W O y 4 � e � � � � L J r s � 0 � � 0 z t � � c F �......�...,.� �. �,�.��� on'a�oiaaaewuiivn �"� I 's��� d�Or �se�eornrooio�'vvn � �°�z � � ""'° �o� aaoa3�vuaowxtaoNaez� - ���� � 3�aia aaawil �ivn� � � �, ��.o � g��� ������$������.., ���_ � ���� ��3����m��s;����������� q a ��� ����� � 6� �� �=�g� � ������������������������f���������� oo��o�������o����o om�e��oo�o � � z 0 � � � � < � 0 < > a � ¢ �ai�sioatiHOav �� � � a saaNltidags,�aHawnH ����` ¢ I� T , f f II I I �'�� � � '!—�` I �� � � � il I I �. , � � i 1 � ' II I I'..., I I J i J � � a.�m_ "_�i ' i___ L'____� L J 6 ^°°••.•.°••••., �,�m.,,..,a�,. 011'3�J01?J2139WI1'iltlA I p�ae� U��Or 159lBONMOlO�'tltlA �°� � %s�� p ••"'° ,�� uvoaasv�oa3FUaoNOez� - ���� � a�aia aaewil iivn� � at � �a�a � �8 °�� �������, e��a`. � �s� gI o� � �� �i�$$ ���@������� � €: ¢ � �a �� $�$��pa� ��6� 4 � ���� �4I� a '��������IE����9��¢�����'��9l���l�����4�!,� � w oo��y-o�����e�om�mao�oeea�000c�-, — � � � � � � � � �� � � � � g � � � �i € e, � � @ . � � 'I � �� ��� i� I'�� �ai'sio�iHOav �g� N � Sl33N1iNdS5A3lJHdWf1H���i€I� a lo r , i i�"-�""'4" `° i i i� � � € �g� a � � � =I - �, g:9� g � e �; � _ I: � � s O �a� 4e T a I �J _ s� � �§ 0 z � � � w �� g �� � II il I I I I I�I I I I� I i K`�m'�r"Vl��l, � —r� I II I Q; � �'',� ' � � I =' '" Ij I� _ II Ij _ _ _ p i� I Ii) 'I II ll ('� 's I (� � I II Ii � j ' I �'� I � . '_ � I'' I I ;'�, � I I, I I �� ; I� ; iI ', I� ' ; ;j ; �� � , � I I� : � 'i I� � i: ,'' �I � ,I II ' �' i � I � ; ii I� � � 'J I I � ;� j�; I '�. I I � . ' i ',i '� �I ~ r�� �� i � , �� I� i �' � I� ��' , � ;&, iI Ij � � i, G I� � � � ' � I �. ,�� ',� ;;� k�j ��;��,;j � � b �� 6 d dd �e �$ � � g ����� �� L � +t i J L J � �e � � ic�1iE��5gg��'[`y€ep� .,,.._ oii'3�aiaaaewaiivn '�3 5pp�� I p � �„"° @tl� I BF�C�9y �I�;96e LLHOB�I� .x�mn p.�e� L591B00WO10�'IItlA �'G I �°%6� ¢�sve�m'avrtm��n��mmr�wrcm��C �Iq V $ : pI i i s 4�(a�=i�8�����;�E�[ �" Uvoa3�vttdoet�HtaoNOet� � ��§�� f� �r� E Q i 'd"I'S1�311HJW 3 $ # �' ' ' - &�; �;;6ii�;�:fi�B�! � � 3�JOli! a38Wil ll`dA saaruavd g s,�aNawnH r r t T T T � � 0 a � � � �J I I I I � � � � ' 9 �, ,, � �e� � � �, I I' i II I': I �I I I I 'I �� a ��, s! �I s � 0 < � aW � p I. � �o � � � _ �. el , � " I : ��� �� � ��� �� � �� � �° � , � � � � � � � � � � � � � J �� ................_., ��,�,�e�..,, oii'a�aiaaaswuiivn RNRHIif ess�saovama�•�ron � ^°'° ��.,., won3�vu+oaaxiaonaez� 3�aia a3ewii �i� � � '_ � ( ��€�� I �a�'sioaiw�avm,,. � � I � ¢ Is L� a saaNiavassn3aNdwnH�6� L +- �� ori'a�aia aaewuiron tss�aoarao�roo7mn avoa a�v.WOea �uaoN oez� 3n01N a39W111IHA� 1� . �� � rv,gy.��.� � ; �� d i�s�oauHOav � � � S213N12ftld 8 SA3TJHdWf1H s �� a d z 0 � �i � a � z 0 U � �r O 4 h � O L J �� x � � � a � � � , �<� �,_ ,.......,,�......, �.��o� :,��� oii'a�aiaaaswu�ivn '� 's��g�� -�m � �°m^°g^�° o RNa1t�P ess�eoaeao�o�'imn � g „�,��°,y;,� �;,�and�`�� p ":'°'° �.»m avoaa�viNOadxteoNwa ��rr� � I ��Sp� I 'd'l'S1�311H�iitl �� y < g � a�aiaaaawiliien�:�_ �� saaruavagsAaaHawnu � � � � � g ; � � � � � � � a � F F F ,.,,....�....� �,��,,.,o�,., �n'3�oiaa3swinivn IIg�110� tss�aommaw�'iron ""0j9 ,d.��., aeoaa�vuaoedx�aoNOez� � 7�1�111111�OIAlII "IIHA� � �R� q 4"�g e � g�� a� �ffe � � ��¢ • � ��y ' �� ��� � � � �a S�� � � i �� ��� � � m � a � � � I � o I - o a � - � - __._ . � `fi�r�� � j \��� � � j !?�� � �`�� � - � r / I ! � I a ��� sy� f �§��q � 3� I �555�Y �g � � � �� �5 � � � 3 �933�6�9e4�' � �ae2 � 3 I �@ �q� g d � 3 � �. d � � 3s€�6�a�s�0�$����� �������� : @ � ��� � �� t�s ��_ � , ry} �. \� � ���� , ,\ � b� i �` �� �\ ; ��.., ..._._ � 1-��. s . .� � \ =-:�Y�,> S, , 3 ` y ' W � � .�u . _.... �__..._.. .............�:: , � �E �\`Y�\�.�.. �-. �� �� n. tv�, � � `�� w�.. � 0 / �d 1 � � � � �P ;�!'—` ' ) w ¢ �6� 5�9 � �, � ., ��� �� P` ; � ��,ttl , 3�� ¢ N _` o T� � eQ.e9 � ��P.� ' ��a a��wi� s — - � m� 'd'l'S1�31JH�W � CLaAI INHA R CAaNtI.lWf1L1 �� �,�� � 3r-ti -- - -��� � � � I� Q �� 1�' a ' =-;,���� �s:u e� � i � � � L J ueld uonua�ay Pue 6wPPe45 /��S �o°m,.�.�.w�".. ,� �„� ���4-t� A,Ll�I`J�.I.I�i� � ����4# ooa,o�o�'Aunooeiee3un�ouMOt'�,xn�aeewvo.iyuoNOez� � , a�l��i� a6p�araqmel/ren 1� a s � bk aa �� ��� oae�o�o� �.LNno� ����� �idn �o NM01 �Jal�l �1�8W11 � I I !; - � T �, a ...■■■ , � � �������� � � � � ■o i o � � � � � � a�z� ' � ,� � � z a p s a a � � � > � awa eae 3 � ��@ �a � � � � � w ��.�a�_ �������, �� �>��� � � � ; �; � � � � = �������� � � _ °�� ��_ � � W � � � �� �������� � � � ���' � � � � "�� � ��� s � z e o 6 ����-�� � �� � �� � � r�� mep , � � � �� � �� � F� �������� ab���a ����@@@��w � �Q���g������� �� � ��� ����� ����������g� �� g p � �JBac?� �, @g �$,�-¢g�3� g ��g 8��� �@�$ �a � E�� �I '�������ia� ��w 2����E�a��e iNa �� 0 3�E7�8<��� � ���d�b4t�3�°s°� �g, "-_ ��� ����� � i i r I ' a� �. I s �� I,� r� i ;�' I` ` It �i; #��� I � . �',� � I �.': � y��r ,: I n � i _! . : = � � + � . ,. i—� —� -il' ` I } � } _ � f � � r � � �i r � - . —. ____ � InT.-� 1..�:' TM — I 'µJ ' i i��'���'�� ' ..¢ � _ .�.i1. � �1�. — � � g t � � �� e��n � � $' -1 _. .. � � � � � �'�� ��� � � l ! ����— ' --- �_ I i i ��mi 1�� ���� `. � '� ii�;�i�!� �ii � I�i�iiiiii� �i � ;��'i�i��°�i ;��j� , � Ii�I�I�;��R� �, `__._h�iiiiiii°�i��i�� �i 3 if �',;,',',,' � li�,i'i��;;i�mp°I!- U "�����I�I�i����l —a ,�Il���i�t�l��j °- �I� � i � �� �'. I� � �/ I 0 o il ����!�I.�1 I� � �I��iII���i�;'�II!1 � i�ill��?�I�°¢'�' z`� I� 111��,1 �� I� ,�� I #6 �'� �� 1 ��/�3 �, � g� '� � � 1 1'�1(�1�1i a��p� �. ��i� i � I; r'��I��� ��Bf �� � � ����i�/�� S a� � ��j���iAdgl�ij� ��`� !� � i ���YV��li+�l, �s�� � °`�,I'�I ; � � �/�j���tl�� �t� i � i�i���-� i� ; �;����;�;;��� t{ � � r I �� � � I I ��� � I �d�i���Ill�� !I ;�i i i���i�; ii �� ; �L..� ���' I .ITI.� �-;-�-f — �i i i—`-�-'����.L1��--�! {-- - � �-i ��7 � �13�_� 4 { ._— '� I I ��,��jjii-��--� , ; � � ,h � ;;: ��,� ;� � � ;� � i �ii'�i�i�i �i� �� � I il�� i i j� i � � ���I I� � � ��I � f I I, �I �I � i I i' 1' I I I� I� A I I' � R ;q ���Ill�j j�°����'Tli� ;a � � ��� i I. I I � I � I�i��i �II�� � I�� 1_�til� � I I '���i���� * —7 Ij' II I I �i —e ' i � Ig�i� � � i�� � � ��I�I� � �i I i���ii�i���i I��,��I I I I �'��I���I��i � �II Ii��I�l� I���!���''i�l iiil`ii�i�;;� i��l����i�i��� i I���I!��i�!�r � ����. I�iIc�Illilil ��ii�i ���I� i��i I i;ilaiii���ii I -- ��l��j�i��l� -- I,V � � i ! ��INi�il�l�l F� Li�'"�.►.'��� � I�� ��������� 4�,.n ��`��1�d_ �°�..'.. � i��s•�:::'�". ��.��-� �'� _ , � I .: ...�..�. . �� � �� , �---- � ,I��,: �� �ai�� � . �l� F� v. �► �. .�t.� �.1� _� - � r��'���� �"` .� �i G��, ,�a��e�er �s � I � _ �� ��� ���0� � �w► �P;v�p � _ � uiD��J ��, ..y r � � � `�,�a iii:�'��� ' . l�� ��- �' d � ° i � ��`�����-�k- 'v ����� -4*`�! � i ��I[1�.u�-..'ai�_ � � ��►.,��;,. ��' r �' �i : iI� _ a . .�r'•'�'•�a�;r� �� . -- �� �� I€� i� � �� "�'I ��3 _ � � °� m=3 � � 85I �C'` � ;' ', r �a ' �, i i —`—t' C�� / ��� �. _.�,, ° � __L � r � f / � ---� � ,J I_. �— �� i � --�-- i � ' i ' ��� � � �v�� ,r.���t; . ��l`�;;�,i _ �� -�— - � �V � � ' ,�� J �I r �__—.._:� i I' I' � � � L_� U L� ` LL i �� �� � �� � � ' � � � --- ; i ( �� � ('" i- - , ; � �. m � � Z''` ` � %" � = ' � � -, �� � `,�� r- ��. �� i ',.y � I !�' i I �,, ! �, ; i � � �� N ' �i�l I � III {I I � �i ti� ��j! �i� .' I �'��� - -� ,�� � � i 7 � ) 1 `_ 1 � ,� , �, u y� �� us .! � F . � , _ � �, � \ , i 1 �a. ���� _�� 13 3NIl O1V ' 1 13BH 1 'I I fC0 � I� � d �i U m 1i C "� �' m � �g i �! � � � ia � c N � ' � � .� �' o �� � � � z �� a a' � � m� ��,, �� . � l[. i, �i �� ����� f �J ���� � � � � ��� � $ �� N�o ������ � �� g ��� ������ � ���� a ��z � ����N❑��- 5 � 3N' � � � �F �� �������� � 9��3= �'a���'e��� �8� �� � � � � o°a°o°o ��3�����3� � � � � �� � !� , _�°�� 3�� � �� � N i � � ������ ���� ���su� ����_ �e� � Z� O 41D O o � � W 7 /;, I�N+ '�� � ia � '�����m������ E '° ���es• m�� � 'S 5 �i W i a � � �'���� �;o���� \� � ������ � ��������� ; �� � �3� �$8 ��� ��s���� � K •;�i � I � �O ea ��� oad�o�o� �,LNno� ���d� �idn �o NMOl �Jal�f �I�8W11 ���� g�a��3�� ��$���� ��� �E ��� �, , ������� `� � ����3I�� � � �� � � � U � '� C f0 (� C� 'E �� `� ���� � � � � � �F`� ����� � �� �� k�� � =�N �� � � �� � ��� � ��� � �� z� � �g� ������0� ������� � �� ����� � ��� �_ � � �� �����"����s��� 0 0°0°0 ����3����� � �� �� �� � �� ��° ����� � � � � �����_ ����������o� x o W � O �QIPpi�O� jN� O 4 W U N�����s��s�� o m � Z � �� ��� � �� ° ����� � � ������� � ���$����� ��������� > ��� aa : ���; oad�o�o� �.LNno� ���d� �idn �o Nnno� ��oia a�ewi� � � - :� � _ � N � 1 � � � . I I � � -��� � �. �I. . � �. ' o . ° �, I �. _I �. � . N . � ' ,' O -_ -. � �, � —, �- 1, � -��� i �J _� i �- M � � � � --- _- —�- -- \ . — /'� � � � _� � �/ ��_ . � I � � . � � � . I . 0 � , NI I \ � ''. � O -_ r. V O .-� !I 0 � � -- � . � �I� ` 1 l � .� � � �, � �g�� �� � �� �� M �� � J �� � � � � � � � � � � �, m� : �v U �i � � C Nc C � � C � M R� � a. U� I � e� � � � V � � . �ci �- �t- m � � O , � 00 z�O �O > J O � � �/ l � O r--I W W } � Q Q � U� � � � J C� � � O Q � � � W z ��o� �z ��O � CI� J � w <C F" O � �o ct) z. 00 J �r- � Q z O u� > � m � tn � Q $q�8 ���� ae o24e 1 `�a3 ��e� a5g; ' m��m � rB'� I 9gg�� � � �aE�am = to8� - R z $�g�g £ �3 g d a° - �a °9 �� �� a�o M� a 8z° .Y,9 ° ��� �� _ ��� �s _ §yo 96 � xx= <m � u �S i9e€2 ��9�� �. . Sfr&ob ... .y-E,> _m9�A C F$ � . g� °i �a Fe� tl e 8 � � i 33 I' oa�i I � a �a I � � ��e s � o ° � � � F o � � < - fi �I 5 E � 5 s p - � S- = � p� E �� Q >a � _ 1 �� -.€I� F� e � � �= 1 ��o _ eL � O6�I � � �I�I 8 � _ g I I z _�t_ _ ��. i 8 i FI � s _ 1m � � � � _ y � � i� _$ �� � �c � � � � � �G � s'� .p� �� g4. � � 63U g�� ° Y�'! ��� — aE t� �F n z� _ ¢„ _ - gs �a �� es `� � 94 3� � �� •#?I�� � K�� -- � °y ' 'i .. �: �@# �0 3 �5 ..:oi s � �� = a= �os i u o€,_� s€ -�� { �'b ° o ",gy � 3 c � 4 �. _ � � a � 5 5 2 E 5 c � F a 1 � a ° e nI � � � ` � e: a �a � � � $ °Iz � o �� � � s gB g � _ �m I s'� � u r e ml � • � - ❑ - � e � E8 � � _� � _ � A� � �w � < � � � 2I I � � a) � � � � � � w � u � E' � ' ° avJ � 4�. � ` � p �' J � xa � s 9 � .9' �� � �� � � � o �°g �� �g� m C 1'•�` �d^ � z d�_ �� _. �no � . e' �� ' . . . ¢_� "� �_ �'_ � 52b �..� h�8 �� . . . � . ttm � O p Z � "p' =\ _ ' <O (J ' 3 N ,g� - - \�Uv P �6 .m �9 R� ��, a� � . � � . � �,'-K � W � ��"'°"� `� �,. ` _= `; '" a a � ,` m �" ° �' � s � ;� \ � m=� '� � i fll �-:1 � e� ,� `c ��sC, ; ��< � � \ ,�' � � � � s a §�„ — ` �k� ��\m\>n\'�� � � � � � ��; u�a \ s��� ^\<. ���a. ' . � � . � � . . - -�° ��� . \���i �� �'/ �\ %. J � . s �° �� -,�/_ 4��`� .. x�,:&m.�a �\�� � �S � " �' $ ���mn� � ��� .- � II M in � ��. II M h II 2 � . �FIIw011 ��1 � � � O � U z O U •�. � �o¢rc.si� aga � � m N � OO. � O� zo O� �O > -' Om� ��� � �, o ��w �QQ ��� F--��J ��U OO� Q�m� z z� `��o�. �mo � (� J � � � � � z z� 00 J � � z^ V,n VI � Q m � � W � Q °?j� ti "�`�b C �sd a �'t'2 = �� i :\ Ef �� : �� --;�%�� �� � ,� �-„ �'s r,^' i ;,� ���� a S O N N m m � �] 'N NZ� W ('J Q Q Z 2 a��� y � z " 0 � � • � �`��� �.� i� � .Z�e�artment of Public Warks & �'ranspc�rtation 13�19 Elkhorn .L7rive T>'ail, �O 8�657 970-479-2158 Fizx: �?'1t-479-2166 www. vailgav. com �1�,��Ci7 Ta: Gearge Ruther, Directc�r of Community I�evelopment From: Tom K:assmel, Town Engineer Ite; PEC Review of Timber Ridge Redevelopment Date: 3/1 bI l0 The Tawn of Vail Public Works Department received the revised PEC Timber Ridge Redevelopment plans and response letter on 3/11/10. Based on these revised plans and respanses, the following list of issues shall be conditions of approval. Each of these issues sha11 be resalved by the Developer. The Developer sha11 submit re�vised plans to the Town of Vail Community I�evelopment Department for review and apprc�val prior ta issuance of a Building Permit or as further noted vvithin. Condi�tions af At�urovai: 1. Transit Area; a. Shc�w a pedestrian connection along the north side of the transit loc�p (wl stairs as needed) tc� a crosswalk across the west drive entrance to south 4f the club entrance. 2. West Entrance ArealPaarldng; a. The drive lane sha.il be shifted sc�uth after the curve as it enters the east existing housing to maintain the existing parking on the north side of the drive aisle b. Relocate the ADA parking as disc�ssed on 3/15114. No pazking shall occur within the Transit Area and Transit intersectians. 3. Fire L�ne/Ped Pat�t Areas; a. The Fire lane/ped path connectian ta the entrance drive shall feel pedestrianized, yet accornmoc�tc �rrtezgency vehicles and maintenance vehicles. The fire lane s�a�l be modified as per the discussion on 3/15/10 and the conce�atual sketch as provided c�n 3117114. Final approval may require additional char�ges when a mare detail plan is provided. �. Engineered analysis on the existing condition of the gabion walls t� remain will �ae rec}uired, details on haw to connect to existing gabion walls and hc�w to build walls beneath the existing gabion walls will be required, as well as constructian shc�ring plans showing no irnpact ta the adj acent properties. S. Frc�niage Road; Attachment: E a. A CDQT access permit appraval will be requized prior ta approvai. b. Full CD4T frc�ntage Rd design plans will be required as a part c�f this project c. A full width overlay will be required as a part af this prt�}ect far the limits t�f the �rontage Rd improvements. d. Tapers and Decel lengths shall match Traffic study recammendations, e. Frantage Rd. should�r widening shall occ�zr to the sauth to the extent possible. b. A bus stap sha11 be designed and constructed an Lions Ridge Loop in a location detez-mined by the Tawn, 7. Drainage•, a. Provide a:Drainage Repart far review and approval. 8. A preiizninary lighting plan layout has been provided shaw lighting type, fixtures, power saurce, dimensian spacing. The lighting shall rriatch the Frontage Road Lighting Master Plan. 9. Building, a. 'The Enviranmental report irtciicates that the gopulation of this new development will be �552-570 individuals haused in 3S2 �znits as compared to �424 in 146 i.�dividuals housed in lOb units today. The e�sting calculation is based on I Ob 2 bedroom units vvith 4 persons per unit. What is the developed popula#ion based on? The current 352 unit count contains 544 �edroorns, at 2 persons per bedrot�m, the resulting population would be 10$8 individuals. Please provide a substant�ated clearer analysis af antzcipated housed people on site. b. Shovv typic�l dimensians for parking spaces/drive lanes etc... These will have to meet Tawn ccrde. All exposed surface spaces �re 9ac19 and garagedJcovered are 9x18. Crass-over aisles shall be 30' unless a variance is approved. c. Show snow storage areas for t�e to� deck of the parking structure. d. The groposed short-term p�rking spaces c�n the first floar of the garage shall be managed and signed as such, 10. Traffic 5tudY; a. The Traffic study will need to be updated, cance the final program in the development is determined. b. Note on the Traffic Generatzon Sumn�arY that the i 7 i units is based on occupancy nat capacity. c. The traffic engineer will need to include in the traffic repart a sectian on the adequacy of the short-term parking spaces. 11. The development will require a public art camponent. 12. Please add Utility Signature block and have all utilities providers sign ack�avvled�ng their acceptance of the utility design. 13. A CDC}T access permit sha11 be apprc�ved pr�or to Civil P1an and Buildin,g Perrnit sub�nittal, and a CDt}T Notice to Proceed set of plans shall be approved pzior to approval of Building Permit. 14. A CDPHE Perniit and all applicable AC(�E permits (i.e. Dewatenng} sha11 b� subrxaitted priar to coz�struction. 