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HomeMy WebLinkAbout2010-0524 PECPLANNING AND ENVIRONMENTAL COMMISSION May 24, 2010 �. 1:OOpm T(1WN DF VAlL ' TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT Site Visits: 1. One Willow Bridge 15 minutes 1. A request for the review of amendments to an existing conditional use permit for public buildings and grounds (fire station), pursuant to Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for changes to the approved development plan, 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(West Vail Fire Station Site), and setting forth details in regard thereto. (PEC100025) Applicant: Town of Vail Planner: Bill Gibson ACTION : MOTION: SECOND: VOTE: 15 minutes 2. A request for the review of a final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code, to allow for the re-subdivision of Parcels A and B, 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(West Vail fire station site and future Chamonix employee housing site), and setting forth details in regard thereto. (PEC100022) Applicant: Town of Vail Planner: Bill Gibson ACTION : MOTION: SECOND: VOTE: 30 minutes 3. A request for the review of a conditional use permit for a business office, pursuant to Section 12- 7A-3, Conditional Uses, Vail Town Code, to allow for a new real estate office, located at 1 Willow Bridge Road/Tract K-L, Block 5E, Vail Village Filing 1, and setting forth details in regard thereto. (PEC100023) Applicant: Vail Dover Associates LLC, represented by Mauriello Planning Group Planner: Bill Gibson ACTION : MOTION: SECOND: VOTE: 30 minutes 4. A request for a recommendation to the Vail Town Council on prescribed regulation amendments to Chapter 12-6, Residential Districts, Vail Town Code, pursuant to Section 12-3-7, Amendment, Page 1 Applicant: Chris Galvin, represented by K.H. Webb Architects/Mauriello Planning Group Planner: Bill Gibson ACTION : MOTION: SECOND: VOTE: 60 minutes 5. 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 6. A request for an amendment to an Approved Development Plan, pursuant to Section 12-61-11, Development Plan Required, Housing Zone District, Vail Town Code, to allow for revisions to the required landscape plan and geologic hazard mitigation plan for the redevelopment of the easternmost 5.24 acres of the Timber Ridge Village Apartments; and a request for the review of a variance, from Section 14-5-1, Minimum Standards, Parking Lot and Parking Structure Design Standards for All Uses, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a crossover drive aisle width of less than thirty-feet (30') within the required parking structure, located at 1280 North Frontage Road/Lots 1-5, Block C, Lions Ridge Subdivision Filing 1,and setting forth details in regard thereto. (PEC100018/PEC100019) Applicant: Vail Timber Ridge L.L.C. Planner: George Ruther ACTION: Table to June 14, 2010 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 June 14, 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 Page 2 Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC Planner: Warren Campbell ACTION: Table to June 14, 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 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 June 14, 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 June 14, 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 June 14, 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 June 14, 2010 MOTION: SECOND: VOTE: 5 minutes 13. A request for a recommendation to the Vail Town Council on prescribed regulation amendments to Section 12-15-5, Additional Gross Residential Floor Area (250 Ordinance), Vail Town Code, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow applications to be made for Page 3 Applicant: Town of Vail Planner: Bill Gibson ACTION: Table to June 14, 2010 MOTION: SECOND: 14. Approval of May 10, 2010 minutes MOTION: SECOND: 15. Information Update Linn Brooks, Assistant General Manager provide a brief update on District matters. might be of interest for future presentation Gore Creek and its watershed, the affects District projects that impact stream flows. 16. Adjournment MOTION: SECOND: VOTE: VOTE: 15 minutes of the Eagle River Water & Sanitation District, will She will also query the Commission on topics that s by the District, such as information on the health of of land use on water supply and water quality, and 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 May 21, 2010, in the Vail Daily. Page 4 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: May 24, 2010 SUBJECT: A request for the review of amendments to an existing conditional use permit for public buildings and grounds (fire station), pursuant to Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for changes to the approved development plan, 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(West Vail Fire Station Site), and setting forth details in regard thereto. (PEC100025) Applicant: Town of Vail, represented by VAg and Belford Watkins Group Planner: Bill Gibson I. SUMMARY The applicant, the Town of Vail, is requesting a review of amendments to an existing conditional use permit to allow for changes to the approved development plan for the new West Vail fire station at 2399 North Frontage Road West. The proposed amendments to the existing conditional use permit include: • amendments to the lot size due to a front property line surveying error and lot configuration changes associated with the proposed final plat; • re-calculation of development standards due to a front property line surveying error and lot configuration changes associated with the proposed final plat; • relocation of one parking space due to a front property line surveying error; and • re-calculation of building height after the completion of construction drawings 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 condition(s), this request for an amendment to the conditional use permit. II. DESCRIPTION OF THE REQUEST The applicant, the Town of Vail, is proposing to amend the existing conditional use permit for public buildings and grounds to allow for the construction of the new West Vail fire station at 2399 North Frontage Road West. 