15. If temporary andlor permanent dewatering is �nticipated during construction, a dewatering sc�ils analysis wi11 be required by a qualified licensed engineer analyzing the impact to adjacent prc�perties(i.e. settlement} 16. Prc�vide full civil coz�structian drawings camplying ta Town of Vail standards priar ta building pertnit submittal. MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: March 22, 2010 SUBJECT: A request for the 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), and a request for the review of a variance from Section 14-6-7, Retaining Walls, Vail Town Code, pursuant to Chapter 12- 17, Variances, Vail Town Code, to allow for retaining walls exceeding six feet (6') in exposed wall face height, located at 2399 North Frontage Road West/Parcel A, Resub of Tract D, Vail Das Schone Filing 1, and 2310 Chamonix Road/Parcel B, Resub of Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. (PEC100007, PEC100008) Applicant: Town of Vail, represented by VAg and Belford Watkins Group Planner: Bill Gibson SUMMARY The applicant, the Town of Vail, is requesting a review of a conditional use permit and a retaining wall height variance to facilitate the construction of a new fire station at the former Wendy's site at 2399 North Frontage Road West. Based upon the review of the criteria described in Section VII of this memorandum, the Community Development Department recommends the Planning and Environmental Commission approves, with conditions, this request for a conditional use permit. Based upon the review of the criteria outlined in Section VIII of this memorandum, the Community Development Department also recommends the Planning and Environmental Commission approves this request for a variance. II. DESCRIPTION OF THE REQUEST The applicant, the Town of Vail, is proposing to construct a new fire station at 2399 North Frontage Road West, the former Wendy's site. This property is located within the General Use (GU) District. Pursuant to Section 12-9C-5, Development Standards, 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 proposed fire station building is composed of three fire trucks bays (two drive- through and one back-in), administrative offices, training rooms, on-duty staff shift quarters, and fire academy residence quarters. The applicant is requesting a retaining wall height variance to facilitate the replacement of the existing failing timber retaining walls. The proposed retaining walls will be 6.5 feet at their highest point (exceeding the 6 foot height limit). A vicinity map (Attachment A), the Chamonix Master Plan Neighborhood Block Preferred Option (Attachment B), the applicant's project narrative and parking management plan (Attachment C), proposed architectural plans (Attachment D), an exterior materials board (Attachment E), and a conceptual three dimensional model (Attachment F) 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 and employee housing. In 2007, the Town of Vail acquired the subject site 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 2008, the Town of Vail rezoned the subject site from the Commercial Core 3 District to General Use District through Ordinance No. 26, Series of 2008. In January 2009, the Vail Town Council adopted the Chamonix Master Plan. The Master Plan established the Neighborhood Block scenario as the preferred option for future employee housing on the Chamonix Parcel and a new fire station on the subject site. In January 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 selected the consulting team of Vail Architecture Group and Belford Watkins Group to design the new fire station. The on- going design development process includes the involvement of a West Vail Fire Station Committee composed of the consulting team, members of the public, and Town Staff. On June 22, 2009, the Planning and Environmental Commission held a work session to discuss the preliminary design options/scenarios being considered by the West Vail Fire Station Committee. In general, the various scenarios being considered by the Committee at that time involved a building with three fire trucks bays, offices, training and conference rooms, on-duty staff residence quarters, and fire academy residence quarters. On February 3, 2010, the Design Review Board held a conceptual review of the most recent fire station design concepts. The Board was generally supportive of the overall design direction. The Board directed the applicant to continue using natural exterior building materials such as stone, rather than exploring alternative materials like decorative concrete. On February 8, 2010, the Planning and Environmental Commission held a work session to discuss the proposed fire station. The Commission was generally supportive of the fire station land use; the proposed building height, bulk, and mass; and the preliminary concept of a retaining wall height variance to accommodate the reconstruction of the existing failing walls. Individual Commissioners noted concerns about the number of proposed public parking spaces and the amount of landscape screening. On March 16, 2010, the Vail Town Council, in the role of property owner, directed the applicant to proceed forward through the development review process with this proposal. The Town Council directed the applicant to reduce the number of new trees proposed on the landscape plan. 2 IV. APPLICABLE PLANNING DOCUMENTS Title 12, Zoninq Requlations, Vail Town Code (in part) ARTICLE 12-9C: GENERAL USE DISTRICT Section 12-9C-1: PURPOSE: The general use district is intended to provide sites for public and quasi-public uses which, because of their special characteristics, cannot be appropriately regulated by the deve/opment standards prescribed for other zoning districts, and for which deve/opment standards especially prescribed for each particular deve/opment proposa/ or project are necessary to achieve the purposes prescribed in section 12-1-2 of this tit/e and to provide for the public we/fare. The general use district is intended to ensure that public buildings and grounds and certain types of quasi-public uses permitted in the district are appropriately located and designed to meet the needs of residents and visitors to Vail, to harmonize with surrounding uses, and, in the case of buildings and other structures, to ensure adequate light, air, open spaces, and other amenities appropriate to the permitted types of uses. Section 12-9C-5: Deve/opment 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 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. 3 CHAPTER 12-17: VARIANCES (in part) Section 12-17-1: PURPO SE: A. Reasons For Seeking Variance: In order to prevent or to /essen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this tit/e as would result from strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practica/ difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the /ocation of existing structures thereon; from topographic or physical conditions on the site or in the immediate vicinity,� or from other physical limitations, street /ocations or conditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. Section 14-6-7: RETA/N/NG WALLS (in part): A. General: All retaining walls are reviewed by the design review board or the administrator to determine compatibility to the existing topography and the materia/s in use. Retaining walls shall not exceed an exposed face height of six feet (6). Within a front setback, retaining walls shall not exceed an exposed face height of three feet (3), unless re/ated to access to a structure constructed on excessive s/opes (in excess of 30 percent). Retaining walls associated with a street /ocated within a public right of way or access to an underground covered parking structure are exempt from these height limits, but must be approved by the design review board. hamonix Master Plan (in aart "The master plan is intended to be used as the deve/opment guide for the Chamonix Master P/an Area. The plan identifies the /ocation for the fire station and the employee housing....Locating the fire station on the southern edge of the property a/so /ocates this more commercia/ type use farthest from residentia/ deve/opment." "The fire station design shown in the Neighborhood B/ock scheme was the consensus a/ternative of the Fire District staff and the Advisory Committee. The building foundation itse/f provided retention of the steep s/opes to the north of the site, and thereby offered the most cost effective design. " "The main access street, which gained access to the site from Chamonix Road, bisected the site...The main street passed through the deve/opment to the fire station site. While access to the fire station was intended to be limited, this configuration allowed for dual points of access to the site, thus alleviating traffic congestion. " The Neighborhood Block scheme recommends 26 fire station parking spaces. V. SITE ANALYSIS The site specific development standards of the General Use District are not quantified by the Town's Zoning Regulations, but are instead prescribed by the Planning and Environmental Commission during the review of a conditional use permit application. Address: Legal Description: Zoning: Land Use Plan Designation Current Land Use: Lot Size: 2399 North Frontage Road West Parcel A, Resub of Tract D, Vail Das Schone Filing 1 Housing District Chamonix Master Plan Area Public Parking 55,365 sq.ft. (1.271 acres) 0 Development Standard Allowed/Required Proposed Setbacks (min): Front (South) Rear (North): Side (West): Side (East): Building Height (max) Density Dwelling Units Density GRFA (max): Site coverage (max.): Landscape area (min) Parking per PEC per PEC per PEC per PEC per PEC per PEC per PEC per PEC per PEC per PEC 15ft 33 ft 78 ft 91 ft 45 ft. 4 shift sleep rooms, 12 resident dorm rooms 5,232 sq.ft. (2,164 shift and 3,068 resident) 9,249 sq.ft. (17%) 27,176 sq.ft. (49%) 26 surfaces spaces (10 tandem) 3 apparatus bays (1 back-in, 2 drive-thru) VI. SURROUNDING LAND USES AND ZONING Existinq Use Zoninq District North: Future Employee Housing Site Housing District South: CDOT I-70/HWY 6 Right-of-Way n/a East: Gas Station Heavy Service District West: Residential Two-Family Primary/Secondary District 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 fire station 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." There is a long documented need for a fire station in the West Vail area, and the Chamonix Master Plan recommends the station be constructed on the subject property. The master plan's preferred Neighborhood Block Option site plan has been attached for reference (Attachment B). Staff believes the proposed fire station building location and design, along with a new street connecting the future employee housing to the North Frontage Road, are all in keeping with the intent of the Chamonix Master Plan. Therefore, Staff believes this proposed conditional use permit will have a positive relationship and impact on the development objectives of the Town. 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. 5 There is a long documented need for a fire station in the West Vail area, and the Chamonix Master Plan recommends the station be constructed on the subject property. The proposed fire station will provide a greater level of emergency services, with shortened response times, to the West Vail area and the Dowd Junction portions of Interstate 70 that will greatly improve public safety. Therefore, Staff believes this proposed conditional use permit will have a positive effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. 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. This proposal for a new fire station includes 26 off-street parking spaces and a new street connection to the future 58 unit Chamonix employee housing site to the North Frontage Road, as recommended by the Chamonix Master Plan. This new street connection to the future employee housing will provide a second entrance to that development site that will reduce the number of vehicles accessing the site via Chamonix Road. This new street connection will divert vehicles from the near-capacity north intersection of the Frontage Road round-a-bout to the below-capacity west intersection. This new street connection has also been designed to accommodate a future connection to the adjacent gas station parking lot, should CDOT require the closure the gas station's existing south driveway as part of a future redevelopment of that property. Therefore, Staff believes this proposed conditional use permit will have a positive effect on 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. 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 zone districts adjacent to the proposed fire station include the Heavy Service, Housing District, and Two-Family Primary/Secondary District. The following is a summary of the development standards allowed in those districts: Heavy Service Housing Primary/Secondary (Shell gas station) (Chamonix site) (adjacent residences) Setbacks (min) 20 ft. 20 ft. or per PEC 20 ft. front 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 per 20% of lot PEC Landscape Area (min) 10% of lot 30% of lot or per 60% of lot PEC Staff believes the proposed fire station development standards (setbacks, height, site coverage, landscape area, etc.) outlined in Section V of this memorandum are in keeping with the context of these adjacent zone districts. The proposed building is a two-story structure that is 45 feet in height. On the first story of the building, the administrative areas have floor-to-ceiling heights of approximately 11-'/2 feet and the 0 1�Ill� apparatus bays have a height of approximately 18 feet. The second story areas of the building range in floor-to-ceiling height of 9 to 16+ feet with attic areas above. The "reverse gable" roof design has its highest points at the perimeter of the building, rather than at the center of the building as with a traditional gable roof. This reverse gable roof design adds height to the exterior fa�ade of the building compared to a traditional gable roof. There is between 58 and 188 feet of street right-of-way between the subject property and the edge of the actual North Frontage Road. The proposed fire station is located 88 feet north of the street's edge of asphalt. The applicant, in coordination with CDOT, will be landscaping this area to provide an additional buffering beyond the proposed front setback. The proposed building location, parking and drive lane configurations, grading and retaining walls, etc. have been designed to accommodate the future Chamonix employee housing site. The West Vail Fire Station Committee (composed of the consulting team, neighborhood representatives, and Town Staff) and the Town's Design Review Board have been involved in the design development process for the proposed fire station. Their input has been incorporated into the site planning and architectural design of this proposal. VARIANCE REVIEW CRITERIA The review criteria for a variance request are prescribed in Chapter 12-16, Vail Town Code. 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. The applicant is requesting a retaining wall height variance to facilitate the replacement of the failing existing timber retaining walls on the subject site. The proposed retaining walls will be 6.5 feet at their highest point (exceeding the 6 foot height limit). The proposed retaining walls are located at the rear of the fire station building with minimal visibility from neighboring properties. The heights of the proposed retaining walls have been dictated by the existing steep grades on the subject site and adjacent properties, the location and engineering requirements of the street connection to the future employee housing site, and the turning movements of the Fire Department's emergency vehicles. Staff believes this variance request will have a positive affect the existing or potential uses and structures in the vicinity. 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. The applicant is requesting a retaining wall height variance to facilitate the replacement of the failing existing timber retaining walls on the subject site. The proposed retaining walls will be 6.5 feet at their highest point (exceeding the 6 foot height limit). The proposed retaining walls are located at the rear of the fire station building with minimal visibility from neighboring properties. The heights of the proposed retaining walls have been dictated by the existing steep grades on the site and adjacent properties, the location and engineering requirements of the street connection to the future employee housing site, and the turning movements of the Fire Department's emergency vehicles. Staff believes this variance request is to the degree of relief from the strict and literal 7 interpretation and enforcement of a specified regulation necessary to attain the objectives of the Town's regulations without a grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. The applicant is requesting a retaining wall height variance to facilitate the replacement of the failing existing timber retaining walls on the subject site. The proposed retaining walls will be 6.5 feet at their highest point (exceeding the 6 foot height limit). The proposed retaining walls are located at the rear of the fire station building with minimal visibility from neighboring properties. The heights of the proposed retaining walls have been dictated by the existing steep grades on the site and adjacent properties, the location and engineering requirements of the street connection to the future employee housing site, and the turning movements of the Fire Department's emergency vehicles. Staff believes this variance request will have a positive effect on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. IX. CONDITIONAL USE PERMIT STAFF RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission approves, with a condition, this request for a conditional use permit. This recommendation is based upon the review of the criteria described in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve, with conditions, this 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 public buildings and grounds (fire station), located at 2399 North Frontage Road West/Parce/ A, Resub of Tract D, Vail Das Schone Filing 1, and 2310 Chamonix Road/Parce/ B, Resub of Tract D, Vail Das Schone Filing 1, 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 applies the following conditions: "1. This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approva/ of the associated retaining wall height variance application. 2. This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approva/ of the associated design review new construction application. 3. The applicant must obtain CDOT approva/ of a Notice to Proceed set of plans prior to constructing the new access points. � 4. Prior to the start of construction, the applicant must obtain a Town of Vail Public Way permit and comply with the Public Works Genera/ Conditions for construction. 