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. Since the Planning and Environmental Commission's March 22, 2010 approval of a conditional use permit for the new West Vail fire station, the applicant has been preparing a new final plat for the fire station and the future Chamonix employee housing sites. The proposed plat vacates existing easements and creates the new easements necessary for the development of both sites. The proposed plat also adjusts the property boundary between the sites to locate all parking associated with the fire station on the fire station site. This proposed final plat changes the lot sizes of the fire station site and the future Chamonix employee housing sites. During the preparation of this proposed final plat, the Town's consultants discovered an error in the previous land survey used to design the new fire station. It was discovered that the eastern most corner of the front property boundary is located approximately three inches (3") further north at the west end of the lot than shown on the previous survey and approximately eight feet (8') further north at the east end of the lot. The applicant is proposing to amend the approved lot size and the approved conditional use permit development standard calculations (site coverage percentages, landscape area percentages, etc.) affected by the proposed lot size change. The applicant is also requesting to change the approved front setback calculations to compensate for this surveying error. The applicant is not proposing to change the approved physical location of the fire station building. The approved conditional use permit for the new fire station includes 26 off-street parking spaces. Ten of those approved spaces were located along the eastern side of the fire station building. Upon discovering the front property boundary surveying error, the applicant found that a portion of one parking space would be constructed within the CDOT I-70/Hwy 6 street right-of-way. To address this issue, the applicant is requesting to amend the existing conditional use permit to relocate one parking space to the western edge of the approved tandem parking spaces located to the north of the approved fire station building. Since the Planning and Environmental Commission approval of the fire station conditional use permit, the applicant has also completed their engineering and construction drawings for the new building. Based upon these drawings, elements of the building will be one-half (1/2") inch to seven and three-quarters (7-3/4") inches lower than anticipated on the design development plans. However, the maximum building height calculation of 45 ft. that is based upon the highest point of the roof has not changed. The applicant is proposing to amend the existing fire station conditional use permit to reflect these minor changes in building height. A vicinity map (Attachment A), the Chamonix Master Plan Neighborhood Block Preferred Option (Attachment B), and amended architectural plans (Attachment C) have been attached for review. 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. 2 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. On March 22, 2010, the Planning and Environmental Commission approved a conditional use permit and retaining wall height variance to allow for the construction of the new West Vail fire station. On April 7, 2010, the Design Review Board approved the new construction design review application to allow for the construction of the new West Vail fire station. In May of 2010, during the preparation of a new final plat for the West Vail fire station and the future Chamonix employee housing sites, the applicant became aware of an error in the land survey used in creating the approved fire station development plans. IV. APPLICABLE PLANNING DOCUMENTS Title 12, Zoninq Requlations, Vail Town Code (in part) ARTICLE 12-9C: GENERAL USE DISTRICT 3 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. Chamonix Master Plan (in part) "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 0 � 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. 