5. Prior to the issuance of a temporary or final certificate of occupancy, the applicant must execute an amended final plat to establish all necessary permanent easements. 6. Prior to the issuance of a temporary or final certificate of occupancy, the applicant must obtain Town of Vail Public Works Department approva/ of a Revocab/e Right-of-Way Permit for all improvements in the street right-of-way. " 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 Vll of the Staff memorandum to the P/anning and Environmenta/ Commission dated March 22, 2010, and the evidence and testimony presented, the P/anning and Environmenta/ Commission finds: 1. The proposed conditional use permit is in accordance with the purposes of the Zoning Regulations and the General Use. 2. The proposed conditional use permit 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 applicab/e provisions of Chapter 12-16, Conditional Use Permit, Vail Town Code." X. VARIANCE STAFF RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission approves this request for a variance. This recommendation is based upon the review of the criteria outlined in Section VIII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this variance request with a condition, the Community Development Department recommends the Commission pass the following motion: "The P/anning and Environmenta/ Commission approves the request for a variance from Section 14-6-7, Retaining Walls, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for retaining walls exceeding six feet (6) in exposed wall face height, located at 2399 North Frontage Road West/Parce/ A, Resub of Tract D, Vail Das Schone Filing 1, and 2310 Chamonix Road/Parce/ B, Resub of Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to approve this variance request with condition(s), the Community Development Department recommends the Commission makes the following findings: � "Based upon a review of Section Vlll of the Staff's March 22, 2010, memorandum to the P/anning and Environmenta/ Commission and the evidence and testimony presented, the P/anning and Environmenta/ Commission finds: 1. The granting of this variance will not constitute a granting of special privilege inconsistent with the limitations on other properties classified in the General Use District. 2. The granting of this variance will not be detrimenta/ to the public hea/th, safety, or we/fare, or materially injurious to properties or improvements in the vicinity. 3. This variance is warranted for the following reasons: a. The strict or literal interpretation and enforcement of the specified regulation would result in practica/ difficulty or unnecessary physical hardship inconsistent with the objectives of the Zoning Regulations. b. There are exceptiona/ or extraordinary circumstances or conditions applicab/e to the site of the variance that does not apply generally to other properties in the General Use District. c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicants of privileges enjoyed by the owners of other properties in the in the General Use District. " XI. ATTACHMENTS A. Vicinity Map B. Chamonix Master Plan Neighborhood Block Preferred Option C. Applicant's Project Narrative and Parking Management Plan D. Proposed Architectural Plans E. Exterior Materials Board F. Conceptual 3D Model 10 Attachment A .'� . �, � � , � �� °��� f �� "-.� � _ � + �. ' ■ � ��e. �q � .' � � � f r 7S n� � � `• - � .1 `� ' ' � ' � 8 :� . � � n�� + � I ,4 �� r{� `� � � ��k _ ��- ! • � l - y ?1 T �f �, • ��? �f! � . � f a � ��� _ � � � � � + ' n; j„L � � .rM, R .. , t���. � Y n . �s • � �#" ; ,_ °, � �� � r. J�c � � -��;b {.v � . �:i. �71 �J; #� �,�� ' ` If . •��?v�. � ��` V r� ,�� � J' '' k F (f� ,�` � }�t +r- �'' ';;rt° - _ � ,,,_::�.._:. � � �: . = c� : � ' � ❑ •�,; . �.� . , -. �;. � � _ y - ��.;.;�:. 1��' �'" : F � �y � �:_.�'".. '-'���� ,�.� �. ,;;���. , ��- � � - ' � � � x� �7` "'� F ' - _ ' - � � �. � � - � � � � � �-� L �i O . '� � ' ��.� �r' ' . � .� 4` �a f 1 .� �' � � 8 ��' �� � x i' i v' ' .. � � i ..��.� ��� �� Y � � _ •�- ' -` . , ' ,!�� �:.;,' •����.� . ra; :' � � 4 . �r • 1 � t� � =� �. : : • - ; -;''; f\ ��."+ ��+. 1.;; � • . .Lv � �/ ..'. . "' -y1�( y•4��� ti� i . . :k.:. .a ._`+;��,. � �t ' s .: . � =. . �`� . r� � - '�5 ��k.'��'`�:� �' . 4 . �'. .'S-,i ��'�� #� •�" "ti.i.r. }'.?''�y.�. . y � _`Z , a+.-'. � " . .' ' �.��yt - .� :�.� k' t���' � � . s_. ,;.'� . . . . . y� . — - -- . ..4�' _ . �r S�� . _ �- `� _ * . �..A. � ; �. : +` . . . �_ s� ! l�ih'. ' ' `.i. z'� - -' f - T�'y. - � i � . � c . �+ . � �. � � ' ' � � �9�, . ' � �''sy'.'� —�— �' :,}:� ,�{�~�.��! ✓ �,�,�,Fj��'^� ..S�RT�- ..:. �.�; .__ i is� ' � . L •'i y � V 1 ` �. N :.�, ``� [V LL - �= I 1 � �i p I ��, . �1"d ' a' ` � ., f . � J - � � � � '. - �� � � �~ "� � Z �, � # r �, . ° - * • _„ ,; vs ' ��r x� - � - . ! �r . � � m [�} . g, _. � o N O {y - � . � � ry _ = r.�•. ,. � _ �� .; � C �'� �� i � " � ` � � �r Cl. � � -% O � a � O J� � f'S". r���+ � � O �� � : �ti' . � � � . r� O 1M1 y� r� � � i �,. � ry � . . i � A` J� p i� W ' O � ` � 4} ' � Iti q[`{ � C�, . � . - �~ O r � • � o. }.� � ,'-' i�t J �� Yi � • � .'� .� ... ' . 11 Attachment B . --� ' ''�,ti �,` � �- � �� Q � ��� � � � L! � 4 '�.�_ � g� c: r., - ci :o- ` � � - - - - ,:�- - - � a mp��� ;; IJ ��� �.��.—�.. l � NC��9 F_' n'.;Y � L — — � --. �~� � 5�w ��� ^ 'I•i� • � ` , � � ¢ 7 O � �• � Y � � a ' .: � : ,� � �, - i , �� � � , �� ;'i �;� i � m � r ilI . �I {'SS ' . � � r 4 � = � � � i ` ---- �' .' '' � � ' .. }i � � � � � � � {�� ,� a + � ,. % �� .: W � 2'� � � 8 � 3'ff .. � � f�, - . t 'i� i �i1 —'�� n ❑ � n * _• _�__� 11' � i� : ' � I,� II i �� T ^ N N r] �.i � X ��� � � � .' r t % � , � ; � �S �i 5� ri --_ --- - _ -- , �,��H .� , 1_ � � � � � _ � . . -� - I a � � v. - F � V I �i! l -' - � �� � `i i J� � il� . _ . ;�. , _ " , � . ' .i� .I i I �i'�' 4 ; � . � dl � � � �� � -. i �. � .' � � /�ti �44 � �. .''p ' . - . I ,lt•• �'� I� I y�l � p � � � ;. j . -_ - _ ��`1 � � /' r � � � � � l � ' ��- � � � � t-•�— _ t �' � �+ ��\ "ti ----r. ----- -y �' � ;�;'� . � \ - . .. r-- -. � � � � _ � , �,. -� �. , � �� �,' ,' - � _- r � � �I , , _ � �� ---- :� � } l� _ ��: � "_--; , , -� _, _ ,- � '-���-•` --�,�� � �' 4 ; . L� I — � r- .�� � � .. _. � I i � � � ' _ - � -_� I' , � - � �ti � -7 .: � ' �— � . I.,�' . - �i -_ � ' � i � ! --`,I �_ ��t ti � � i -- i i - - _ I i— � J � ���4 � � � � r— —{ -_ � -' I I ' ,':;�, -- -', _ ,f _ _ I _ - �-, ���� � - � , - --- ---- �, � .-�, , � ���j -- , . , .� i _ - -= -I--=- _ _ _ __ -_-___- y1 li � .� } � � - -' � . . �. -ri1 i� �.�� 'i �il .�ti - �t, -_ i• _ i + i i ; i I � � ----- -----'---==_�- .�LJ i � il ! S � ` . ___" ' _ _ --- +y-`" ! _- � _ -_ l � \ , t �'�`�- : �� i 1 . i�_' ii"_ �.� �J �` ' �� i ,. � ! � ' ` i � �- 1 �; '��/ ��� � -- � -- F r I . ` �" i .i \` . � .�. � J " ' • �� ��,\ `. f { s �, � � ; , . � `, � � ' - � - � ,�, � � �-.���f ��- _ �. � � � � � ���, . � � _ ��v � l �,� ,� � ,,- r • �' � �t 1 \ k •� ,' 4 f� _ � �r \ .: s . �+. � � � � t l`L ! r � � ' . ' i ����'. 'r -� 17 � �� +: � 3 t „ _ . � � �. r� r � '.�' � �v� . _ - 4�r ■, - - [ ��y,, r - ` , p r �,`,�I �-� jfl� � } � � � : . � �, � � 12 � � � � � � � � Atiachment C Site and Landscape Design Narrative f+nr the We�t Vail Fire Statian Design Development Version — February 17, 2t}10 — VAg, Inc Architects & Planners Pectrt� Campos, RLA I ASLA —,Senior Lttrtdseape Architect Gaals of Landsc�pe Design: The landscape design far the West Vai1 Station aims to accc�mplish broad gaals in arder to address specific site cc�nditions per the 1t�catic�n of the faci�ity within West Vail and high visibi�ity adjacent ta Ir�terstate 70, as we1� as the nature c�f the facility as a public emergency respc�nse facility with residential and community-c�riented shared uses. There are various elements and gestures that are included in the c�verall prc�ject and landscape design ta accomplish these gc�als, which are the ft�ilowing: • Water Conservation & Low Maintenance. � Prorninence and Identity ft�r the facility as `civic' anchar in West Vail. • Place-making and camfc�rt fc�r all contemplated user groups, • Screeniut�g af site from residential neighbc�rhoc�d. • Filtered views frt�m the Interstate, allowing same day-lighting while establishing same screening. • Ciarity of Circulation & Safety. Water C+�nservation: The majc�rity of plants specified for the project are adapted and suitable to aur local climate and environment. They are draught tolerant and l or have medium to low water requirements. There are no blue grass turf areas within the design. A]i horizontal landscape �urfaces to rema"in unpaved will be treated with ground cover ar vegetation including arganic mulch (pine beetle kill lodge pc�le gine bark available through the Tc�wn of Vail). Cavar sheep fescue, a highly drougl�t tolerant bunch grass that requires little water and maintenance while keeping a unifarm turf-like appearance will be used as a surface treatment fc�r select open areas of the site. A re-vegetation seed mi� with adapted drgught tolerant species will be used far areas that have been disturbed. A xeriscape geren��ial barder garden is praposed along the pub�ic east fa�ade af the building to accentuate the entry and prc�vide interest and complement the most pub�ic building facade. �Yhile overall the landscape has been designed deliberately to minimiz� maintenance, there will be some limited maintenance that will be required for the site landscape each year, Select areas of the site will require seasonal preparation, weed removal, pruning and clearing periodically during the growSuig seasan. A water infiltratit�n swale and basin are proposed in the lan�iscape sQUth of t11e building in arder to help infiltrate some af stc�rm run-off water from impervious site areas back into graund. This swale is proposed to be planted with a wildflower mix to create seasonal interest in the growing season. An irrigati�n system wi11 be designed by zanes and c�perated an a time clack, so that zones can be operated independently of ane anather. Low flow drip and pop-up emitters will be to deliver water efficiently ta planted areas af the site. In addition, plants are prapased in locatians to respond to salar and prevailing wind patterns, to create or talee advantage of microciimatic canditions which will also help to conserve water in the Ic►ng run. Identity: This is the first major public facility that will be built in the West 'Vail district of the Tawn af Vail. Furthermt�re the facility will be cc�ntiguous and share a connection with a tQwn spansored ht�using project to the North. It is important to create a sense of identity and an environment that is cornfortable for users, guests, and residents and that differentiates the various users of the site. The goal of the landscape design, in addition ta the architecture t�f the building is to create a new clearly identifiable civic anchor and land mark within West Vail. The facility will be identified with a sign attached to the south east facing fa�ade, visible ta the Frontage Road and to a lesser de,gree Interstate 'TC}. �pecial plantings are proposed alang the driveway entry from the Fr4ntage Road, in order to clearly identify the fire station facility, and in the future, also help announce the re�idential project. Select medium to small size omamentaZ trees with seasanal color and interesting form {Canada Red Chokecherry, Snow and Sumn�er Crab Apples, and Amur Maples} are proposed to punctuate the public entrance and serve as a landmark feature to announce the main entry into the site. Place Making: The goal of the landscape design is to create a place that is cc�mfortable fc�r users (emergency respanders during `down times'), residents from abt�ve, and others users driving and / or walking to ar tlarough the site. The landscape design jwctagoses infarmal plantings with the more rigid and geometric lines of the bui�ding ta create intimacy and as sense of place and privaey comfortable to users. An outdoar gatio is proposed 4n the sauth facing fa�ade of the building between the bays and the main entrance for fire fighters to use as an exterior inforrtaal gathering space. A 1ow seat wa11 surrounded by plantings of arna�nental grasses contains the space to offer some refuge and separation from the rest of the site. Adjacent to this area and just sauth of the building entry is a flat area in which the U.S. flag and flag pale will be displayed surrounded by some facal plantings.. It is anticipated this area may also serve for a future monument, possibly in abservance of emergency responders whc� have lost their lives in the line of duty. Around this area some smailer trees are aiso propt�sed tc� pravide shade for users during the surr�mer manths, while ailowing ample day-�ighting and unobstructed views c�ring t1�e uvinter time, The area around the flag pt�le wi11 be planted with native grasses to add special character. Alang the main building entry a xeriscape `border garden' is proposed. This will be more intensely planted with a combination af riative perennials with diversity af calor, fc�rm, texture and grawth habit and in order to accentuate and announce the main building entry. These areas are intended as `mini' demonstration gardens, similar in character to the gardens adjacent to the playground at I:�onovan Park, and the plant selection and compc�sition to be estabiished in direct coc�rdination with the Tawn t�f t�ail landscape architect's who wi11 ultimately be respc�nsible for the up-keep and maintenance of the praject. Screening of Neighborhoad & Buffer from the Interstate: The facility is proposed in a highly visible area with major frontage and exposure to the interstate 70 and to a lesser degree the West �aii neighborhoad in the hillsides above. Imznediately to the east there is aiso a busy �as static�n and service statian from which visuai and physical separation is important. The landscape design seeks to screen the project seleGtively, to create its own sense of place, while a1low�iz�g filtered views into the facility, sa it keeps its praminence as a new civic landmark in the neighbonc��o�i. Alc�ng the eastem edge af the site, aspen trees, deciduous and evergreen shrubs are proposed to screen the site frc�m the service station and soften and shade the main parking area of the site. Tall formal fountain grasses are envisioned that grow ta 3 to 4' feet in height in order to hide cars while allowing pedestrian to have clear views of the surrounding environment and feel safe, but also to serve as a physicai soft barrier between the two adjacent sites. Some aspen are used for consistency with the rest of the project as well as ta help blend in with the surraunding hillside, which are covered in aspen as the dorninant plant. To the south and south west, a mix of spruce and pine trees (lodge pale pine, Colorado blue spruc�, and L}ouglas fir) are proposed prirnarily to screen the facility from a couple of adjacent residences abc�ve, and also give the building a baGk drap and far sense of scale. The position of these evergreens trees is intended to take advantage of rnicrc�climate and new shade created by the building without obstructing any major views. Facing the interstate and sauth, there is a diverse mix of plants propc�sed including Douglas fir, lanceleaf cottonwoods, spruce, and thinleaf alder. These are proposed in c�rder ta allow clear lines of site for vehicles entering and exiting the site, creating shade in areas that wi11 need it, and softening the exposure to the Interstate. A storm water infiltratian bit�-swale is praposed in this area of the site as a green buffer to create a sense of separatic�n between the Frantage Road and the building. Clarity af Circulat�an & Safety: It is of critical impartance that vehicle and pedestrian circulation be extremely clear to all users of the site, and especially given the shared uses between emergency response vehicles and future residential users frorn above Also given the location of the site in close proximity tt� an interstate exit and a roundabout in a resort enviranment, there is high likelihaod t�f `Ic�st' drivers entering the site erroneously or to ask for directions. Clarity of circulation to and through the different locations within the site is very important to properly orient a11 users and to maintain a high levei of safety. A separated and dedicated egress only access is proposed for fire trucks exiting the building bays. A barrier and appropriate sign will indicate this exit-only curb cut. As already discussed, signage applied directly to the fa�ade of the building will announce the main entry tc� the site and the residential project abave. Additional directional signage regarding pedestrian traffic and emergency vehicle traffic is also ca�led for within the site. In particul�r, pedestrian crossing signs, and signs directing users to the residential prc�ject abt�ve will be used thraugh the site. `Fire staff only' signs will be posted in the appr�priate locations. Sidewalks will be clearly identified and direct users to the nearby bus stop, to West Vail, and to the residential project above. Space far a future sma1� mc�nument sign for the residential project wi�l be left open at the interface between the properties so in the future it can demarcate where one project ends and the other begins. Parking will also be clearly �narked and delineated — which parking is for guests, for handicap, for staff, and it�r pul��ic use, and any time restrictions that may be iznposed. Pedestrian crasswalks will be clearly delineated using `zebra striping' tt� help siQw traffic entering the site and clearly designate where pedestrians are t4 cross the driveways to minimize random foot traffic tnrc�ugh aut trie site. ---- End c�f Narrative ---- .;�.. _. ��� �� VAg, �nc. Architects & Planners � ���IVE • ' it M � +ir � � Vail Fire and Em�rgency Services Station #� Parking Narrative The fc�llt�wing minimum number of 26 parking spaces was determined, reviewed and approved by the Statian task forces and the Town of Vail public works and comrnunity develt�pment departments. The amount was determined based upon the number of users and existing vehicles owned by the TOV fire department and the following rationale; Type of User Residents Shift Administration EM vehicles Public Accessible space Totai; Type of Vehicle En,gine Ladt�er Truek Police Com Van Haz�nat Trail�r Hospital Trailer Spare Engine Quantity Rernarks 12 total of 12 residents, but 2 are always statianed at �ther locatians, they will be bringing their gear with them and thus in mast instances will be usin� their 3 5 2 3 1 car 4 members of each shift, 1 of the 4 is always a resident 4 current adminis�ration positions, but would like to plar� 1 adclitiQnal space for a future operatians or administratian positit�n 3 current trucks (includes Wildland truck), l, Wildland truck, is used full time by staff and not parked at any af the fire statians there is no comrnunity room and therefore the day to c�ay public will be lirnited to those having a meeting with the depatlment, 1 will be designated as a fuel efficient parking space Z required 26 ontdoor spaces Quantity Remarks 1 �oeated in engine bay 1 1�cated in engine bay 1 located in engine bay 0 1 tc� be ic�cated at Main Vail station 0 1 but it is not TOV �re departments equipment, TOV public works to review with hospital to have it rnaved from public works 0 1 to be locatec3 at East Vail station $rt�sh Truck Q 1 tc� be lc�cated at Main 'Vail station �uture E�gine 1 to allow for future growth Total � spaces in bays Nc� decluctions have been made far car paoling c�r the use of public transport althaugh this currently 4ccurs within the fire department and, thus, it is anticipated that several of the 26 spaces will be Qpen cansistantly .�, �� VAg, Inc. Architects & Planners Vail Fire and Emergency Services Station #3 Parking Management Plan Refer also to the parking narrative which explains the 26 determined parking spaces required to service the day to day functions of the station and the addition of future staff. It was determined to take a management plan approach to address the more infrequent events that might require additional spaces as this is consistent with a sustainable approach to site development that encourages the current car pooling taking place, future carpooling and the use of public transportation. In addition, a planned approach reduces heat island effect, resources and construction costs. The instances of infrequent events have been identified as follows: • Meetings including more than 3 members of the public arriving in separate vehicles: It was discussed that these meetings occur approximately 6 times a year and are always scheduled for a specific day and time. Administrative staff will coordinate that there will be no overlapping meetings or other arrival of the public. In addition, administrative staff can or will relocate their vehicles to the 2 spots that will be empty during business hours due to the 2 resident fire fighters that will be at the other stations with their vehicles. Finally if the meeting exceeds 5 public members in 5 vehicles additional administrative staff vehicles can be relocated to in front of the North side bay doors. • All department staff ineetings: Employees will coordinate to car pool and any vehicles requiring parking above those allocated to employees and residents will be stacked in front of the North side bay doors. Employees will take public transport. Employees also have the option of utilizing public parking that occurs to the East and West of the station and walk a few minutes to the station. • Tandem parking will be utilized first by shift members who will come and leave at the same time. For the half an hour shift overlap at 7:OOam and which occurs prior public business hours, arriving shift members will utilize the administrative spaces to allow for the shuffling of parking spaces when the off duty shift leaves. The remaining tandem spaces will be utilized by the residents and coordinated utilizing a similar tandem plan used at the Main Vail station. Parking at the Main Vail station consists (in part) of five (5) tandem spaces. These spaces are used by the on duty crews (and overlapping crews gaing off duty — 07:00 — 7:30} as indicated above. This plan has functioned effectively for many years. A"key board" is located inside the fire station and all vehicle keys belQnging to tandem parked cars are located on the board, allowing fc�r cars to be moved as necessary if owners are not present. There is minor incc�nvenience and shuffling flf cars occasionally, but averall, the plan works we11 and makes the best use of limited parking. The fact that the duty cr�ws wc�rk 48 hour shifts is canducive to the success of this plan. • Firefighters fri�nds and families� - During pubZic business hc�urs they will utilize the public parking spaces for limited time visits. After pubiic business hours they will use the administrative parking spaces. Fc�r large familylfriend events alterziative means e�f transportation will be orgar�ized and arraz�ged by the residents such as the use t�f public transpt�rtation andlor public parking. • Fire station events, i.e, schoc�l tours, birthday parties and the like - Alternative transportation will be utilized such as a private c�r schaol bus, and public parking, similar ta the plan currently utilized for Main Vail. • C3ne (l} additional space that will be signed as "restricted time" parki�g will be prc�vided in front af the garbage enclosure for use in uz�expected canflicting instances. ����� • ��� ���� � � �� ��� �����0 e �a`! \;, � � \\�; \S'♦ .,z �,� �t ��` ,\ $�ta � ` �` T `��'! a ;R � �',. Nc •='� �, �;��i 's� � £°g u�� � �+Qo� F £ G'� c€� � S�;' � � ��� ��s ���� , � y�..�..�r�' ��`,�o. � � � tQg ""�� y^ ��� �`� 'r' ^ � i � "rica � �c a€� �i �,� � � . g�� z�S �; �� ��, Attachment D � // ;e s � / i �, _ _ / � / � \ �q-k,` � N / / ; —� `�;� _�' � — / a / _ 5 �� '�'3 ���` =�— 1 _ 8 �'' — �� / 6 � ' � w 6p 8 �"�_ _=�=,,_ � ,� � '�__ }?°'_ �`1%1�-��,-' � =� � �` .� � ' � � � —�_�� ���?uo,�, �/ '� at - �aner� ' S �� 3 y��-- �-�—� �X �< P j���J - 6L—� '-., - o-� � � \ \. ``\�_ \ ( � � Pg� . . •a 4 IM1N r"jJ �� ��� �om 7� ��T �� £^� B's �4R e>� Q.. ��s. � � ��, :�. n� �_ �_ - �� �t :. �e ��� � 8� ��p �� a' €= �� R� �� �� �� �� �° �a Ut a> o� �� �6� i} g �i' �� _� '�'��'' � ¢� � �� � m: % , -� -%;�'v . � � : � :` ��� ia �r.i J / 3 ,�, . ,- �� _,� �''�,� � j�� '' - r -� - �.a``''. F \ ��j �r �4 �sa ���� �Rr,� �.;�= �� ��, � \a �,' l ,`�\ \\ \��� . ,�C �.� � \ \�� g ''m �� e� \\��\` \` °'� f�d Qg \� �\�\\ £a \\\�\\ . �� �� s �' ��\\ \ i�}� a� J `r��� �• '✓_��'��\�� \ � \�' O �g '+.r= � -� ��t �\`�w J` / � �/ \ ? ; \ � '\ YG f ��$ V � `}'„�7', � ° i T' E \��� \ � c/ �S \\� \ � �- ¢' � I . g ` \ \ � c��� �� C;,�_ \��'jy�� \ '�� ,�FNS�� .,. ,``\,, ��_ . �E,�- \ 'C\q�,�� � �-� ..6 � G'P � /�� 2� \<, �. ' - � � j h.' / � / `. E y V d' � ` Y P � i� O � a / � t^�, yo.- u izal3 5 G��i�p�� ��' e•.�[ > � . � 'b;� . ��y�4^�- \ � �c,i'� � � "r 0 / s`�3,, �F � 8�;� °#�R g �e� s��g � oa�.��'F ; � ��Ly y , �g� � f j ��� ���� � � Sc� 3�^8 ' �' F � x S � ��� _�� S i p� =�s� f 4 „ !1 ` f ; ��� ; �R 7�F � �ae x�� �;� ��} � %6R 3�r . 'c� �� : � ��z ��o ( ; a� � ^�� ,�v�r � s ° � ,' i � �. � � � � � n _ s f4 j � ����_�{` %� !" "" u� IF�_— � PV 'f n � `. r TOPOGRAPHIC MAP �".`:,� sc w": Zj`''z"° PARCEL A, A RESUBDIVISION OF TRACT D � �°S-�°�°�° � A RESUBDIVISION OF VAIT, DAS SCHONE FILING No. 1 �,""�cr `� 'E� � � _ T9AV�4� VA�LEAGLE COUNTY, COLORADO ,; Gore Range Su rveying, uc ,� �a�„ Nn. C06i61C ` roim�eass.w;vMmmss Z 0 -i 0 A n C z m -� A C n -� � Z ' ��� � � ���g ���i��� � �� � �� % / �a � / j i� � II ��%i"JY'E- ��6ea')� l�. ;!,_ = @`; i� �`�9( j.: �? ^ E %�;s � \ � ��� \ �\"y � . �Yp�Ty ���� R�� q� cF Rp % a � � �'g � �� a�;� ��_� 9�:; ��J. a,5 Z_ zvl� � .. �� �s n� �T �� i �� �� - °o z- � — °� o � � � S�, n� - ;� - j T e _ C--.---J, V /�o I % / \�.� � � - / % % � � �� � � / � :7;����'` o _ � 0. / �-- __ '� = _�'�----u-�-------�p�',`� � V ' __�' .� ---�=_-_-�---��-- �,� / _, �_=�-==__=--= ��==t=�=-=�. � r .l .��, ; ��O'�J���___ -__�_-''='_'_�` 3'�.C~I,/ � j �!J _____�1 ,__-__' _ _ � �� ��\ v( / O IYfi�-� 1-_�' `-'=__ ___ �_� � �� � � `` +` �]Z��.,(�\ i.. / L�u 56[ i -_' -__ -- � - � -� � �'�K \ �, �t_ T]�,—_ _-- __ _ - � � �_ �`. ��. \ l\ /IP 7� �,�..� �".�_:R� ' �� `_ _ , ��` `.`` =�`i.�'� � a " . �./ \ a �o �� 'S_^_� � ^��. ' ` ` � ` ` �\�` J � � O - 5 a ,\- � � �� � �� \\y\r� . �A u / � �S �v�, � `^�. `.Y. � ` '��\\` .; � ��� � � ~ / s � - �, d4� �c��. � `%�\�•\ , `��� .� �`\� \,��,�•` `�,`,` , `,`\�\���`�� !� _ �y�v �� 4 '. � �� � . �\� �, ��� � ��cs � � = �� 4 � � � � ` �� �'� � �'• a� V �,o� �V� � / � _ `� _ ��,3" ' �y �\�� \\s \`;\�1�\v \t\ �\ ��` ��\`�. ��`��; �\;�```� �' `1\�\T°.`�`. . �� / � � ;./ � G �� . . * ` l �, '., ��' 9i' \ \ \ � '. , � ;., '�\\�/ ,, —'\ �j R � ;�. � � �� \ ` �\ � `\�� ` 6 �� � .\ `.� . � � \ u / �� I'r' � . \ �� � \ � \ � ` > � • ( � — J � '�s, d �� , ���t �: ��g � � �°'l � •� ti�'�� \ � � i\\ .a� �y�ei%y ';��\\`���•�`\� �\` �� `.�:'�.�� \. \� \� *�-\ . . ://�' �'-� ��� �� \� � \�� � �, �� \� `����� �i� � � '�O � �s� � � \ RG��j ` '� ����� �g���• .��' �� ��� == ''S �� 4 t � �°L�'., . . � . �� `.� � �\ - / . is� ,\` \ � \ \ ` � ; �\ ��\ . \\ . ; . e�s � o. �. ����. �. � �. , , , � :\ . � ; .� ��F,�Z. �� N/ . ,. � � . ��'�` , �� � :�; � �, �, ���'` �, �.;' '�,��, �� �, / � .. �`. •• � �', `, ` � `,,� .� ; / _ _, � ,�� �,. � , , � �, �•. , ��r � o / � �� __ � —`i�\ ��. \� �� � � � � J / . � - ���\ \' \ `\ � \ �� ` �� �` � � ? ,+'� /u.� �^ � ` �p . �\.�` �\ ��\\� ��\ ��\ �� ��`� �,, •- . - � i ?�_ / , � � ' . '�b' ,� � �. � � � ` `..�\ \ " - g� / ,/ \A y��\`!\t`\.\\�� �. .� ��\. � �� ,r\\ / g � /�' � ��'�r� f �`\ � ` `�`\\�•�\� `� '•� ` �\`�`��"�, � � Y e �s / _� � �,,�� .���� � � � �� ° •� � �s � � 1., �,�`,y;� \ �` � .��a . lT ,p�G �' �'��; \���. � ♦\ �_ \�i'�...�J` j '\ � .PO � • � �t^�.� \ `\ \ Y`� � ` � � '�� •, \ � naa S i. \ %C ,?t ,.[ _, ,, � v . ;`: 5:3�3 �3�,1° . � ^�;�so. ` � . .���` � �- � „t' _ o''. i . � � ��. � �=;��� `\ !: � � �?��r�,i . . -- � / t, o� \ st .. .:a � c \ .�'�y �r���• , a � � ���i os \ � ' ``ci�� qf �l o ;� :� n ay 6^ � �y sA ���/��{���� 8 � y L..� �� v _ �V � i sici it � Lt m`nm< a�� :8s"-F- 'tF,la'im ty';�Fm ;a'S� ��fs i.ie (� f � �., 5 3_ ' -f .Pg_ x5= �v ,- �'� �,na<z �t.. !om �• i^�� ;:�j 4� _ ;..eze °. y�t _.,o�Fyk ^`E�a. �� ^� f���¢: � ', F�H ' � fl�` � H '�d:'.i e f� - u:f: Z 4 �t��} `'1^ �; ?�r`: � Sa -. � lS�i I 'n' `e�- ' e', - : s� i� Y e iN [' � c ",:i � I � I Lr - ¢ � � + ~ a ' L "�r �~, ^ � . ` ,>'N9 �.�' � I � I . � � I LS ' . . 5 _ � � � s ; � �� - �. y� . Cy � BeMOrd Wa��:��s �^- c�o�P�rchitec?s..� \ `\ o '; ,�, ' � �q z � •� n A f n �- _ � 0 � z Nr� ^� C I f �le ia o�° g °� � Z ` r_ . �r �- . �� � \ G2�i � I(+-i xs�? ���. €�>� aS �� i ��,i �t;� a:�•i :' II , . ,t,. .G � m < � liii ; s ��_ ' � _ m ' . , i! _ � ii;, N ' � 5 • ;i�i y� � z _ a � ztri ' I\ —' � r .� ' .� ' � ; ;. I � / 3i I I , � �.� , . -:—_,��, �f� � il, /rn{�.� � � � ,' I ` � /; � .; \;` . /;�' �' I �\ � �\ �li�/� ?�'�� `\�\ 4' N: ' ���9 \ \\V '- � �� I �n� �;J; I �j�, �� 9�� � � � � l �� � y `c ' g=c' 7J �� .�` • m_� � ` .. oN n �-,. . „ �= I ��° r� ' >'s" r— / \�� � '/,~} � �.t /' ., � 1 % � .:�1 R :41 .% 1 ;�;a � , .� t�� i '�v! �1 �j 1\i 1 � 1 ` � 1 � '� � 1 1 � 1 , , 1' t t`'� 11 1� : i ! s. �� � � � g ` � '� a��� 1 �1 `1 �,' '� �3� , ±� •, , ~�a� � 1 ±. ti :P� `� =; 3 ' ,1 i�, �� `� � U a ,� i � ` � ��� �� ' �'. , It ;' '1 �, � 1 E'' 1 11 C, i � � �` �'�, ��, �, ,,, , ;, ,'�, ,` � ,� ; ,, —_ , - ,` \ �F � ?j�• \1 -.� CHi-iPvICJIVI� ROAD �`-�� � 8 0' R. 0. t�d. ;; � �.,� \\\ `.. � — — — � __. � \ \ �� ��,7�`� ��j�F' Y3:r�j�� e33�{= ev':�� ���-.��� lU?i_ J.� 8 ..fi s F� ��' $ 3��q r. ��x � �t Ei�.. t 6 �y ��" �ae „e�.� 3- . � � - 3 _ � � _ n :i. i ; a �� $ f - ;xsF. _ 4- rc; r, a���«d w.,.,r �'.� Ejc,��Pb.rchilecis,.c � � � � � / �, ��--- % S8 °-a ` --�_ • - 7 £o __� � ' � � z � �� � q o ___ S.. 7s>o � c� o ?`e i � - - ' �` �'lr� ' `� ��• � _ �`_-F� -__5�==-� \��, �s`; -��--- ��-' � �� � ��,C' �� _-- _�_ - An7�--__`__ �, ., "= - Z� _---��-_ - __ _ ��a -_�___ -- -- - ���'�. � -------"z=------- �� _� , _�,�; ��o -______ �_____���_- � _ _ __ � -" ��� _______�� = — -- '�� ' ��~ � �'. -_�---- �'—==�-- , . _ _ ,\ v�--- ``� \ `\ - \ � �\ `� � • `�'�+ � � �� y� . , \ T.� �� � �4 \ , 2� � '. /~. � � \ �``` , / �O ``�,` � \ Y � ` �� �. ,� �� . �� � �\ ` � ,� \ \ 'a +s � . ,\ � `` � � ,1 � c � o �. „� 6 ^ � Q � � r � '� , n 0 .�, Z � -1 � A - nf � o� o - _ �rc =�.; pry S' �i� :O [ q ! � . � n o e . _ � o � Z n � 5 � -� � ��A ' � i��� � �� , '+ `, ; � 'I� f �r I �:I ' � �f� ,s�y • ��- •I'� �\ � 1, �`,� �. . �- , ,� _ ' . . 1 I � �. ' �� I `_ �1 1 I .'1 \ 1 1. � .�� • p}: '-�. .. ! i� � �i ,y ,, � .` �� .\ . � �`. � �`� '\�I ; �� � _ �=. T` \ \ ';�� T � ���i � �.� � . T � .A\ � z , '"�.. . Ao 9 L 1 I D�'i � � o i •, O i .:. . Z ' 1 4 � �r I 1__JL_ �i�`—_ �� �9r"-� � • ■ ■ _ ��`� ��� I�iT�e�s�t.a� � \ \' � � � "• ) j / \ \ �. \\ � <„� \ \\ ,\�v\\ \ \ / I �� _ ���.\ � �\ �\ / � S.. ,' ! :Ii1 •\\ I k��'„�c r: `��%� � � �� � ��S�.F ��%r � � \ , �s�=u r. ,Y�\�\�\ �,�\ �����;' O c^ i .'��k �;���� `.�.` \ � \ -� m- 1 �;,.�. � � +�. ��'�;. .- ,`,� _ ,, � iv �" ,��'\ `� �{ .\ .'.�;� ;. . 1 �c�� �1�' � �.� �`,I�,� ``.\'.�\���\ �� `�. i/ ` ; � ; � � '9'°,' . \ l� � ��� .. ��.�/' \ �iF,��1:�;96p�;� •� �'�:��`;` \ ��.�� \ -, \' :,�.\.'�.; �.' ' \ �;�,. ... �> ��,; �_ �:r�: �� _; .;.,,, � ;,�=\ +{� .,. _ �1-., - - - , . , _ ;;: �, .w_ ;:K �; ;;�� � • �;, ��;�\ ,, .)� .�9e �•`����.� �; _ � \ .��. `��. ; � �� t' ` � � .� \. �' `I�\I� �\ .1j �`�` �� � \� ` � �... �J���\ \\ �- \I��.\\; �� \ yr-�� i � \ \ (t, . �\ _ - - ��` `l\`�\``�' �� .�� � �\�\ �.� � `�\. a�; � � � �\\�.\.�� ��. .\` 1 . �T„ '� �+3\ ��\\ ` ` `\�. \�I �. � �:�� `;. . � �,�: .� ; . �:��`3i : . � � � ti `\ ` \ ;\ \�,,,\` . 1�, ;.� � , q � `l\� \ \'��\ � . �G� ��` \ ;�� - �P• ` � a �, � � � ). � f � � � \ ` \ • l�� `� �� a ; '\ `�( S: � �� �� �. � ��� ��t„sT��� . , � � � /� \ 1 Y\ \ \\ � � . �n5 1,�!� I�' j°U i'�I/ '\\� / f �/ w 1 y p 4 \'. .r `• • �/ Ii � �'4�r � /��s< � . '� .Y;��� /�"�1� �\` ��` � 5�• � � �%,. 's. ' `� � '�1 ` 1`/n' �� �` `�`'\\\ � � j 1 ` ' , � ` ', 7,' ,: �, , 1r.c, , ; , .� '� �S. ., '. �� �°' \. ��-; r i�-�� ,�•,� ; .� y �,, . ' `' �s' + ' �!��' � � �� �� � ;1 �� '� `;, . + �. , �� - _= -_= - � �-`" �o ' ' �: � � � ; � � � � � ,'`:-''�\ ',` �. ' , , L'�- 1 "� , � ` ; %=J� �� �, �° � '�, � �' � � -��, w-. � � ', ; � � �; * ' � . � ; . � y. ,�„^ � � * ; /. ! � � i=' �- � � � ° i, �„ �_:� —�'�'"��.; _ �.,C i y� � /':-. � � „?' .� � � � i --I` �_•- -r .�\� -� 'yl � �,• �,/.-''� ; i � � -- i � , .�...�.. i ' � 1 / � ; f �� -�, . -�\ , . . ;�, � �`�CI /� '� ' � � ��i,�, c ' � '� , •. � � � � �� t4�. , p � � � :s '�1 , � , �S 9 �� � _ i t'� , ,. , i � ^ �`1 , \ � � ,.� <� ' ' ��, ' � ; 1� < �o ��� �11 , d; f �_ ,,o �� �, i ti � � 1 �i �: ' i � � � i` � 1 ��� _ � � tl � ` 11 i� ..�,, � � `� •, � 1;ti, i `, � � � �� �1 � `, ' �`; ' _ � �� � �,1 ���, _�. . ,. �� � ` 1 1; � �`, , � �1 ,� ' ; f'y �, . /.: E l - �;, 1� ` � \ 1, � � 4� �, , �:, .. � , . � �, , � , � ' � �'.,, ' , I � \ ' � �VA� ' � 1 , — " � ,+ � -�. 1� � �� ' � i ���� � �� ��,�; `����♦ 1 �`� 1 GHAI��iCii'Jli; RO��!> �%���.�` � '���;� `, ._ ����..,�,� �+ � �r?�� �'.U.'�',�.��_ %:;•.`.`. �`\`\ � �_�,\ �, �\� � _,` � . . �":c° ', ' t" `� ' ' I I =`' : `L1�.��_`, �y I '� � � �� � � � �. . � � � V ; � I �' � d t, ��'� � '—,�—��--�.- ii "`—�.� � : �1� F��• /� % �J a vim� u�3d y� d � 6 � rE5[ 7Y zrn :�ip�.,?v e�t�cu yro • �_ �`' 'fs' ?st=�; sf:� ��{e; ?f#." �e€�= 'NGt$ g.,-?$. Y� �..5 0}. �- fy� f;q '`�i� t i i i� C� i� 5 t� � E �'� j 4. . y x F. _ � � i ^ ,. } - C+� � e���o.e w,�um � � Giwry� f1fCFlf(eC�S tic Z � T � � � � Z C/f "i � C n -� O z _ --_ t ; - ------- - � - _-�., , , _ . F . . .. ;: . ���9:A ��e°�' t �oF::� � �_ �fa��a� p¢zTf�ee �;'� i9�o74�� �q 7�C� � Z� x - A � � t;�3� � ;a� 6[oFa '.�,q� sQs=': ;F��� f:•R: ;sa� R�qFF �""�'9 �4 � �\ �� � A fj � .[� � = j5i 1�� A :hc7 { a : '�;;; jF; � I'i:; :i �� - r "j �' {!l; ;�ii v� �� t m� � "p=L3 R"3?�.n '}Yv:+��t2 �lp��`� �$s�p �'�Fj {S � �c�oivaw.`nna ��c j 7s 3�if I I I.�' � _,� . i, e r2 'x_�c • £ s$ �a d ,, 4' �^o,'' = �t,_.�, I' = j ^ .tr .�� Kn� �j' �� =a�y' P[€�^ �a�i_ j P, 9 . �°� � .._ e 9 6�a w ar9 E Q�i� 5 F , Z O -� T � � n O z � -� � c n -� O r � Ly..��� � E� 4� L�. \/ �. � ��� �= :� �� � t� �l� � i � . ...___._i..___-_—....... ..iJ•.