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: 2399 North Frontage Road West Legal Description: Parcel A, Resub of Tract D, Vail Das Schone Filing 1 Zoning: Housing District Land Use Plan: Chamonix Master Plan Area Current Land Use: Public Unstructured Parking Development Standard Required Approved Proposed Lot Size 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 1.271 acres 15 ft. 33 ft. 78 ft. 91 ft. 1.322 acres (per proposed plat and corrected survey) 13 ft. no change no change no change per PEC 45 ft. to highest point no change to highest roof point per PEC 4 shift sleep rooms 12 resident dorms per PEC 5,232 sq.ft. per PEC 17% (9,249 sq.ft.) no change no change 16% per PEC 27,176 sq.ft. (49%) 31,618 sq.ft. (55%) per PEC 26 surface spaces no change 3 apparatus bays no change 5 �l SURROUNDING LAND USES AND ZONING Existinq Use North: Future Employee Housing Site South: CDOT I-70/HWY 6 Right-of-Way East: Gas Station West: Residential Zoninq District Housing District None Heavy Service District 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. On March 22, 2010, the Planning and Environmental Commission found the initial fire station conditional use permit application to be consistent with the Town's development objectives. Staff believes the proposed amendments to the approved conditional use permit are in keeping with the intent of the initial conditional use permit approval. Staff also believes the proposed amendments comply with the requirements of the General Use District and the Town's development standards, conform to the recommendations of the Chamonix Master Plan, and will have a positive relationship and impact on the overall 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. Staff believes the proposed conditional use permit amendments 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. In part, the Planning and Environmental Commission approved the existing conditional use permit for the new West Vail fire station based upon the documented need for this public facility. Staff believes the proposed amendments to the approved conditional use permit are in keeping with the intent of the initial conditional use permit approval. The applicant is proposing to amend the approved lot size and effected development standard calculations associated with the proposed final plat in part to establish the easements necessary to construct the utilities and streets for the coordinated development of the fire station and future employee housing sites. 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. Staff believes the proposed conditional use permit amendments 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. 0 The existing conditional use permit for the new fire station includes 26 off-street parking spaces. Ten of those approved spaces were located along the eastern side of the fire station building. Upon discovering the front property boundary surveying error, the applicant found that a portion of one parking space would be constructed within the CDOT I-70/Hwy 6 street right-of-way. To address this issue, the applicant is requesting to amend the approved conditional use permit to relocate this one parking space to the western edge of the tandem parking located to the north of the approved fire station building. The proposed amendments do not alter the approved sidewalks, bus stop, street connection to the future employee housing, or the possibility of a future driveway connection to the adjacent gas station parking lot. 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. Staff believes the proposed conditional use permit amendments comply with this criterion. Staff believes the applicant is proposing amendments that are consistent with the character of the neighborhood that will reduce the impacts of the fire station on surrounding uses. The applicant is proposing to amend the approved lot size and effected development standard calculations associated with a proposed final plat to reconfigure the boundaries between the fire station site and the future employee housing site. A result of this reconfiguration will be that all approved fire station parking will be located within the boundaries of the fire station development site. Due to a land surveying error, the existing fire station conditional use permit allowed a portion of a parking space to be located in what is now know to be CDOT right-of-way. The applicant is also proposing to relocate this approved parking space from the eastern side of the fire station building to the north side of the building to eliminate this encroachment. Through the completion of the engineering and construction drawings, the approved building height of the new fire station building will be approximately three feet lower than anticipated on the design development plans. VIII. RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission approves this request for amendments to an existing 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 this conditional use permit amendment request, the Community Development Department recommends the Commission pass the following motion: "The P/anning and Environmenta/ Commission approves this request for amendments to an existing conditional use permit for public buildings and grounds (fire station), pursuant to Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for changes to the approved deve/opment plan, located at 2399 North Frontage Road West/Parce/ A, Resub of Tract D, Vail Das Schone 7 � Filing 1, and 2310 Chamonix Road/Parce/ B, Resub of Tract D, Vail Das Schone Filing 1(West Vail Fire Station Site), and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to approve this conditional use permit amendment request, the Community Development Department recommends the Commission makes the following condition(s): "This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approva/ for the associated amended final plat application and associated design review change to approved plans application." Should the Planning and Environmental Commission choose to approve this conditional use permit amendment 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 May 24, 2010, and the evidence and testimony presented, the P/anning and Environmenta/ Commission finds: 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." ATTACHMENTS A. Vicinity Map B. 