� ..._._ , , , , ,.s, , �-e_ , , ..--,___--- --- --, - . --�---, � -- _ r--� �� _ , , , ; , , , �� , , , �; . , , , :. , , , , ,. � r-.,, ., I - � � . ; � -- � � � , � T_ . . , . i q :'1 I.-.1` 5 —i I; �-. �� iJf`� Il.il r- S� � �; � i1i � i S'" �s.4"� � �� i i ,., �' � _ '1, !°i �,i; � e � 7 �L� � � i I -, �.s� ' i �� 6j.� �Y; I . . _ . . � ' ,, ,. � - - a I . _. � r�� i I � ��i_i .� � ... .. � - . . . __ __.. .. j . - . "r.. c�-.�, � " �T- �' _��'��.�' _' �d3 � Ij ' ; � N_ . ' ��:�,, i� -- --_. . :. i t�� tL Y . I i:4 . i �r . .. _ . . ..p . .. . . .. � . ' � . � �-i. i � ���L — — — '_ _—. — _.. . i �, I � ,� L �i , � ii . . .._..._. _ p . . . ...__.._....._ ._ _ i '__ �^__' _....... . __.. _ i � �i _ Ie u . �?�,_--- .. . , � y . . �•>� 4 � � ; `! � _ � 1 1 ` : . : � �: ._..�_....:. ._ . . .' -i . y e ,. . � � i'v '__"'_'...._ � � �� . �.. _ . _. , _ . .� "_'______ � �I s .- ..:.."" ___" _-'__ � :e �- . ;-------------------------;=-------------------------- -------------------------------- -� ; . --- -------- � . �� ,� . � 7, �: t: . G�� ..._ .._..7. .... ..... . .. .. , . _ .. G . ._ _.. _._..-. . �4 i 3... . y I§ . _ -- ,� . __ _ . . . ' ' , �e _ � ; � 4 a � , _ , ._ v _ , . , ,�- _ i ` �� ; �" _ _ _ ...... s , , {� ' ' " ; I' �' ; , �_ ; � -✓ I , � _ �"�,--'w . ' � � � ' . � � r � ; _� c, .. . ... . . . � , . .. .. . . ry_ ._,--1 � — rr— -- i ,.. � � , . �. ' r � i £ IS � ` r1"� LIJ, '.. _ _• _ IJ,�4 ':( 1 " �! `� ! - . ,- ; �� _.� � � • i,.• , _ -, _ ;c� , , , � �: ' os � /� ,�,� ��: _ �� � � � a: � . � . .`i... � �y _ _ _ : .J ^ __ Y 4-... _ - I �` 1 I , . ... .. ' � � _ R ��� -'����-•�;- ,F �`�^ - ' , - M�4x � - � , � '' :�� . �-.J _ �I � . ,., _ �`'F�''U i _ � �� ' ' ' � 1 :�� _. _ �'�, . � � . _ '=• .a� +_ .� --�� "- �- � ' _ � , i - � � .r � �U '�.i -� a rJ � " .. i� . �` -J�'�a - .'£ , � Y _ � . ___-. - __ - y � ❑� r I:e��„', J ��9 4..��� , ��5� --- - - _ j `.� (� �-(_ �*ck. L �- .y ' - � �.'�.`. : . � � _ . , .. ,r:. (:J . ' .. f' � . r 4 `'_'ni."' -.-- . .. .- ..� . ' _- ... � � ' .._ ._ . . ..i�._.; ;�. � . � i � � � --... -.. . � . ! � __ � '.._ _'_'� ' �'" ' � i>.i� � � if" ��-_..,..._.._.sr.�r �-,__.... _ _, I '-._A... -'_ � � 1 1 ....' 1 - ...... . � .. i,�� ' 1 ;i� `, t :� "-. _ '. ..1.;� .. " .. "_ ' ' ;.._. . . , Y;� Y i °b _E`2 �a= :=.=: ��i a:�. �9 �tti d _� . .. ' _ ' f._"4L"' _ __ 3) :f C��+�„ ;L.�. i 9 Q ^4 G?.YfY `- ?.�.' :Z - S F A9 .f ¢v=,% ° pp ° Q, ., .� - ..: .. . _. � = F -=._id�.3_`s�i .,., . � . G..._ ,_. � �., -',._,. - -iX ���' _ .... �.� .- �- �.,. � -. � c = .�en. T . ilrf_-.K:� eLA .�.c � ��_ ---_- � 'i`s � - E� : = o's�€ r� e >@e: E `sa 6 , , . , sa-�n-.>:•..,.:>`'�".on..i�� . _ . > , .4c - - �5ji 7:'�t={ '-`.]"ai7'�(`�:' in =c: �' h%�� '_- F_� � " 2 _� - _F,t� _ 'r. en i �isrz:i ' 42ie ' '_" _ 'c^��t E. "� z.; e�''-�^�� �.-F;.cL. � -=F �'�-• �€��3. £ 3E,� �;;' S;-::- €<°u� ' s�£F�' _��@���" x��"; 5>f a;S,c"���;re�:. s _ - =c=�'__- �qs- 't�+�:�c -�_ n e9� �ap rr.. .2s� , ��r'Gy.�F:--= F..,, �;�y;,,�bL� C =Fe`'i{ :���`- k_ - �e•,x��xs�_;`�_�..� - --�s�_�sF ��.i_ �C8'�'` _- s.s �c,_ sf £s5se1'; �+'S 7ti 9 iF.F 3R.t -, �-'4x'�,.�P^v�• � .� .>G£^^Si 7^ =[>fnQ� � �^ �C_- �` °z�" ��', vEsc;�(.�:� ���� .n S.'• l; � y _FF� ��i.-c LF � 3 f- :€ � Y� � ° ?� .. �9.� g �.. y]{ 6 � Vf g ��i. t �{ � � �': ..r.. 9r�. a A fi. y:Ea_ .a 5 �2°�`' �l� �' »-., i'. �' �c ' ik� T - � _ ;�srsf� fC�4,, '� ��� ���i:c _ �, t � a� � ;� 3 F �F _�- 3,,�_b �_ � � = �� a��� E �4 -� x�5 r,e 2 � Ea�zbrg �6 �P ; �^R 3g�� ,¢ c_e iay� k� r : a" {, F L f, : e y � s k4 � � 4 � t` �� 'k ? ' E �SEi '{ �ru. GEkrF 2 £ a f}� R2 � ^L 'C S�i95 �� � ._,fi ' F /;. � a � R n # _ � � F� 3:;' �1^ s � i; - �e B'�., R � _ ;2� ^ _ : _ � 'p k��, '��:. � - L 3',' �� � r."r. �'? _ �- i; � �`��° �.l ; F b�r = ' Y F �3 . _ � � �V : r g 'a' ' I � � d :c n " ° ' '• ` � C: SB.ibrowauma .1;� j�5 �j� .:iii��3 's' { ' ,' � ai�25 `�2=5: FQpioq �:�. K'.�j �^ 'SxG 3Cp� �l:tic' :`•,r..� _, b ,'1' i F,'te,�. 4' %,' _. } e =8' spsi 6�-- �oE. ��i ._ �s�;3 �r, c��,,�,:f., ... - � .. e �Fi� �2. P'C ' oa:3;. o_ n °azf3? 3�e� . Z 0 � T � n � Z (/ i � � � n � O z � :� :� �� , _._ . - �--�- ' � .,,d, „�e, . _ _ .... . . __ � . . __.... �....------ �—� - �- -'- �--. _.. ,. ._... ---�---._, ._ � ...� ...�...� _ i i ' I �� � . _ . .. . ----�--------- �-----�- ,`—..-� �~ . .� ' '-y� �'_— ' , L: I . 'F--�_" �. � � � '?s_a i' j-+4 �._-, ' - . - - - � �', i i �-+j I 'S � �( I j y� I � �' . . .. _ _i �° � � � ,:.: : '. • ' � I I , - ' E � a _ �� ' i°\--� --------- �� � ' i � __ . ... � � � � 'r — � � :' i i i � I { � I i i ` ,_.1 � � � �. i_ .. - .�� ; ` "I'�:.� 'E. ' '_ _ __ _� ; Q i� -� �' . . . . _ . . � '��' � .. . - ' '': ., � . _. . . _ ie ...._. ..'_." , . i i 5 ' � .". " Y , ' _'_"_'�_____"""""""_'_�"_/ I_\ 7. .�. , i�. ti � � i� . . .. , ' ' �y: I � pr 'p' . . ....... ..... .. ..... . -� � S . . . ... . ..... . _.._.. . �� ' `���'Y.w ,k; ' ' :-� I` ,'� "� ' ' . 4 .,� tl , 'E. �a� I ' . . ', ���_i e �-,=, � IR: •�a� I �;.. �� ., ; _� � :.; ; , , , _.. _ , , , ._, . . :._. _.,_ ... , ,_.: . ----- - :._ .,:--._ry=:a�....._.__....... .. : . —..1 �� �1 .i � -. . � { � S , . _ .. ... ... � ' F �. � ' � •�..�:-�� ... . ... ...,` ' � � � ' . � �� � .. I ; � , Q ; r- ' ,�, __ _ _ _ _ - � ' 3 � .. � � � � � ` I 13' < � � I � . ) I � '�: f . i �. v.__�. 1 � .. f .s 1 1 ._.." � . . __..����a I / f � � ' � '--... 1 � . � : . 1 .._. . .. � , � 1 "'_'. � . - . . . ..,..... 1 ...�.' n.��( 1 I --. -.. ' r _..._-1.....:. � I � ." __ l. �>... . i �. ...,. � .�._ � ��......_. ��-..."_""'-. k ; .._ . __ _, � �, � � ; ' - ; � t � -- A � � � L>> � ,' £� y �� �; f� l �� F`_ /_ � ' f ' _ _°ey�" _ :� 'i33y. �FY :SF g _ s qae CkRt= _ C 5 -' '_ � i�� ;& a �a s �;as s " C ' ' n 2E€ :t 8C �''' €�` �-;:'_ y>.. ?y ,,.__,_,,,_.z a� c _ € E 3 e s_ s A ;� .>. �. -. � .. �. �,_> � - n.. , i-.. .s, ., . .., ._ii._ ., ��.,.. . �,. ,r--en.. _;�i .. �...,�. ... �.,e .�_.. , .�ea_ � . ' -._ — Paa�_:R R= p'n`'Fa c��i -yr.' :E _ -" "p ���7.F ' - '.T= -_ � _ ' o zti _ __' - ' �r.e p: caZ7:- :g.a:::: -_ " ' 'c "ta __ _ -t a , �� f-�G :i-+R� � F.5r5.� t +c_ r�+r::£....�•i�c: .- 6.�:`FOha�== :BEF�o 'is �� �s `` $d^E� �'��='„•k:•> 6I; a� eP=c=cea' 'a:.} ��9iY� t�.�k �� sR z_,<� �e o_- �'d�°=x � c F � c a.� f.3$ ...A.�i a_ x 0 Tk ..�� q_i __� e.c� *t:-: [, no� i-° a-c�.; 5'�;-- k,°- o t;s. f$ L� '� C'_Ae� .Bo_ [ a k r _ Z• 9 {� e r L�' €��'Y'ia a�Ex� C;4�^�' s'F' s �`-?_;' - � S� �R� E �i J ��b'% ��cSP.� '� S 4.0 C t� �f.y�i b e �_?.^c-5i °2i�. ^ ' v � 'y P s i } tL s . a �- C � '? ` :=ar }`s [ � � ]� SS_ a-"� fo ,F_ f.� 7 �]�i4 ! � .0 A 5=i F5� y iC�.°�Z 5'G�' = � -���] F �3; .�t � [�iF.�: � fS��y����� C� -�E `��_u�.� - �g6�g€��� _ °.F� FF�F' ��Z�itj i` � } - � � S � r� Y Sry a � r..' r. _ Rh l cr $`; � � �. �-E) d� �i_r {� S' '' $s_ � _ Yj: '��=1..�+ �, 4� ��. _' L� . ' h_�".3 ' "50 L� 9� ��' :t� �r C rt 5}� �tl .� F� ��J���i.A_ °� E A:b ��o," _� fc 4 ^ [ .,� '� �� � ;n rv,��= a,F E'f, tiF - � � � - � �� a �5 � � _ 3� ' 4_ _ � ii. Ft �_ �S�y �la - ' � ~ � . a 5 -R z �� - `k r JT s2 7 _� �5 �9' � y� G ' : �G 0 a �;y r� I�s o '�S _ `c - Y . � � kk 7 ° ;- � " ' I� c� ? � =i ��_.�11 =.�'S ...�. �.�__��:�.�._� w���.m.��_......� ��D Fy -It es++:y � e.:, ; ..�3 � '��l�; ryrRap ����^g'_ " i.' �a;; :n=n Z"��� Cn �o.ue�dw.nw ��x4 t�i� r�`iri(il.;i 1 r Z T s�L inZ - ��;° yEF� �i �oiS;� ��'= 8'�,��3 �- �;c�o�pSrci�: - ;�N ;i < < I y �.i {� I� e R °O �_� „ e�6�4 �e[ � � B �" :„� n ¢E� a�1� h -., ue �,:....� ii , !'� !v.l �1� 1t n'� �n. > .�, a� .0 '��. _ 6� P�r 2 a�. � F . i I i � � � IT FD � `x/ � �,� � � > z z � � �P A�� -1'Z i 1��� ,f _._1��:-;.�., �.—_:..,_ii �:���; _ � � .--�: � _ __��� � :' �;___�-_�- I�� —�r"�u-r-=..�.__.�_ _-�__ _._._.._ _ — --_ -���;. . 1� �-�:i � , � t� I � ' ' � I.i� :-_ �-';, � � ;� . r �--- i : ,r � i � -� " ' - ± , . � I_ � �. �� , I . I � , � i , . � ., . _�`T . • _'_ __ ___ ! `__' .J . ._�-��_ i...�._.. ��� _ :'�� _. _ �I,� �.._�._"_� -- . .._..._... _ �_ 'I 9 & p _ r�i u � 3i F; a�� �� �� � �� RK�'e_' � ' � ;� eiF A � i i� '�,8 � °- 3.? �-� w � i Vy 3'_ p i w Y a R�� �'. e € � c�� g � � �� 8 ; s f" � b ;� e - $ � Y. ; � � F 1 ��= Ka ��� �� +�� 6� ��� �� y�� �; R�f p� ,�En- � z�' �2z _ a � �R� Q �Y F �M� s ��� � s�5 � '��a g 3.� : a�� a �-]_� x $ Y £ h 4 6 ti � m z � O � e� n r , �n -rs �"I � � : � ,; � o i.. � °� . I � � �� le� -r .��* p � .�';. I I„ � c= � �cS rs , I y,..1 i I -�r� I..fio I �I I-r IvrL".I��. �S'c j i- I i ���m .�s � � .��I � I�.i z p .. r .-.� i i . �� _I I .. � a � p I � � �.l ` � i� � � � � �I, . 'I . i �3;.i m I r-r. i � � i T � i � � 1 i �� i '. ? c . p�alc � A�A�I� � i���� IF � �� '�---t-- . jdz .P-�� I�aa= �� I<I ��`�,.I.I �' �� �{a ,�I I�6y i�i.ri � o �3' � o rp i� d 3:_ S�,'z a'z a' � i �,. is�a � S 9- I 4�I `" 'i' la'f �;I S�c� .4 . aJ�3I io ° i:�4 �~14 i 4;"�"� -0 i°I'�'' �4� I9' �' �°. I� � Z i � L I i o I � a` I ki, ��� n�a ` i a la ia'�. �;s°o� t �La � I ti' �� �a� :<i: s� � 4 a h 4 h§� 9i° �� qie,, o a�§I�a o 9 S S S � � I i i � � � I I i ° Q I I �T_ � . � ; � "'� ' '-T. I ' "I � � . i- I al�;n I .. . ' __ I ' -� _ + _ . � i =n � . 4—�—' �. U l I I_ ' _ S L,� t I. I�. _� _ c N �;i} F� -� i c� c � c' slc el =T �:�m l r,� i (_ _ s � � .n � I i- �� � .� .f=nr i:x I— � �i � F_F� zF�<r i OI� �I ,i .l� �1 � c �I�F i'�k" m � 1 i � . ; j � a i ,. , =�—° i ' = � � m r �-- - ' - , o � I .::i i i:�.�L� C` ,_. 1 -- ;- I .�.� ;}, .L� ` � —. �,� . i � � �L _�b� m n �� I ;�I- fni �._ i � 1 �.I. '_ f I I . Y� � r� � j I I� ��� c I � : ,� ! ; ! � � i � � � I � � � � � � � i . � •:' :. : :� � �, . .. , .'� - .i � � '� � . z i ' � ' I . . I � _ — I -� � i � � , I - � —LT.� ' , � . _ — i T� � l � . I j � � S ,.i �i � 1 � ,'I I..I' .� I. I ' T' � i I � � I , �yl . � � I��c �?a- � L:.�❑-� �� � � . � - � � i. � ����_ .��_�_ � ..s', i- =i i � - i',� s{e _ � xa �. � ; L' _-� � � � � � � I -�� C � -�-�- — � I �: � - — , � ,_�-- _ ; _ �� ��� ;:i �li, i � , �; � 1 ' � j'I i� ' � -n-I $ � � ; i � i ; � ��� I � i � ' I � I I i I �, �• � � � ���! — I I � — i - I - � — : - — — = E e C = e "s3Fe_yj e - �F2�il t�. "•� s s � �s e ^ - 'a i_ = c 1°8" � _ .:- • _ . " L -� _ c 2 g 5 _ "a c " ' 'sA �@�'c �'_ y_e,• � ' 4�..r -_ __ ' ? a _ c ea = 5 :� °_P?@ - ..e� ? EyF. !E �e C . ...,. ... -s:.. ... ,-- ., . : .. , . ..>Yi., ,. ,s.o.. ...�C::.,_ ._:, -e.. .. ., ... . ,.,.,�k.,.:i 5�..�-en.:>..>.. - . > .,,, ....-�.,.. . �. ' " _=F" ' 'R_'�E'.: "SY'_ '- ' '�.'� -_ _' -' ';c-:�a�:.�6y � :RaCsZ_s.0 - ' _ '"_ " _'-.a"` _' '' ' S5 �3 S ( €'vat E � "ie5 S"FC s a • ,F t ��:M1 '� ,> • ��, e.o -k �'�^ __:,- $3xF '' ¢ c Fts $� _ $ c �._ 4 ; sp ���y.._. �_+ ��F � -i k`� � 'hb4 �.'F � �4 . � . F ..E -.i� ��. ��4r yY��G � t :. �£ S 4 3 �G 6�v i F _-� cGL � �' � F .. � F - L rr-� v i 4_� t Y � Yt c� t� q� z t} � k.�� i_. g�a c r s < C} i� 4; c�f' ' £� 'a =oK g £ ..[k =_�,c.���C' �P : S �e �:� R .uz ;S � yz p . p F# � 5 � j_ f r^ c� •_c .', k.'t s 3L� ���F i acf Rs:. : f. �.�uz�� r,� �z� z � � � �� ' 4 . JP G � C F ��i �' � � �'t � ¢ ' � � i 5 5 Y� t T� . :.F c � - � s. :Y py : e i_ ��� ' i iha_�_ a4? t,t .t ''[ . z " ���, �9i c�e . �� "�` fx� C ° ' =��G r � t ''�Sr`� � -5 ' � i� F � Fig> <.r � r ,.Ez�C i> 5� � . �� . .§9�?3 � - .� R n ��` F F� e c; >a c � g � 4_5: £ z: w; sn �F� [s: �i Cs F�a F s �� �• -� - E� ° _ !. � ; s ��.„ - � c ",E�, � ai �o�� Q .�� - ?' � � � a�� _ " � oo z p , t,�. " l E �s �e �n- 'ti.} s; . t �G ' ..- �...-� •y- °a - >m.o i..�-� _ D '� ) TI t 6 .: . i9 ��+ I S� ic. "`I;, d�"'C ed�o�awaui�: c`. ir! V � S�Ja � k�'- r� - n' �Z ? z� 3��5 i�:. � ; r.� -� 4 � ei , _ - ;i ei r i'' aB_� b a �p c.,o,�o . ,�� _ � , �. �s ¢ �s d e c��,.''.c�;,= ' � "��: � ' q Y� �C� �t 7 Y e�a C � • . f.: , � u r _ � . ...2� L _y �'V# ..E� o c p� �� aF� f. $Li4 Y � t 4 Z O � T � � n O z � � � C. n � 0 0 0 Y 7_ 9 � � �' R�i _� ��_; Y+� s � i�� i I 1� a� �i a �, �, �'� 1 �_ �� �=��: H �e ' V �'+ __ _ r = - - -i1•;� - __ �4:jL '_{� AS� � � II CCL {C3i� 2 : : F'_ E� [ g£ fEYP C 9 ' _. � , - = i t = ==-:2`. - = s6i..:- --_ �=€ i - E �6= - -__ = 'r - �c. eF = r =- '€-cx € -- s �E '; _;; € y ... �, : ., � ., , .., _�- ��. , i ...,. ,��... . .. . ..;i.-,.s..e.,... . ,,. >_ sxn.e.,�;..>.,e.,n�-or..r�..:`is . .n�.>i.,.,. --a,,.> :..,...,. . .,.. ,. . . .. , g 3£n _ '_� S`":.iaTT:�' __ C . ' =�F.F. _ _ _ _ c�rC,`<:.. _. __ _ _ __ r,.,.�.. L:a2 e�7cE:r f'v'i ' =le.' ''�c cd' ?n 'S._ !,'y�` C._ F_t.s�,s.g9 f'"-:z :s'� o's...> ..ci��_F.r.>:' _-_ -' _"_�__' _ �.c..:�3 iL. h�� 'S ��' �es _��'_ �d, e � �cF,�°_`F�`�C�; i '��s �aFf"�3E� 7i - ..d�.�" �rs =�` k.a � -.t:fi �_a`, L� � :k .S 'a� '-p ..'- T:;=� i':e4R.i II �"'S _ ' q g s. � Fe ftr� L i� �F �� f�°s€ R';+� 'rf�i� q�ykp t €��F �2 5 R€ny �`-,cs�r�2� a .�m� T� ,���. �5£,��rN q7 R",£�<'o�'L'h af �� �-4wsa r SS � ie � '� . a .�� _ =sR� � § c �=s` z Ei^ f� �= c prai '3:,. �$ � jt-� @ p -n 5 =_,=. f,R �_ A fF .., '3 r c_�. "� ¢� d - y?„ a 1k: f.. + � ��7 i� � e��, Fi, E•, � �� K ss � �n: n 3s nF .. �Y � }� 4 �� X �. t� 6� `i��E3 .��,_' a._` x� 3 S�c ,.# £Siy i e;.7 ^o�. F F 5 §. e `� �� _' r. � ;;.. yAi n��"k{sr y',-� s 5 �_�' c�i�.r - "� :x�E� F,. c s e Y%� E . Yn Se R � ; .. = f ,iR �� tRtiiCF� =F1 =� S, �'e � �.`, n , F' H �S s L,ti` ' 4 'y s �1y i�'f F$ G� 4£�' [ n� €n� r'j �= , F �j t� _ f_ �„� � ° � � 'oc i ,�� _ � �t - � � a? ,5 _�' '� - � � aw�. _ q �� . p = � F � s �. � a _ �"� F p ! �.�:i��F _e-tg;f.a.t-tFt_C-_ __N3< �_. �aa_ :�t��: F:gL�#"t3 t-�z�= y�r�7o ���r� :i = C(i e�Nomvuaai.s �i N r=4: Ii�; �I�F��Y�lil:�lil � 4 n'oZ _ ?°4"� .;ax�. . .. �€4' e�s�:`-. . �Sn.��<<? :+se. 5Si �c��vArchitect��,< � °E� �i°a xF.?R 5E�' 0 D � 0 Z / i �i ! �i i i � i i i . I I I I I I I I I I I I I .: I h-- ---I--------i.._._.._t..._t-- -- �-� =;1:: -- �-•----- -------------- ------�- -- +- �-=.., r� I I I I I;;-- i; % I I I I I; I;; I I I ! I: I:'� I I I I I I ----�-- I---- i---------�: -.....f--- I--�:r' --r-'.i ;>-....---- , ; : ; ----.....-•�-----li • I 1 !s": ; �; I I; (; I ri . i I I; I; I r I I -°__:=:=:a_:====ti li---h,' I . I 1 h I; i(,' �;,` _ i•. I I li 1i I;, I,'' '• I I il i: I`:, I;;:, ! . �. „ --- - ---. . . ___::===.1.__:==4 ;; r� ; (: : i a E f "' , ` i ------ - i -� I �:_-:_-�____:.'l; : , � 1.� I ;.;, ,,,, `� � �: �: � �.: � ;, ;: . I i: f�------+----�--' 1 1 . . ��,,; � - :,:.::1'=:-=,' ,r-�.��,�.�`y; � � ��'« II� i��',�— I �,�Yl� ' ; � ;1 ;�_.; � �- . .�, �•^ � �, k; J� i� r � I k 1 : I r �f �` ��!i;�.�:�-�-z � I �z =t :,;r �:�e � i � ��i� ;�--f�-�-�—�� � ; � ; i � ` ' jE � �F�; I i ! �-!��_ � ���,'� �:��' i ' I �z� �f t � � � ,� F;i; ;. , a k�� -�x a , ,� r i���, t �� L �`,�\•� ' - � S' � I I L . I \ 'T ! � f-'� � j— � r i' i � i ` f � �� ' �. � _ ��, � �il�' � ' I � ' I� : �J ? ; I -*— - I � � 1- , 1� -, �ii , �� � � : ..._— I I �, I'_'°�. `I 1} i � ...r-� �-I�� . �._ f, f., �,;, � ` I,'I' ` '` ' � � r�,� I\\ � I\��' �� I �� `.. �: . . �;� �,'� , .1 � ; �` � ;� �. � F ` �._�.._ � � _ f �; � k� s ��'¢� L@� E a'' d _5 4 R f n: y �y ��i jI�t�:F : IV ys e �� ? b�� }� �` � � s < 0 z � � I I I I I� ---- -�-,' I rr �i' --- ;;,I 1 ;I �- � '4`` I :-`I,i I �'1; � j;.l � l � ,.�.4 . � ���I I � ;1.� � .� �:�;�,� i i:,;,_ ,, � I I I i1l'�`� I �;�� �.- ��, !'f. l j ie i .��X � � � ��� �� � �� �� � � � � � I . :I _, ��� �.i� I �� I I�l � : .� I I t 1 �•. I .�--+ i i I ; ,1,� ? ; ff �g' \{ ' � ! ; -.� . 1 :', � 1� , , r �,�� £I � � �I 1' ,' � ' I. e i ' ' : I s c : re � .ss c tl t i �= -� F�� 6 3,� �? I '£ I ,I s ;e �ea I � � � P�Q 6° �� I� �� � �' �F Z• � i: ? 1=" �s a � �� �� � __t_ ' a .• = - - '_:C^'_`. = x: :f9;: �9Y i.3 'a 1 2 n f�Y.GY : ¢ °': E E5 E_ F �J - _ 9 5 s_; 3 fi .5 :S:e„ _ ., - ,..�. b�.F � n.� � . :.j...)� PR..r>�Cl>4.. �bn.e>, i.�Lt. . >.i n�o.,.�s�. e.,.. - .i�._ . :e��c.,.7i�.�`%;, -,,.g � i..$, �„_£ ?S €, 7 . >S�• bh��.. �� f S ct fii. F- '� �� � ��F.'-_ �f.[,�`�^ '1`-c ;?s -�� S ' S �`�t�r F:. cs_SE �U'��,�e:C����E�J�',-���d;_ SFbi_c_,,. _'k�'"� ?C'�AA�F. r •� k 'i 4 x�-.- � ` $} :. x$ {� � FGr, � ''Si . . �. �' R S�d � . � lh � _F i'i %i�F� f � Yp` 7� {} ]i d� �b� � . Y' i�G__C_ � t '.� 2F ��a ; r ..� ., y t .' � : s t s?3 ke i'. � r:�r� C�vk . � cE..� .'itS 3�: `v`r � _ �E - � £ d = � a • 7 � � M � v _ c ��9k,. c . SSg�� � 4 t'��` _ E � �a� : .F- € t:?� '' t S �. Fi� �^ �E �: z Z s �. t� - t�c �r . Rfc Gs r t . �>'�. � F n -� �� e� E - t {.. : F � . ,tz,. 2 F��i` 5,, _ � e �; s ; . tio ��r :. � afs�r5 �..- '�� : ? � - ?- � F ?q . S3 � Y^ F%y'a x � ` r i;_ c t:S � r . � �, �+ � �-G �� �� 4_ f� � b ' �` 3} .�� «:z � i � s�? Or �F[ 6. �:� .�,�.� �� { t �.a'�y y s, i-.� � � �c F. S �] G> r �� �1a, ° k�a '" €t fa �= _ ��� h :� g-s ° �� � � � 9 __� P�,' � .�` � _ ?'-` �= C 2 K � � � .4 A� , � [ i< = F . S � � .. . . . IV _ "'-''-�� q 8�_ _ T=�°'S 3' p�]'s . . _ D =i'i 3:1I=Ij IF'Ij��'�i= i E I'^3c �a as �:'�- o�p, l F i�z � J° 4 yF ��3� r. a.��a�aw.�,.. c�W 3�� s °ii I I�I �III-`I' :I�: 6 �� 03 � ,`�� _ faY2,, a°o��;' V�'i' ��. _ ��� � c' v Architeci. uc f _ _ .. 6' _ 8_ .,�F; '6" _ '62 i?'� �c�, +` ' 3� ^�3� 55�= I II I I r � I I I; i i; i i I I; i ti ts i �i I I !���� i I I i I,'1 t l�;f� � I I I,� � � I I I( I i � �.� y r � �� �� G� /l; : : � I . i ; ."_.__,,-;. �. i. ': � � —I � r! �..' i� j � I I �� ;ia , ,JI'I '�_ �.?, ' V t �:" � � i - Mti� ' �,� �, i r;'� i �' ! i i � � i ; i i ; � I ; ( I I ' I ' ;} I r �I ��� � ��'�� I ' .f ��f I� ;_I ��' �';��, '!�a�e:�;�i i' ��— i , �'', i i — .;�'�';:'•., , �; �. S 1 I r' i �i I �7 � �' ' ��1i ` f r i I�"l,� ' �' ' ;: I�� I f l�� �� S a��� i' I�I r � ��� l ���y1i'� �� � � �`�� 1 I ;�I I I����� I �ti�`� �, �' I � I } / li j i ; - ' ; f ��- - �, I ,''i ``i', � � I I ii ii I tl I � I ; I � j � II II ,�I I �� � _t � li j � I I �i I� € � s 9 ' �� Y £ E C _ � `. S> T . � : • > � !f � -i; ! ;1 � i - �-, t ��-�� ! - �,-�,_�T ..��.�� '� p i �� �`T`�—'TT ! �� � i,r !� ! ;'i % , �,, �11 ,�.;i i � T D,��� ; � ' �� Ir-1—=1 � .J -- � �' ����� �1 '� Z � % }� %/ I y I�:���I�l�rr'1' i � � � i ��� � i i � � �; j ';�i �� , � �. � V-';�;� `�l ��� �� A � r �I � I l� �?. 1 ` I � � �i �i i � °c I ! I I I � I I � � �c _ . _ I _ °� �c c e - � p� " _ ° , _ � � ` F F I ` T R � fi = _I. .J `: ' *� S "''2 � n I. � : I F I , „ ; I � .- 1 I I I I l I < -. � ?_ J� '' � � C ?3 � - �: 3 � � _ �' +- f � O; � �I"e � 4 n�� _ c =�,��- �€ -: �� -_ � � > F �@ `_�c' �>y =ka _l'_� Y ,� -- yg � � E d 7 �v �? g9 "4 _�i }. . c a c o ?.!� �:¢ � ,�z � � o �� �n �o . i� S �r � "s �, � � � �I�R �' '� �> � i � e z 's, ? �t �L � i �a � 1�� � � � �� � r � f � � �� r � � � � —� - � � n -� O z p. e snzke 8�� �i; 'r@� " s- ezc ___ e i1 zc ' ea -- �G F� ;,: v er. s"e-- s c^ : _ y��.,.�. . n �h�.� n�� _ _ �� . . . �� > i �U �1.. .. i.sis.-bn���� gr�.h�..� >�. � ..��.. .r .b�.l: .. Cn >>n �i.. � �i �.� ..�E� _.� n`�a � a -�'.n- . 11 . -p.- e .. y bx^i -'C�FS=^ Y s> `.�.. *> > PxPA'i�t . S.f_ .. i� �3 i.� - r's.��= F. .t` ��i CR -'i i � �,F� _ .r�k ';5 � 2'"s ��t� 3f ..gs _. .^[_;2�E_:_n�-; -- v � -.i� S L Z Fr��, 2�. t i^�9 f:s a� G��? a� . �5 �i �E��.. �'` 3 t+ Ei �4�y ; 7� s�.. j'. "� �� t���= vF. Sa�£i �� � y' � �{.? y `� ' 4 c c'r�.cg :� t�'��` ^v,4° a�rs raF --R?(t � Fv���tl.�t �+�: �e . � s �b .r:. .4,o e h�,F ;e��� b, q� z ���s�F� ��y � k = ` F£ �-SE .s� ie� piF, :3 � � , f. �' i�3` � . �` e -.,�ec {.. , � 4�. ..9 g„ 5 s roC�S�-zg�.s S - S '. ° � � R s'i t�� s t ' � o � a f - �i . � .�r• - cR F F -.ss'� � � ! � Rs.`� �ss z e_ fpc� £ $ ag `�5' � f E,� y� z, r e f R a e R�z � i �_ � F..-ec ti� zr: a_, f.. ��: F S� " �5 �i ��s :� 3 .' t �'y 3�Sc� S�9 ,�-'_ � c E F'.� p�g'� �g�35� �s� if. es.:x ���,�i :?s l3 R .�" F . _r r � �, �7 _Ff � 'i�-, �p� � 9R" E.r' _?.]� .�•[ :3 x;� x_ t ?+ ^� ya � t F .- ?_ � r'+� �� iFaFg__t C4 z� i�e `� i' =9e � �' % �; r� `5 s 5 �' �` � -c` ; �4 'rs8�� F. Ck =_ra 4; a.� �; � ih - ; �' '•_ _ �;a �p' y�{5! _ 7 n � �'' R P.�A �7 F� ° 7.� . �' I� .;il G �°t� � f ' �� e# ;� _. �: � 2 4 - ����j� ?y�ii _-' ��"f� g �3 � iy�.f� 7'�� ''i�:�F' y5��2 g�:>� "�a F:^S� [' e.im�aw.n�., IfY� VIy II N5 � _ :� Ea '2���.,, . �p qs bE ir!:. � �.�st i�?i I'='��1i91.1!lilk C i A n� ��x' o��T' ��i;` � a-,;'` �p �K�rA _" �a c�,aArchilecuc��� '�i : . aa� .- �� _., aa ?-c� . `1 i I i I I I I I , s � 's I I i I I I �; i � I I .' I I Ir I;' _ I` � �. � �r I I I � � � I I I ; ! I I � I I I `i I I' I I I' !�� 1 i ,�; -� '� - �j_ j;' ,?,�.;�'i I: ,(I ,'i ,� � i „_� �r, , )� � I ` `___�r/.t�l��' � �;I I '�` `�� I :_l. � �, , i _! �. ! �'�! � ;��'.;',;`�-i`I,.i �` � � � . J ��? i �� � � �'I' �� � � ] � ,I' i� iI�# `� � i P' � �_ II� t�!: �; r� � 3 ����� , ' i i i-� � t � -- i �I �' I � jsF, .� � � +��,,•� � . � a;. .<:, l: �-�I;.:�I'i'-�,;1-- i I ��,I 1 1 _4 —'lt--�l' I .I_'l'__�_� ` I.: "�1l � �, .. '� ; I „I 'I `.f•. I � ! li I I i I I I I I I � I �I I I I I I I I i ; =�; �. s� i � � � � I I ! I I I � � b � € �? Q ' � 4 II = � ". : (� I I j.',� I I `� ��'• I I I �., ��., ��� f�� I�\�� �� ege7 I � - I I s �o : // J. ?j��/I ii �'�, �� � ; � �', % I I . • � � , ,, � � � � . , , Z ' �� � �� I�� \�—,;. `� l. ili ° �--� �f i' I', I�� a' _ j! ��� �` T. �� ^i I I�i i i x 1 i O � � .�.'I�-- '.� � �. I 1� .t,��l�� �/I � /i —i`' � ,,I'il ".ill I _t�' � 4��-�--�=`=�1;�11�. , i �� T � I � +. C_ ' .l � m� _ � � � .-�-�-�- �' '� �.,�,� �, � % � ; �/ ���� i�, � �� �� ` �� f � �� � � �' � � ���� � � � i 1�� � � � �� 1; '� il, '�,t� I°z� l; � I( I I 1. 1 9 I 1� I I I i_ ° I i I I I I 4� g F � � � � � i�i� y � � �� e _ � ,,e c s = i�� I fi . � �'-- �" _ _ , i . . � � i. >i 3� . M �� � I I I,.K I zs I � O I � J� I � � _t.� �.. i J _ f; _ ; : -- - Z. �z ?�s� � rur ' F �£ �� �s'• ��3 a• i � ���'A` `si =i�� :^$?> - r1: G ' °z �%¢ ��- `-nr '1 , a. Q :� a, "I� � m �-� 'SA " _ � 1 2�Q :�� �? _ h � -�y �Z (/� k3, -R �j ' �e cls t � &� �"� p�fi �- `i � z � 'r n ,-'3 �'�i ^i, _�' `-i "i .�' J � .� a ?r � � : � ' v d = d < � �, � z �a �� � � ,� ; � � �!" I � � � C n -� 0 z -c[' '_ 4 a �`-' 4'='F'§g ' as 9:s"_'is ;xY Sea s s^c szese _ �c :e ".:: _ E £s xr.as z z` e 5e9= s e: ,I- eK:Sn. a. - n� b' _ -- r.�. . .. - . •S.. . k�.. ....i�i.�i.bn.:i. .L�:�. i- .f�- n naaa.' .,ih'. v. i.,.... P - ` ..�`Ey� _ _�i '6� 8 9�:'i-a..{ �! �� > � �v"'i ....> `Y ' fR_ S ..ea ,.a Zr,.aS 'Y �LF _ I�1i7�1�=�r• -r�f R ` �b�.�i � � .i`. t. . a .li �i�_& " � csn�S �£ s s .-c� ':K f�5 � S. 4 'F.4:�' � € -- - - - �i� :.�ia of, �3.��c.a -c�8 � ��y 4:. � f� �.L��E_:, L�--�ad S -��Fib aa - : � ����3 � �i� 4� s �e� as��,,,,Fr�Rv4efi #"3- � 3 ? � ni�iE '.. ray?'r5 k� ,.nFFLS� •...# w;SB.G n d �z_: P�' - x� :�;_ 1 7 � 5�.��, a �.�e- {tq`r.r � [i_� � i; . r • ;_ •�'.E.- r, t ' .k 2 .�..�.: G E . � r:�5� � 3r.- �! 6:3s� $ �� ��� �� ' ii� -.3: �hc=y � PL� Ey � f �.f�^ ��p �� -��1� ¢ ' t- 4•.�" F� 7P '� ��'e S�' oYi 3 9��� �,� n -�ti; � YQ '� L 4`a1 � . 5 �- ty: �.� s: � � t � �_ � n ' _.e Q�;e � # 3 - �._�i z � � c, � x�'� Ki t� � . � R �' ,_ 47� �,�` � _ �p�.�r.. j _ f co �t- 3i ��� �t �.C{ �4 i . �£ _ �F � '} c '. ,� Sc '£; �6 n �$r,.a 9 yt5 r,.-,,f y �. d 0 t�? z:� 4 -.c.c� .�..�,s�l �{ac ^ R zi � � ' h"9 F >t)xS5 � � c t 5 h .5 '� '= ci k •I( �^ ti" ;� ? 4 4' s� � t ri . -� c3 s �'FE C,e= :F� , fx aa .�� � H � �, ++�i : . �, ` -ic'J �` K = z zS �Z�a _ -. 'F 6L 3 �� _ �k e �t x �,. � a:"4*-.—� x � ;5 � - � �- ~� � ;F. _ � = - . _ '' ^ � � 3 ��S :. �. �� � � c � . '� I: �" � i� -� � � - � i �.��.,lc �7 tlS j� d ��Ik � � �,.� �n 'E�: _ _� R .-...a; ..`� - ;o s���- ' �c I1 j{e(" I � �3 �Y opi�� F�ac° qi Pil`4 s§ M3'�,= !•_[ C"` �e.n,.aw�am. ��� !ii� I II,I`�Ii�Yl=l��l?I P . 'x�� '�='� S�Et�� _} ? ��n` a���."p SF��3 iC:� Gm�oF�.fCh1�PCI5i .°� _.Y� _ a . . eal: .. • .. .. � .. Z O T � n � Z � -� � C l� —� O z D D � H D 0 z I I I I � i I I � _ � � � , � � z i�=i i �� t•, � �� F= ia�;�� p; i$ � i i.l = "k s : I � s 'I "s : ; � b/ ' � I �. i � • � �� �� , � i�; ��, i � y;+ i: i � �,. � � ; , � ,� i F ,i li�i�� � � � i �k ,• � ;, � ,� ,,� .. ��..��t�� '� � II � �1 ,�� ��:;��' il � .� �i '.!'_.�� ��- �; � , _�. ��r- � �: � t�: __; - .L r_ }.-. , I E l p �:. ';. 1 I I � 'I I ! I � .j ` I I �i � � �1 I I I I f �I '.' � I i � �' , I I �i. •:;..i � � � I i ) I I ' tll � � � I � ;; � II '';1 � , �`: I I ; � I � I., t � . „ .. . I�. . �,; � ,. . � � Ii. , �. � - -- --- - �� .1_. .. - -� -� {`.; '—=��;.� - - � -�--u , . ----- ,., - -- �...- --- ---------- - I --; -,--- •;; I I " � � ! `J`. I i ° I i;:, I I �'..•, - -- ------ --=--->----- ---��:. � -i �- --- � . , i I. � i �': I i � � � I � ' ! �_� I � �4? ' t i '�s � ��5 t�� �I£ gx d'° P� } � �� e �� �'. � �� I o I I :> I I°= I I '• � I a��93��= f i 7='�:=: � j i. � i �i� h� � i � �r i i �l 1l. � ' � : r fi` i i '�';�� ���� ` i �'�: : � �, � � �` � i �� ;\ � � �L� � -L lf�'.'\ I ['�li � � � � ��% I I 3��i �: j� I I � I '_:��i�,l �., �,:;,: ', � �–�1- ' �p$�`�=1 ����.'{�j' i ',�. � � / � �� ', I�i'_ � . Il`,' ',,( :_ i ��.Si��_�a_-r - _':'i j �I;� ,;� I' � �� i I� - -�----�I - ! �. , �`----r---- I � =; I �; ' � � . i : I i; i �` I , I I I; ' ; I; . I 'i I 1-' '�'_" , � �., � � i; .. ;i f;'' i �i I i, - - __�. I i � -- �! I ;I !`� I � `- - --.-,_ ,' :: �. : � - �� I� ��: ; � I ! . ;' . � � , �� � ;':__I"""" �""" '"'"'"" :: ...� , I � I � 1I I ,JI "`�I �A' :�4 �i �_� � yL y= k� �� �: �o �� . '='- - % + - - S.Cl:✓�^ E ='_ ���ii SjF Jj: A S ' C58 �¢Y°C f £ :•: ¢9 °C � CF P.?.'R ! � '�SS 2 3'2 £ . ' ` � t _� ,. c ' . .. .. __._i.:` _ a`5 c P � = � � € _---�r6 . 6€ §�ga== ="- _ - ei_ _ _- ` _ ' -= x-=- - .;. �.i .. . .._., n;..0 . - .. . �.C"` , ,. ".C:i.�:� ,,.�.. � ', .,.; :�, £`' ' ' ^ .,£�' ` _ r,` " , e� _i-� � €ess § �a k .i ( - ..1 , Yts _ 1 f zn.t°n b' . a -i1,.e.. . -, -rt.e> ,.rl- �# _ i Yz. ^f R^g � FT _3� __ rvxc�r p� y ...5�, r4 R.3 sa3��` ^ 2 ' R"O• . --' "c _' �� �� 4 � � '�� R`-::ei' c' ;5. ii ECi:.^' � z . __ � �-b, E� :i� =S�e kz.5'E � . [� :J �F �rf s3`£y : _� �5_ ;cscc_ r �5 .£ � e, � L �z '�_£� Cn ..3?.� . � � F � p €s 'E �.. . 5 .rtP . g 7�h�` :vAA c �: - x_ � �2 � r. S 2Fk nvcz �F :. ¢-� �a �� k �= f a ��5¢� a t- 3 �f :il` � 2 z' .%hL . F i��c `2 . 4 t '{ ?�� ���,�. . ERn-g4.h"rc�x. � 6E L a D r a[�4�i f�xe°..�xeE -f� s R F i 3 y -' { ¢ �i7. A .x c d�:' #4' �e i.�. ¢ 8`c' t 3' �� T�� �_y. . �dc�'� » E a S .-G�Sa� Z�`'e. ]'3 ocS 9 �.< i�ttFZ _ � �� s� �;fa ( La. = i r, £_ _a * _�-a - -c._,.F. 5 tt� �, � s ��_ . �° Tti; : � � : ��„ - y� �� ^ Y ? E�v 4 a 5 � 'i9" f y�` �'Sniiii�tr�� 5�.�� GF �: . �'sF � �.�'� ' � :� �x: 3'4G =�.4 � �? �� 4 _ " Y � ���' �� _j �?ii � �-f, '"4 F$ , e� cy . � d--' E �s=" 3� L- �,{ - � r. ¢ .� S :�� � _ 2 i, S� '� If � � t 'cFb = ? � _ I � i e ' e r. ;� _ � � � E f;�� IICI�IjFk�lsl'Syl' �`nw� ��;^ 5�cay.- c��¢'� ; F�jL.?� vjEaa ����'� ?`$1? !CF'�,: e.Mo�dw.u;,. � .r �' _ _ -��' _Si _ ��J1�� �' = c � P hitects��c cA� Arr. F - - - — . .,.� o. .`C �.:'Si` �_. r, ��i:.3 �G6: � O --� T � � n O z � -� � c n � O z ��_-_�} r53 s �cz ,s� c�es �� +��'s '� � 5: ��:�' � � ,s„� ; , � � I �C I— a n L O : 7 +I T e'r'19 �' �; d� � peese ''°i� _ ^� ,, � '� �: � ' . � �I �� � 'I . � i � �. � �` E�.�. q y.. ay C 95 Sp'r ,.'g c �=y€ S § §� � _, ic:?'" 6 g� �� I 'c O i� � � O ,'L Elm ��=s�: � I�. �e� �f � r���,.ar ,! ��: s fi� ;'I _ ..:%t r r ^K� i`-- i :PI �f ,r.`, � a �yI �'� 1n\ \.� �� I \\: 1� /,� /: _�_ ( °£^.E=Y ` €9 i°y���P°SC?`Y:`^7: ����§s �� ���`8`_ `s�S ,���'s=°€ - a� , -_ _, , �� � � U . i , � � ' I I E§ : �e f E -E9 .^t?]Ce-0iRy" � �A�8FG5 " � =.=R �h'6�'„a9E�- >� 10 � :^_. ��r 9.� �'� :7= � ' imj° �.g . =cn _ e !I� 'F � :; z - O 1iC �� � S sie¢=s� _-`ii?� ?li :ss z r gFV _- t g g " 1 :• =" __ i aa y.s c�; a 6p:� s s: e � 7_ �4= ._. .. „- ..� ...� :n...t�. � .._. ��.: :E L1> .. , .> . ..,_�.S �.�a.. ._,c�.> � .-- .,_s�'.:_ ,. i�h ��.?C:.. € '..`��s� - �E i; .8� .�. � �b � 0 - _" � C E' '•P - C'c''' �C Ex'C 's-`F- ' !]3cFHa -i� Aq°F1.}„''_' =' - -- hS''tr-;A��e eQa:2a'.:�=d2' Ff'^:�F=^?5_ _ '__ ' =�. ' - ' -"' _ ' F�.�-t ��� S� {�R<'�3" �� C;EB:�;� � 4�A{,_ ,.2g �c @<y� F �+�€ � '�� !Ps� ZC. �<.:ii3�. t����b�:�F G � t ��� ����.� Y'� 33 a5 -_ =oA�_<: 3tR �'gQ4 � �" � {g E4� ' i -e ^ '.9 : "c 4? a� -i� a'�i� i fo�,�< "3=�ooks 5 � r Z.'is .2n;t � i ' � � .g°'-?$,._Sai' � cL_ k-_ ' `^ ��;r.e� i 2F;��'A i i ¢ e; . .� � a 4 2,� � -� _ ., . � ._f? et'� ..b= ' :: : � ;i f d . r � h �rn F -i'; �E" a ±4 ..i' - E�'s i•E " _ n% �''^�`f" J� � �I-3 '' - � .4 4 `f:s �S c� ��� i 3 xF��Y� __ s� ^ sy T F , , . - r as t � �� 4 �6 ,1 j ���t� F�; �� F.� �� i? t.� ?' Y; @ ; � �`s3 5:� �St'G�x F�� R �V c�n °�R st :r €�� a � � 8 �%.?5 .. � - '�� n ��_ ?� - 3 9C -i e � � ? =i4` � R: � 5i.,,:z �f C" °p 5;`,i E: Cs �= {x �r~ � �� �� �. a _ � { ; i.i F c ?RJ"^ _ r _ 4 �7 F �o . ��3 J _ ` ��� 2 � � g S £� t Z Ys '�,�5 F . e- � ��.� '��il j.i� 9''ii'b f !. `�3 � �5i'� 3��'�i •`.3}����" :'i���: F�3y.i, ii�..� ..� �� earo.aw.iU�a 'r W ::. ` �� < — ;a� F c:� ;� F':° .FC._ ,;,��� �N � �DE�� t.o�� �� ' A ea�} �iie �fSc-� F ��- ",S :2F��. ;=o:`e'A M,u�'� '•°3 "z7?�'3 3r.�i c� y; �A'� f .. ��-�„ � k��T "3 � . ���: f�� _ � �'�f i-9 cE � i �r �r� g F= ���: t, �1:> ,..=,cev _ � 4 ; ?„ 'x ;i b Z O � T � I� � O Z � � � C C> � � Z � . 1 `l �;': ` . \`� '• a1 I .��\ ,� � :�°.: � �jz \. '� ,, r�_s, _J r � ti: �A �� = - ;D V f•'. ` �1 � - ., . _ -.,�. J ,. _ _" -_'�n�i�.___....,.." ... -- -:.::::_:-- �;--_ -- - a - - - -'O � .:d� - �` . - ..._.. -. ----. _.; _- - - m .._, - -----�------ "' -m.._ > ,m.. �>_-...._..-- _: -.._ - _ K_._ � ---- -� - - - ' <. --a.....,_ ,.,_. .. � ..; - ---------Ko��._._::--�-SM__'go-> xo> xuy� .: _ ,. � - �c� �--..._... ��, . ' ., _ - ° '. '^�' ':�3� ---�- -- --- �--z,T,�--�'-..-,.._ ��.:q.�°_ -�o : �-Zm v -iR . `-._. ' . _ Z,� ' � z�� �.,no .�,� ---- --�--� --x�-=- � --.�,�5. --.°. . _ . o _- ----- ".='� - �,�' ., ------- --- - ---- - -=���� ^° � " j����'� -�-..: -.P ..�s .. -- --� � -i = 5�� . } .__. � � l. ' ._ a }�'t :.sr'�>r— r f, i .�� \ . _— '- � � _ 1 �-�""�� r--- ,l . i _ _ '.� � < �� i - t-� '�-a � 'F,/� � . . .,�" yS" �• . , y`': � 's� , -,:Y :' _ � ' '� - ' f+ � � 9 �_.._._y ,� � . _"i5 . : � -�,_,— .__�_"r �.. �.-. . .Zm�.lF � O �.� � ��C��.. . I� . S / .. i � � �� . v � \. LI % 1 R ' i ! �F k o �i ' / � �� } ``�� .`�4^tt . . . �C. ti ` -'i�,. ".v �' , � �.���_ . �,'•, . � - ��1�,; . i�,,r��". �<,,�o'� .� - d'1p -�i- izL�Y,i:,--- �._ _. ._ i. -`_ . � p ; � � t , c I / ��' ''���'. / ' � y '_ � 1 i . :., w � / q � '`} � -: ' � i J �1 1 . � �:. . _ _. ••- _ - � - � ,:i " , : — __ __ '_ -- - _ _ <' '__ _' . _....: , _ _ ', ��`,•. a ` ':I _ -J,;. _ _ � �,.. o _ ' u �i � _ , ,,.. � � , • , i�r, �. ,�= e,—•- -=-- r .:.y _. - - - - I�;:I. � ,�._ -! -- -_ ----- - ,.. . ; ,. ; . . . . .. �. _ �.. . . ----- --- - - _- \ { " . - _ -- - �- - - ��,;; �\ . \: - . • , ,., �� , '•,'� .,.,` _ _ _ 1. . '. ,� I� c ( � � � ; ` F3�;acz �s�.,- rs Rxi �>a:� 'n^ 7:�' C::: �e.uabw.i�+. ij�� Cr {r! .. N3 }� r :.i ^_ :� !� �� Q � �. .Fz 'o. y:,. n�O F'y f.I! I I I �I I @ i- _ � �_iFe r-'i .'=x7�e a�r��� ?��'�n zF,s_ :�5��-`._ e,��pArchitects� i i!�i .. Z O � T � r� � D z � � � c n -� O z -�- ��,�,T�t� I ;' � �; !i � ;',;; � I i;'� ��;! , �,� , „� • � � 1 * 1:' ,, i � 4 i'�� :� l �_�.. o � $ m `y II `�, �1 ! (.J.."_'"_'L'�_' ". i'' i � ` �;i' � 1 . t � ���, �; � � ; j ° ° �' — '— -- `.T��" _`A'�"'_':: �o° �o i� 0 _'� �' �i � -�� ��� ;; �. 'i':�;: � .I ' � �" . I , � , .;. • t� � i:�. I I ' i i: � a�� ` � �� ,r �..fi.: l .�ln_�..;.t oa6 � � _ o� o� o� m D m C• � � � �'- �.I -i.�..'ii�:. i �_ - i ; ��V�f L� n � 1 -� I...14 -1 ... ���"� 1 � � i I I ! � I � !�'-1 ��O ��1�0 OI; GIQ o� � c.: � ��� �i � � i3 I^� I� � 't :� ' ;-'�..II ;- '�.e�. � i �. i �� � ! I i''I� i� 'I ;;r;� ;F:i;I �F -_:,�-•----��-,-� 1 �.M�.�Y 1 �� ! O � ' O O O .p i � . _ " 3;4i,O4 :_y°, x�' _ 5 C� F 2: : x .0 F)nR 4=. E 53�. � ,.� a ol ?E. � . -. r�- . > o.. , rc. ,_r = _ :Fed_ 'i e'�-> .,,.E.. .., �.'.�.-. .,t.: 2' --�e .. �;s��a � - �€! f 5c i ���s z i€ 3 l{ - .. _ � .�.'�F'_..hn-' . �� , . n_. >. - i s,.. _ �. . -,.... ,r� 9�'`^4 t��� 4�pL9�� �t Y _i.e C�� f'- + �: c. qE ,x�_ f -r'r�:_50.�: ` a� iQ s bC4u���r�GtEi.?' -`f..'.�� ' a� a2$ic �S F ' 7�� o � F . �, _ .: . rti E �� .. xi � f _ � L� � �'4� • I � � . rt�'t � C n yt`=n ,� h 4�cQ �' �.v .; c �f cr �¢., i�S� F��f L Ss L s ..) c � �._ _,7 . �, 2 4i:. . . ? .r� f� .. � 5 J f '� . � � �s�.. �- S. �C. s � � ;7i-�F� 2F.b5 ; �. a't . �, r4 cY_. . .�jc.� z�fi _' B Sr � ii �y �2 e-_ � s�� t; � if � ii aa h Ef ,n R� f z i .k� E� F6f P� S -� � P �±�*�qa � F7' �� _ c � 4 c _ . C ,� �, b � t ~k . ; 4¢ S�' . I EL ..xi= � _.c�5 F_ Fz s � �F . . i �� F� .3 �� iF �� 'q Y � f� .� . D_�� cF� j ff,� .sa s� 5^ k�G' s�"� S�£� `�zE.a j� _ t°S . ' 6 [ _ �ai� s_�f 4v s � ^� � � �_ `� =4 :I � � y . {F '� � # 2F' G �S Gn i.� ' .. #iy �£ �R 5 c xb .F � � ... n �?�;_I = 5 F � �.=% � 4a�� - �� c �S� �2 j En � hG� _ ���jI - .. � ]I r �,_ � ` ' �'�c � z ? �4 � � �akp� '��a I�j: I �s ` �"G ;��y=5 iii.' e"�3;;�� t.g3';^ �i�ix. c'��' �t�'e°F^- C.:s 0e.iro.awur�o. . :�e� at•f :°i{ II I IIIIII•II � i � - �°ie� E��s<•n '" ''�m �S£r, aSC^a �Sas3 - y� �^.' gc.o�.pArd,iled���� k '�� R - �' - - v:s ..