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W � a a.� �:� :,.-„ �o s- o�� �o .o�, ,_aP �a F�� _ d 6 0�t3oos�.e�o.� 3»a�oo��t�o�, �a„o,s e„� ��e� ,nM ,o �.oi oo�ecs�.n�!o,r,e�3 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: May 24, 2010 SUBJECT: A request for the review of a final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code, to allow for the re-subdivision of Parcels A and B, 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(West Vail fire station site and future Chamonix employee housing site), and setting forth details in regard thereto. (PEC100022) Applicant: Town of Vail Planner: Bill Gibson SUMMARY The applicant, the Town of Vail, is requesting the review of a final plat to allow for the re- subdivision of the West Vail fire station site and the adjacent future Chamonix employee housing site. Based upon Staff's review of the criteria outlined in Sections VII of this memorandum and the evidence and testimony presented, the Staff recommends the Planning and Environmental Commission approves this request subject to the findings noted in Section VIII of this memorandum. II. DESCRIPTION OF THE REQUEST The applicant, the Town of Vail, is requesting the review of a final plat to allow for the re- subdivision of Parcels A and B, 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. This plat will allow for the development of the West Vail fire station site and future Chamonix employee housing site. A vicinity map (Attachment A), the Chamonix Master Plan — Neighborhood Block design (Attachment B), the existing plat (Attachment C), and the proposed plat (Attachment D) have been attached for review. III. BACKGROUND In October 1965, the subject properties were platted as Tract D of the Vail Das Schone Filing 1 Subdivision under Eagle County jurisdiction. In October 1986, the subject properties were annexed into the Town of Vail through Ordinance No. 26, Series of 1986. In March 1987, Tract D was resubdivided into the current Parcels A and B. In 2002, the Town of Vail acquired the subject Parcel B for the purpose of constructing a fire station and employee housing. In 2007, the Town of Vail acquired the subject Parcel A based upon a determination that this site was an optimal location for a new West Vail fire station. In November 2008, Parcel A was rezoned from the Commercial Core 3 District to General Use District through Ordinance No. 26, Series of 2008. In November 2008, Parcel B was rezoned from the Two-Family Primary/Secondary Residential District to Housing District through Ordinance No. 27, Series of 2008. In January 2009, the Town of Vail adopted the Chamonix Master Plan. The Master Plan established the Neighborhood Block scenario as the preferred option for future employee housing and the new fire station. In March 2010, the Vail Planning and Environmental Commission approved a conditional use permit to allow for the construction of the new West Vail fire station. IV. APPLICABLE PLANNING DOCUMENTS Title 12, Zoning Regulations, Vail Town Code (in part) ARTICLE 12-61: HOUSING 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/ zone districts. It is necessary in this zone 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 zone 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. ARTICLE 12-9C: GENERAL USE DISTRICT 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. Title 13, Subdivision Regulations, Vail Town Code (in part) 2 CHAPTER 13-1: GENERAL PROVISIONS (in part) Section 13-1-2: Purpose A. Statutory Authority: The subdivision regulations contained in this tit/e have been prepared and enacted in accordance with Co/orado Revised Statutes tit/e 31, article 23, for the purpose of promoting the hea/th, safety and we/fare of the present and future inhabitants of the town. B. Goa/s: To these ends, these regulations are intended to protect the environment, to ensure efficient circulation, adequate improvements, sufficient open space and in general, to assist the orderly, efficient and integrated deve/opment of the town. These regulations a/so provide for the proper arrangement of streets and ensure proper distribution of population. The regulations a/so coordinate the need for public services with governmental improvement programs. Standards for design and construction of improvements are hereby set forth to ensure adequate and convenient traffic circulation, utilities, emergency access, drainage, recreation and light and air. A/so intended is the improvement of /and records and surveys, plans and plats and to safeguard the interests of the public and subdivider and provide consumer protection for the purchaser,� and to regulate other matters as the town planning and environmental commission and town council may deem necessary in order to protect the best interests of the public. C. Specific Purposes: These regulations are further intended to serve the following specific purposes: 1. To inform each subdivider of the standards and criteria by which deve/opment proposa/s will be evaluated, and to provide information as to the type and extent of improvements required. 