&:. y.;� _ g ER5._- ee� , 'ac?' , MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: March 22, 2010 SUBJECT: A request for a recommendation to the Vail Town Council for an amendment to the Lionshead Redevelopment Master Plan, pursuant to Section 2.8, Adoption and Amendment of the Master Plan, Lionshead Redevelopment Master Plan, to amend the recommendations for transportation improvements in Lionshead (generally located at the Lionshead Parking Structure and the Concert Hall Plaza bus stop) and setting forth details in regard thereto. (PEC100009) Applicant: Town of Vail, represented by Braun Associates Planner: Warren Campbell SUMMARY The applicant, Town of Vail, represented by Tom Braun, of Braun Associates, is requesting a work session with the Planning and Environmental Commission to present an update on the Town Council preferred solutions for transit improvements to the Lionshead parking structure and the Concert Hall Plaza bus stop. Proposed improvements include the creation of several bus stops on the north side of the parking structure, skier drop-off on the lowest level of the structure with access off of East Lionshead Circle, a new building structure on the south side of the parking structure to replace the Annex Building, and improvements to the Concert Hall Plaza bus stop. The presentation will highlight the Town Council review process and reasons for selecting the elements for improvement. This work session is intended to bring the afore-mentioned improvements before the Commission to start building an understanding of the improvements that will be sought by the Town of Vail. Subsequent to this work session, proposed amendments to the Lionshead Redevelopment Master Plan will be presented for review and approval by the Commission to set the framework for the applications for these identified improvements. As this is a work session and the Planning and Environmental Commission is not being asked to reach any conclusions. This application is to be tabled to the April 12, 2010, public hearing. MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: March 22, 2010 SUBJECT: A request for a work session on a 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 Development Company, represented by Thomas Miller Planner: Warren Campbell SUMMARY The applicant, Vail Resorts Development Company, represented by the Mauriello Planning Group, LLC, is requesting a work session with the Planning and Environmental Commission to present the proposed height, bulk, mass, and setbacks of the structures comprising Ever Vail. Attached to this memorandum are a memorandum from the applicant (Attachment A) and a set of plans depicting the number of floor plates, height, and setbacks of each structure (Attachment B). This work session is intended to bring the afore-mentioned topics before the Commission to start building an understanding of the above grade structures being proposed. Staff has not reviewed this information nor provided any comments on the items being presented. The Town of Vail will be utilizing the urban design services of Jeff Winston, of Winston and Associates, to review the proposal in detail and provide comments at a future hearing. Furthermore the Winston team will review all models to be presented to provide an additional layer of quality control and accuracy to the proposal. As this is a work session and the Planning and Environmental Commission is not being asked to reach any conclusions. This application is to be tabled to the April 12, 2010, public hearing. II. ATTACHMENTS A. Memorandum entitled Bulk and Mass dated March 22, 2010 B. Set of 11x17 plans dated March 22, 2010 M E M O R A N D U M To: Planning and Environmental Commission From: Mauriello Planning Group, representing Vail Resorts Development Company Date: March 22, 2010 1 � Mauriella Planning Group At each Planning and Environmental Commission meeting, certain topics will be addressed specifically. To simplify the process, for each meeting Mauriello Planning Group will provide a brief inemo summarizing the topic. More in-depth information can be found within the overall application. BULK AND MASS Up to this point, the information presented to the Planning and Environmental Commission has focused on programming (parking, retail, public spaces, etc.), along with market and fiscal studies intended to provide the background on the project. At this point, we are making the switch into the physical aspects of Ever Vail, beginning with an introduction to bulk and mass and the related topics of setbacks. Future topics related to bulk and mass include stepbacks and compliance with the Design Guidelines. � Height Requirements The Lionshead Mixed Use - 2 Zone District (LMU-2) sets the height requirements for Ever Vail, stating the following: 2-71-11: HEIGHT AND BULK: Buildings shall have a maximum average building height of seventy one feet (71'J with a maximum height of 82.5 feet, as further defined by the Lionshead redevelopment master plan. All development shall comply with the design guidelines and standards found in the Lionshead redevelopment master plan. Flexibility with the standard, as incorporated in the Lionshead redevelopment master plan, shall be afforded to redevelopment projects which meet the intent of design guidelines, as reviewed and approved by the design review board. Furthermore, height is defined by the Town Code as follows: HEIGHT.• The distance measured vertically from any point on a proposed or existing roof or eaves to the existing or finished grade (whichever is more restrictiveJ located directly below 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 below said point on a proposed or existing roof. Due to the requirement that building height is measured to "existing or finished grade (whichever is more restrictive);' building heights in Ever Vail are generally measured to existing grade, which tends to be the more restrictive of the measurements. The Ever Vail buildings generally sit on a relatively flat podium of parking, which creates the public plazas. As a result, while some of the buildings may be constructed to the maximum height, the perception of the buildings from the public plaza is of much lower buildings than the maximum height. In addition to the height restrictions of the LMU-2 Zone District, the Lionshead Redevelopment Plan further restricts the height of buildings on the Ever Vail site. The LRMP states: 8ulk and Mass 3.22.10 1 For properties that are east of Red Sandstone Creek, in West Lionshead, higher densities and building heights may be appropriate, particularly to encourage the development of employee housing. However, any development must meet the overall character and visual intent of this master plan and be compatible with the adjacent existing development of the Marriott and the 1/ail Spa. Notwithstanding the height allowances of the underlying zone districts, building height and massing shall be responsive to the Gore Creek and Red Sandstone Creek corridors, in that buildings shall gradually "step down" at the creek sides. Building height and massing shall also "step down" towards the Interstate and at the Western end of Lionshead. Figure 5-25 provides a general depiction of how building height shall lower at the western end of this study area. The intent of these height standards is that building height reduces by entire floor levels in the locations as generally depicted in Figure 5-25 (Sec. 5.17.5) Figure 5-25 from the LRMP ��;�',:���,.� �-;, - S2.S' MA% /�i , )�� AVG . � 71.5� MA% I �� , �� �. � �� 60' nvc � ' ��� 60.5' M�x �� �� � I� ��� A� — 49' �vc /� '.� \ i � ` � 7 S' $NOMrcAT % / . \"�-�� I�fDESTNI Ln51M1'.NT G : �ss ,-, , / � ' , . ,�, � FIGURF S-?S - WEST LIONSHEND BUILDING MA55 � HEIGHT LIMITPTIONS The maximum heights of the proposed buildings in Ever Vail are indicated on the following graphic: 8ulk and Mass 3.22.10 2 There are currently two locations on the east side which do not meet the height requirements (Buildings E-1 and E-3), but these will be addressed at the next revision. On the west side, the buildings comply with the maximum height requirements of the LMU-2 Zone District. However, Building W-2 currently exceeds the maximum height recommendation of the LRMP. In addition to the maximum height limitation of the LMU-2 Zone District, there is a maximum average height limitation of 71 ft., which is then further restricted by the LRMP, as indicated in Figure 5-25. The following graphic indicates the average heights of the proposed buildings of Ever Vail: Average Heights •���• � >> = + � 1 � �-I�. �� l �. �' . i � . � - � .� J �.:� J �' �� � � ., ' CJ � �i �� �:.� ,�,•� � � � �, � m. � �p � �� J'� ' 9 't� u!!. 7 � �'., r �i P �sr -- �j �_ ;�� � �-- --- �, � � 1; s � � � ] � - j. . ;:� �;✓ � �� � . 7 � � �,g'�'�y, f � 'r� i �„'9't �. 1 � � � j Y � + ��.. " .. . . _ . -. � / . � I � •,r � � _ Jl J a . ".' �" ♦ , .t;;� x: r .'+. ��J 4"'''i'��• .. 'i ; a' d., � � A�g Height: 71 ft. a �� 3 �,��' �� �J . -•/' � "� �' ,:�.z � ' �• '� � � ,,xa' ��, ' ] '•� i � � ,�� =, >. � �� �• _� � .� _ �,:, �,, � i,, , Avg Height: 60 ft. �'�� � f^ -.- . a �'`� ��'��� 7� �,)��'�V ; ,. :rj_ f,Jf'� n � � �.' � ,y � J 1J v ., a � � ;l ' �... » ; ) _� '.;"1 �,� . . ' � f J ,} �mo- � � _ � . � I � _.��." > l : � /. � J Y J °' ,• ' Avg Height: 49ft -}- ��f' �' -�:','� Q � �� � �1';'laaJl-'`,.. e s , ' r � � Y j _ . 7 - - . — •.� ' - . �. -.� i � J ,r- • • � r �� �' ,,, ':�� ��,_�� i - J33'.7 � -:y' � . ':. �-.���.�J_ i ,J f �1 ' . �� �'��.N •] �7� '����:` p,r.� 'j� { .� ��.:�' ��s. w,; -� J � �,�. �r..� � J r �.V` '�.,' }. � �� ! �I�,_, .yy 'i, - _ , 1 J �JJ r, � � S.;.i _ > � • �� �1 � . �`As - � �• �.J J — - ~j� > � J � ,Y .1 /� � '_ - _ -- - - � - .�>>: . r � �r�.� � �='�. :�:. . �:� • rrJ js:. r � c� .'x JJ �( Bulk and Mass: Building Stories Because providing the maximum and average heights of the proposed buildings at Ever Vail does not provide a clear picture of the overall bulk and mass, this section of the memo has been provided to show the bulk and mass as expressed as building stories and as perceived by a pedestrian in the public spaces of Ever Vail. As explained previously, the buildings of Ever Vail are built atop a platForm of parking, creating a relatively flat podium across the site. The following graphic indicates the maximum number of stories of each of the proposed buildings in Ever Vail. Generally, the maximum number of stories is 6 stories, where the sixth story is partially within the roof. In comparison, Solaris is 6 stories along the Frontage Road and 8 stories on the public plaza. There are also significant stepbacks (as prescribed by the LRMP) and stepbacks will be a topic covered at a future PEC hearing. As the following graphic indicates, the buildings range from 7 stories, down to buildings of only 2-3 stories, along with one-story elements: 8ulk and Mass 3.22.10 3 Number of Stories � srar<r ExweESS�a+ 8 SiORV E%PRESS�ON 5 STORY E%PRE3SqH d SiORY E%HiESSqH S ST[1RY E%PRE$$10N 2 STORY ExPRE5Se0N 1 5'+ORY ExP�ESSI�N •.�� t- • - A r � ¢ z 6 P 2 VAfLSPA ' 5 � 3 � 2 �' � � " . '� � • � _ g 2 .. 1 �� �o� . . g , � g � , �. �.2 .. � ��h : RIR C�qRLTON RESio�y�5 � s�� 5 ° FR� � 7 E] � � � 5 5 �� 3 . E_, 3 s � 7 5:: 1 =_____ $ ^ 1 2 2.3 3 w-: � 1 2 3 , . ' �u � exwso �� � . �i _ � : 5 �-: �, � B q , 31 � 3 • ^ w.��5 1 4 . � '`,1'. � _ �p � 1 .� - --- , __ _ ' � ��¢�•• - - - - - ' �; w � - _ _ . .� . � �� . -- � :: �• �-- -- ----- f, ---v-- r� �C Setbacks As part of this introduction to bulk and SetbacksfromtheCreeks mass, setbacks also plan an important role in defining the buildings and public spaces of Ever Vail. There are generally three important setback calculations: 30 ft. setback from the centerline of Red Sandstone Creek, 50 ft. setback from the centerline of Gore Creek, and 10 ft. setback from the property line. Red Sandstone Creek runs through the center of the Ever Vail project. As currently proposed, at the closest point, Building E-2 is 42 ft. from the centerline of Red Sandstone Creek (at Building E-2.) Building E-1 is 48 ft., while the remaining adjacent buildings are more than 50 ft. from the centerline of Red Sandstone Creek. The required setback from the centerline of Gore Creek is 50 ft. As the following graphic indicates, the proposed buildings on the west side of Ever Vail exceed 50 ft., � � . REO SANOST�rJE "r ] ) . .. > � CREEK SE7gAC3( �A .� � S � f � PROPERTYLINE ) �l � .: . ] r o?, Ew�`� 4� E'2 I `• ] ti�. �•- = - '��,> � ;; , �� � �!' � � } ::- ��. ] ': i,� �� _ , ;._� 3' • �" � � ! �� E.3 w•z � � � ' ' �_� :� �:� �� � �� ��� � - ��7� � �,:, , �'�� � 1 j � : � � -; - ��' ' . —� - f. . , ;j. �� a����z.�r � ._ 1 ,, �� }J.v, , � '��j � ' w-z i j ' � i j? as E_i ••' ���}'� 'ti ? ' `' - �` � _ �� ❑ 1 r1 , 7 • . �'+, � II � � .i :� .:� � � �� . ,� � , J ,� ; � ,. ' i�,1 - ' .]' r J �, !r .. � , '�' � .= _ �J�•' 4 . 7 Y � � ��. � � 8ulk and Mass 3.22.10 4 as the closest building (Building WestSideSetbacks W-2) is 70 ft. from the centerline of Gore Creek. On the east side of Ever Vail, only Building E-1 and the gondola building border Gore Creek. Building E-1 is 82 ft. from the centerline. The gondola building has not yet been designed, but is one location where a setback variance may be requested of the Town. As currently conceived, the gondola building is intended to cantilever over the setback line and provide a unique experience to the gondola riders. Much like the lift towers that traverse Vail 1 �I � �- �.� ; ;�-, � z ?� ,,,, � y.: - ��; � , � �� � /;�;�� I � ��'3a�� �' �,;� � '' ,° F' �� )�Y55 '�� �' ���r� � �=� j �?`�� � :� > >`', ;� �r � i -- - . �� j ��?.. w-�� I � i , ��.�m 5` ]�, _� ;3 ��y ` � '" Yl �{ > :'; ' �. „ � I ;� _. �.- ..� . ' � , .�, ,. > , , � i-� , � _ .- � ;; � , >,3� Mountain, the gondola terminus is considered part of the transportation apparatus conveying skiers up Vail Mountain. If this direction is pursued and determined to be necessary, the required applications will be made to the Town of Vail. Finally, there is a 10 ft. setback from the property lines of Ever Vail. There is an additional 20 ft. easement provided along the Frontage Road intended for landscaping and the bike path, giving a minimum of 30 ft. separation from the roadway. As the following graphic indicates, a minimum of 10 ft. from the property line is maintained for all buildings except Building E-5 at the ground level only. Due to the accommodation of full transit movements for both buses and skier drop-off internal to the building, Building E-5 encroaches into the 10 ft. setback. However, the building still provides for a 23 ft. setbacks from the roadway with space for sidewalk and landscaping. The transit center has been designed to provide maximum flexibility well into the future. At maximum capacity, a total of 8 bus bays can fit within the transit center, with an OverallSetbacks additional 4 bays available for expansion onto the Frontage Road and the two in-town stops on Market Street. Based on this design, in the future, Ever Vail will be able to accommodate up to 15 buses on-site. 8ulk and Mass 3.22.10 5 � co; ! i � �.� � � , ,� , \`� \\ ��L�-r �� L L �� � r N Q7 � , ° N'\ � ,� � � � � � M ` W � � ��\ N\ � Z � ❑ - � ��„u€ ��s�- ✓ " � �� �� , � c � _1'. �� N I` . �� �C_W � �vj ____ � y� �\ I�Jr-_ J� � � ;`�` � � � o � � ��: � � . a � ',°��� � � �-� � `�; � r ,- F� z ---_ ' ��h��_ � � -:oyo� _- � � � W � _ `�SS�Oy _. , y, Q.F'S� �O , �O Ip —. iu �v/ r= ., � �° i � aY � � / .. -1 " �, � , � � o M ' � N w N . _ . � _.: - i w'' N `.� w �� � � M 1 � W � _i f � i � � �_ � ,.__ . . � � ` ; , �, , �� i _ _ _-- --- - �� .� \1 � � `'\ N � ` !l ' . W _ -- .� ` '�� � � � �` � � � -- YI � �f///��� V W � � t . M 1 !fF .. � - �b,..`' _ � i b'._ - _ _. _ __ _ �j.' -�'� _ , / � �- � ._.._ , ._. ` ] �. / • �OJ � � o �, � �� V'�� N �. �. ` � ;� ; Z� � N ��' �' M � , � .� � ;,� , ,� �� � . ;\ i M . y' Li�i \ <<c � � � �� ����� � 3 � � �; ��. 0 0 0 0 0 0 0 �, `� � � ' � � ��` � � � � � � � ,�, W W W W W W W M K K K K K K K � � � a a a a a a a � w w w w w w w . �-0� M � � � � � � � ` �� �\ � � � O O O O O O O � � � � � � � � ' ���a �-.. r co u� v m N � ,� ,. � � � � Z Q J d w H � � S C� w _ � O � cn C� z � J � m 0 N N L � � � � � c �� � W �' i� U Wa : �µ J � � � r e� : � � �, -�,-r ,�' � � _. , \ y � � i V � �� � Z �I .. ; : Q . ., . . i � II` ' �':_W� , � rc . � , � Z � �: 0 � ° � ` �� ` � Il4 _ � � �1 s a � � �,w,�„, �� � `� � ; Ls ' �_ , ' �� o `n-, � _o, , �_ 9 �� ��;��� - �0����s �� � � ���� �� �� � J` o'b�n � �ci -, 1 O O O O O O O � � � � � � � w w w w w w w � � � � � � � w w w w w w w � � � � � � � O O O O O O O � � � � � � � r co u� v m N � �- �� LI� ❑❑ I_ � _, — 1 ,; ��N..-�' �� M � �t ' is � o� � � ',�`` �.----- . , -� - -.._. _.._.__ _� -:?:: i �'. . � �, ' � O I� _ W M - a � `: r � , � , , d` . ��'N i , `'� �. '� ��. � �,� �., ` \ \� � \� \ , �� \ � !. ���.�� � .. \ � _ __ I N � Z Q J d LJJ H � w � � C� � w _ C� Z L.L W � O m Q � _ C� w _ w Q w 0 0 N N N U � � � � � c �� N W �' i� U Wa O �µ J � � Y t� � � � � � � , � �� ��� � ��� �� -� � , \ y ❑ � i W - V,.� ^ �/ � � C��'°V V� � p —i � � 1 N I ` _W'� : � L \ � �� - Z O � � ! �1 j �� � � a , ''u�m�. ��f_ �, r _ � �� �.;, ___ , �" - - �,r'�_ � io -, obo�,� " i\ �.5?,, f � o � � °\ S�Oy 1��_ �'11, Fo������� � � � � / r " �''�1 . .�. (O � " / � � Y � � \,� � p �,'- '��1 l� 0 � 00 � � � � , � M �� ��� �: � � � � W (O 1 � � � M 7 � � I � I � � 1 . j� �p i � � '�, . _-..;...__ . . ♦ � ` p� �� r ., 1 . �° i . _.___._-- --- _ � `� „�`� �- �� i \ O �\ ` (�O O O � i�` \ � e __ � 'I� � � . , � , � I/�. � 1,,� ��I , �F;. I .. �•. y` ._..,.._ s - -.�" ._ �..� � ;,. / .___ :� �-..._.._.._._.._.._ _.._�'� .... `� � �', / � � , .._.._. _ � �1. O � � � �� � � O � 6�O � � � _ ��O � \�� W I� N . `!� � �:�,� , �� _ , �� � N `' `\ . ` � � I\ ° ' ','y ,�. (O \ ``` � � � l M (O � .��� � � (O �,` �.. M � O O O O O O O � ��. O � ` � \ � � � � � � � ` �� �•� � W W W W W W W (Q � K K K K K K K � � a a a a a a a .. O ' w w w w w w w . M � � � � � � � `� �; �V`, ` O O O O O O O � � � � � � � � ' ���a �-.. r co u� v m N � ,� ,. � M � Z Q J d w � � W � L.1� C� U � O � C� S w > O m Q � _ � w _ wfn V � � O N N s � J � / � c �� � W �' i� U Wa z � µ J � � � � ! \ \ a N N � J W ci �. � 'l W I 0 i N % � �� Z � o . J � Q V N _� � � z Q J d LJJ � � C/) Y U Q m � �.�..� � � z � J � m 0 0 N N N L U � � � � � C �� N W �' i� U Wa � 0 �µ � � I � I \� r l � � t , . \� � ° - ; j �;,.,� , ? I,.r, � �� �,�..r-,F�: � � ,� / � � �. �, _� � � � , � � � ,� � �-� ���� �' . . � J � � �','''"'���,�� . �/ � � � Z , � , . _,,.y ��, ��� n .�„t�.� oo,o� `` � oo s ;r „ ' ` � �� r.r^. Q 4 . - � u � ^;'1 �T..��; oa, �p ��� rc o � � 1 I � �� �� �� , �� > _-' �� � �r'1 �� , � oo,� � � � ` ' °�' .�, , -: ` � r ' A .� � .a {N � ��� �' ��5�'b��y !rw1„�, � � �/ � aOx9 \ .t 'as:-. `� �. �. ��;.. �_ .�� ,._�,F . � ;r o _ ' �. ..,. .. � .� . o �. • �� � � '�� ,2 ,�p � }�'. . � , \> W � � � \ .\ . � � � �o � � �� �� � ° � - : \ `\ / /.±�+� � �`s� ,% �?� � � � � i .r� \ ; p� � ,�'l,Y` �"1 \ F. \'\ r*�'� , � � , � �-.s ���-'�,.1,.f �� ' �= '�, - � �� `;:, �� � � � ' y . • � < R �` � � . ��� � ��� \ . , � , � , �` �`,� � ��v � _ �: �� \< , �, , W �` T� � - ` _ —.� _'ar- � ��` � / / � '� � `` \C ' / /.,:.._ 1 �' 'S `,� �,,, e=�' � �,-�; �- � , o�, r, . , ��: i f �S� � M � � � � i �, f � � ?r+�A, �'� r"11� n � \ i - r �' �`�, t..�� -,,� -�- . y -, `� •; � �- - - -�a� � � � � �� � � \l� , � `� �,�t� , � -- - � ,\ , � �� o �o � �� � , ��� Y �� � : � �\ �o , ,� . '�, ��.� � � � ��- � �, ��;i� ��� � ,- � ;' ; � , � ��_ �%. , � ` � �� �� � � � :� �. � � � � � �� � � � �� _ \ l � °o �.+� .:C:i'v \ � � `� � . • LLJ IJJ �/ �., ,�y��. �� �` '', J O U� .. , l'r''..,-, } } . ` \ \'' � p� �O ., �, Q ' a � Y �c �; ' O ow � .. N �'� �� t �, a w� �� � W - ' � r � � U �, ;� �� � ti d � � �. � ° � { � � � ; �� `,n . � i � � , � � ;'"1 �` ` 6 \ t�� "��� A �'� o �n ti � _ . � � :w, \ � , � _ ���;, � � ���� - _ � . L:i � Z Q J d w H � H W W � H � H W Y � Q � � � U Q m � w � � Z � J � m 0 O N N N � � J� � � � �°' � W �' i� U Wa z � µ J > � � � _ ^ � w Y i z U w z O m J � W � Z (n � Q Y w � w a p w O w � � � U a _� 1� 4 ,� t� � z Q J d W H � W 0 � Y W W � U � � U Q m � W � C� z 0 J � m 0 0 N N N U � � � � C �� N W �' i� U Wa : �µ J � � I � � -�� ,�� � �� ,- � . - �� � �� _� � .. �:� ,.,,,, ���.� -�� �,, r., ° _ - - , _ --_ � ;_ ,� .-. � :-, _ � - � -- `_ �1 - _ �. �� �/C - � 3 ` �. _ �_� _ R"'i � ,r'1., , _ -. _ � � � �� �^z ..-•"°" : r,,,� ` � ! _. _ � ; . ^ �: \ r,^ . . � . - .. � /�� f 1 ,'� � � ^..---r ._� � r'�^y1r�r'1r„��,,,} f,y�,._ � � � r�� ^ ���.. 11 �''1 t^1--� ? r"�t..� ' - > �`p'',_'l� � � I�� . Y � �r*,. r"1 � !'1, �..�� � `��'�`! r W o '`� �"'S � � � / � � � Y � �1�+� " / �"�` � �i' "' � � U Q �" ., � � � � �, w _ � �� �fi� d, m --_ �. �.�� � r Ow � � �,, y�� � � C9�n � r � �� N �`: ` � � ,A� �s�, , <!. i � � � � __ ,,E� � , � 70, � � ko° � , � � �. � � � � 1 r1 +!y_ � l .f('�"'1 1. . � .. �o, � � :- � �,y� _� � ;,\ 1,.� +� f1 � k ` Af .14 ci � � .Z�U. w , �� ^��� � �1 � `t � '� \\�� O m J ,� �" r- � o w � o _. �1 M � z �n �� r„� �� � �a , �;� `� � � �(�n w a� . �"`,,,`• �,� � � � [�] w O � 11 ` ��. ,� ` w� a' a' � ���, ` �':, _ �'U a i � `�+��; �� � �� o _ �ia. 1, �'. i , '\ a \\\ o ,1 " ��- 1 �, \ 'y ' � ` � � �� � r �, � �- � 1 � °o� � � `� � � � � r� � A+ . �� � ���� � � r �7� ' � � �� r �, ' ` � '"` � 5 � , , �, � �� ,, � � \ °,� � '! i M ,A� �� � �� � � �o � '� � � � c ` � ��s �O r. � � � � � �� v � � �� � '� ���. �y "-, R O ... � -�.� r 4[ _ �' . � f y,. �k� _. .� # � \\q � .. ` . � � � .�`. y"� ���� \ ��. n v �' �^, � ,oa ; , � � , \� � � � � \ ' � � o . � < �� '.� o�..� �� �� � "� ' � , , '� �� � �t .� . ' � ��A, �o � �, ` � `� � �� � � � . ��i�6. oo � � �� � � � � . � �A� �� � � �� � � � . �d �� �� � � � ;\ � ��`� t � �� � . � � � �, � r �. �� M � � ,\ oo\\�� L''+R . \ \\ �' � \L `'�� t\ �� \ �\ , � \ � � � ` '� " � �` .�� � A � � " � � �� � , ���.�� � ti ' � � �- - � \\� � \ � \ . °o ' f-�. Y . y "� e �\ � �. � �, � .. � � "�� � � �� � � � � � � � � ,, , , �`1 ��� oo� � :�„� �r..� �'-1 � �� � �: � � �`� ��- � � k .� �,�„� ` ... k , � . .. _ �� �.. � o y \ o ,'�: � �� s � Y. � � , � , � ._ . ' . �� � . 1 -� 1 G' � ��� 'S� .'.�5, . i � `� A - k I^i �♦ , . � e, o: �' , . ,t�'a �� z Q J d W H � W 0 � H � W '?i C� Y U Q m � w C/) � z � J � m 0 0 N N N L L � C a .� 0 >� � �°' � W �' i� U Wa z �o J � ,. T(1WN DF VAlL ' MEMBERS PRESENT Luke Cartin Rollie Kjesbo Michael Kurz Bill Pierce Tyler Schneidman David Viele PLANNING AND ENVIRONMENTAL COMMISSION March 8, 2010 1:OOpm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS ABSENT Sarah Paladino Site Visits: 1. Boymer Residence, 1817 Meadow Ridge Road 60 minutes A request for a work session on a proposed Development Plan, pursuant to section 12-61-11, Development Plan Required, Housing Zone District, to allow for the redevelopment of a five (5) acre portion of the Timber Ridge Village Apartments, with up to 352 new deed-restricted employee housing units, located at 1280 North Frontage Road/ Lots C1-05, Lions Ridge Subdivision, Filing No.1, and setting forth details in regard thereto. (PEC090038) Applicant: Timber Ridge Affordable Housing Committee Planner: George Ruther ACTION: Tabled to March 22, 2010 MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 George Ruther made a presentation per the staff inemorandum. He specifically outlined the changes made to the project since the last Commission hearing on this item. Rick Pylman, of Pylman and Associates, LLC, a project planner on the Timber Ridge team, made a brief presentation on the changes made to the project since the last Commission hearing on this item. Robin Ellerby, architect with Humphreys and Partners Architects LP, made a presentation on changes to the plans since the last Commission hearing. She noted that the leasing and clubhouse space has been reconfigured to change the entry to the building. The mailroom location has also moved from the garage to the western side of the building. The plan has also changed to respond to the Commissioner's comments regarding elevations, with changes to rooflines and building fa�ade. The southwest corner of the property has been amended to bring the grade forward, provide more landscaping and add an entrance to the mailroom. The handicap accessible parking space is now located directly next to an entrance to the building on the southwest corner. She then noted the materials and colors to be used on the project. Next, she discussed the trash removal plan. The timeline was then outlined, which has not changed since the last hearing. The goal is to begin construction in May and complete the project prior to the 2011 ski season. Commissioner Kjesbo asked for an explanation of Frontage Rd deceleration and acceleration lanes, as well as vehicular circulation within the project. Rick Pylman responded that they are working with CDOT to get approval for a decelaration lane. He also explained how internal circulation works within the project for vehicles. He then noted Page 1 the fire truck access and circulation throughout the project. He stated that fire lane widths are still being negotiated with the Vail Fire Department. George Ruther then discussed how the fire lanes have evolved, including the changes seen at this point in the project. He stated that because the garbage trucks would enter at the center entrance, he noted that the current design was best for emergency services access. Rick Pylman noted that bollards would be located in numerous locations in order to discourage vehicles from traveling on the bicycle/pedestrian path. Commissioner Kjesbo asked if there would be a control gate within the structure. Rick Pylman responded that a control gate would be internal to the parking structure and vehicles would not have to back out onto the Frontage Road. George Ruther asked Robin Ellerby to discuss the reduction of height on the south side of the project. Ellerby noted that the height of the project was reduced six feet in the front of the building, with an elimination of retaining walls on the south side of the building. She noted that the building terraces on the southwest corner of the building. Commissioner Kurz stated that the project has changed, with many elements adding positive change. He stated that the mass has changed and undulation of the road and building fa�ade has been positive. He said this is the most that could be done with the exterior to keep what is occurring on the interior of the building. Commissioner Schneidman agreed with Commissioner Kurz. Commissioner Viele had no comment. Commissioner Cartin asked about the rockfall hazard mitigation for the project. George Ruther responded that HP Geotech Services was retained to help with this project. Their analysis was that this is a high severity rockfall hazard, which requires mitigation. The applicant could choose from including installation of inesh wire over the rocky areas or installation of fencing in a number of different locations. The consultants were reviewing the options for mitigation efficiency, cost, aesthetics and access. Without concern for aesthetics, all the options are equal. A 10-15 foot fence could be installed at the north side of the project or across Lions Ridge Loop, which would run approximately 900 feet in length. He said while not as aesthetically pleasing, the fencing option will be the best mitigation measure for this location. Commissioner Kurz asked about the potential for rocks to actually fall. George Ruther responded that the hazards were quantified but the likelihood and timeliness of rockfall was not explored. Ruther added that there is 90% confidence that should a rock fall from the north side of the project, the building would be able to absorb the impact without major damage. Commissioner Kjesbo asked if precedence is being set with this type of mitigation for future mitigation. George Ruther stated yes, a precedence could be set with this approval. He noted that the applicant was told to consider a masonry wall, but this option is cost prohibitive. He also discussed how situations vary and mitigation varies with each situation. He noted that the trash solution is great, as are the changes to the south side of the building. He said the changes to the clubhouse are very positive. He said the stepping up of the building only occurs for the front of the building then the rest is 5 stories. He suggested removing two storied in the middle portion of the building. Page 2 Commissioner Pierce stated that he looked down on the valley from the mountain this weekend. He said despite all efforts to appear smaller, it is still a very large building with appearance of just that. Jim Lamont, Vail Homeowners Association, said that while a fence is containing rocks to the north side, a fence should be installed on the south side to contain people from running across the highway. He said this is jamming too much onto the site with this kind of density. He said three or four high rise buildings would be more defensible than this current scheme. Lamont stated that the rock retaining wall in East Vail was built after a rockfall hazard was identified by the State. He suggested that Lions Ridge Loop be abandoned behind the building and be used as a location for rockfall mitigation net. He said there is no reason for Lions Ridge Loop to be a through street. He asked if there is any information on requiring pedestrian circulation to the other side of the highway. George Ruther responded that a pedestrian overpass is noted in Public Works studies but there continues to be an issue with where the pedestrian overpass would terminate on the south side of the highway. Commissioner Viele suggested that there is an element of human choice in crossing the highway. One does not choose to be hit by a rock but one might choose to cross the highway. He said there needs to be responsibility of individuals. Jim Lamont continued by stating that preventing crossing is better than ignoring it. He said that the fire department staging solution concerns him. He said he would like to see an independent, not affiliated with the state or town, justification for a two lane roadway for fire access, as best as he can count, three exit points. He said if they can drive in from either end, he doesn't understand the need for a two lane road. He said there are other places in the community that highlight the importance of landscaping barriers. He said as the barriers come down at Solaris, he doesn't understand why the Town allowed the building to be so close to the Frontage Road without very much greenway. He expects that much of the fire access is in the highway right-of- way. George Ruther responded that the roadway/fire lane that Jim is referring to is all in the highway right-of-way. Ruther added that they are looking for ways to preserve vertical vegetation at the edge of the south property line. Ruther noted that this occurred at Timber Ridge as well. Jim Lamont added that an independent authority not tied to the Fire Department should review this issue. 20 minutes 2. A request for final review of a final plat, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for a re-subdivision of the Timber Ridge site, located 1280 North Frontage Road/Lots C1-05, Lions Ridge Subdivision, Filing 1, and setting forth details in regard thereto. (PEC100005) Applicant: Vail Timber Ridge, LLC Planner: George Ruther ACTION: Tabled to March 22, 2010 MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 Page 3 20 minutes 3. A request for final review of a variance from Section 12-6F-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for an addition within the side setback, located at 1817 Meadow Ridge Road, Unit 6/Lot 21, Buffehr Creek Subdivision, and setting forth details in regard thereto. (PEC100003) Applicant: Robert Boymer Planner: Rachel Friede ACTION: Approved with condition(s) MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 CONDITION(S): This approval is contingent upon the applicant obtaining Town of Vail design review approval for this proposal. Rachel Friede gave a presentation per the staff memorandum. Bob Boymer did not have anything else to add and made himself available for any questions. Commissioner Cartin inquired into the location of snow storage for the site. Mr. Boymer explained the snow storage operations for the project. The Commissioners generally expressed their support for the variance. There was no public comment. 5 minutes 4. A request for a work session on a major exterior alteration, 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 March 22, 2010 MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 5 minutes 5. 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 March 22, 2010 MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 Page 4 5 minutes 6. A request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendment, 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 March 22, 2010 MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 5 minutes 7. A request for a final review of a variance from 12-71-14, Site Coverage, Vail Town Code, pursuant to Chapter 12-17, Variances, to allow for additional site coverage below grade, within "Ever Vail" (West Lionshead), located at 934 (BP Site), 953 (Vail Professional Building), 1031 (Cascade Crossing) S. Frontage Road / Unplatted; 862 (VR Maintenance Shop) and 923 (Holy Cross Lot) S. Frontage Road / Tracts A and B, S. Frontage Road Subdivision; 1000 (Glen Lyon Office Building) S. Frontage Road / Lot 54, Glen Lyon Subdivision (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC090035) Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC Planner: Warren Campbell ACTION: Table to March 22, 2010 MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 5 minutes 8. A request for a final recommendation to the Vail Town Council for a proposed major amendment to Special Development District No. 4, Cascade Village, pursuant to Article 12-9A, Special Development District, Vail Town Code, to allow for the removal of the Glen Lyon Commercial Site, Development Area D, (Glen Lyon Office Building) from the District for incorporation into the properties known as "Ever Vail" (West Lionshead), located at 1000 S. Frontage Road West/Lot 54 Glen Lyon Subdivision, and setting forth details in regard thereto. (PEC090036) Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC Planner: Warren Campbell ACTION: Table to March 22, 2010 MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 5 minutes 9. 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 public buildings and grounds (West Vail 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: Table to March 22, 2010 MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 Page 5 5 minutes 10. A request for a final recommendation to the Vail Town Council for prescribed regulations amendments to Title 12, Zoning Regulations and Title 14, Development Standards, Vail Town Code, pursuant to Section 12-3-7, Amendment, Vail Town Code, to provide regulations that will implement sustainable building and planning standards, and setting forth details in regard thereto. (PEC090028) Applicant: Town of Vail Planner: Rachel Friede ACTION: Table to April 12, 2010 MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 5 minutes 11. A request for a final recommendation to the Vail Town Council for 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, 8, 9, 10, 12, 13 (Vail Rowhouses)/Lots 7, 8, 9, 10, 12, 13, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC090037) Applicant: Christopher Galvin, represented by Mauriello Planning Group, LLC Planner: Bill Gibson ACTION: Table to May 10, 2010 MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 5 minutes 12. 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: Table to April 12, 2010 MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 13. Approval of February 22, 2010 minutes MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 14. Information Update It was discussed that the March 22, 2010 hearing would be Commissioners final hearing with the Commission due to being term limited. 15. Adjournment MOTION: Kurz SECOND: Cartin VOTE: 6-0-0 The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published March 5, 2010, in the Vail Daily. Page 6