2. To provide for the subdivision of property in the future without conflict with deve/opment on adjacent /and. 3. To protect and conserve the value of /and throughout the municipality and the value of buildings and improvements on the /and. 4. To ensure that subdivision of property is in compliance with the town's zoning ordinances, to achieve a harmonious, convenient, workab/e re/ationship among land uses, consistent with town deve/opment objectives. 5. To guide public and private policy and action in order to provide adequate and efficient transportation, water, sewage, schoo/s, parks, playgrounds, recreation, and other public requirements and facilities and generally to provide that public facilities will have sufficient capacity to serve the proposed subdivision. 6. To provide for accurate /ega/ descriptions of newly subdivided /and and to establish reasonab/e and desirab/e construction design standards and procedures. 7. To prevent the pollution of air, streams and ponds, to assure adequacy of drainage facilities, to safeguard the water tab/e and to encourage the wise use and management of natural resources throughout the town in order to preserve the integrity, stability and beauty of the community and the value of the /and. Chamonix Master Plan (in part) "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." 3 V 1�l! "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. " SURROUNDING LAND USES AND ZONING Existinq Use North: Residential South: CDOT I-70/HWY 6 East: Gas Station & Hotel West: Residential ZONING ANALYSIS Zoninq District Two-Family Primary/Secondary District n/a Heavy Service District & Commercial Core III Two-Family Primary/Secondary District The lot area and site dimensions 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 final plat application. Address: 2399 North Frontage Road West Legal Description: Parcel A, Resub of Tract D, Vail Das Schone Filing 1 Zoning: General Use District Land Use Plan Designation: Chamonix Master Plan Area Current Land Use: West Vail Fire Station Site Standards Allowed/Required Existinq Parcel A Proposed Parcel A Lot Area Site Dimensions per PEC per PEC 1.247 acres see existing plat 1.322 acres see proposed plat The lot area and site dimensions standards of the Housing 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 final plat application. Address: 2310 Chamonix Road Legal Description: Parcel B, Resub of Tract D, Vail Das Schone Filing 1 Zoning: Housing District Land Use Plan Designation: Chamonix Master Plan Area Current Land Use: Undeveloped Future Employee Housing Site Standards Allowed/Required Existinq Parcel B Proposed Parcel B Lot Area Site Dimensions per PEC per PEC 0 3.609 acres see existing plat 3.540 acres see proposed plat VII. REVIEW CRITERIA Before acting on a final plat application, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use: 1. The extent to which the proposed subdivision is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and The subject properties are properties are proposed to b fire station and the futur� Neighborhood Block scheme. located within the Chamonix Master Plan area. The � subdivided to allow for the construction of the West Vail employee housing as delineated in the preferred Staff believes the proposed final plat is consistent with the purpose of the Town's Subdivision Regulations, the purpose of the General Use District, and the purpose of the Housing District as outlined in Section IV of this memorandum. Therefore, Staff believes the proposed final plat is consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town. 2. The extent to which the proposed subdivision complies with all of the standards of Title 13, Subdivision Regulations, Vail Town Code, as well as, but not limited to, Title 12, Zoning Regulations, Vail Town Code, and other pertinent regulations that the planning and environmental commission deems applicable; and Staff believes the proposed final plat complies with this criterion. The proposed final plat meets the lot size and dimension standards outlined in the General Use District and Housing District provisions of the Town's Zoning Regulations. The proposed plat complies with both the general provisions and technical requirements outlined in the Town's Subdivision Regulations. 3. The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and Staff believes the proposed final plat complies with this criterion. The proposed final plat establishes the easements necessary to construct the utilities and streets for the coordinated development of the new West Vail fire station and future employee housing sites in a manner consistent with the Chamonix Master Plan's preferred Neighborhood Block scheme. Therefore, Staff does not believe the proposed final plat will have significant negative affects on the future development of the surrounding area in comparison to existing conditions. 4. The extent of the effects on the future development of the surrounding area; and Staff believes the proposed final plat complies with this criterion since the proposed final plat is consistent with the Chamonix Master Plan's preferred Neighborhood Block scheme. The proposed final plat also establishes the easements necessary to construct 5 the utilities and streets for the coordinated development of the new West Vail fire station and future employee housing sites. Therefore, Staff does not believe the proposed final plat will have significant negative affects on the future development of the surrounding area in comparison to existing conditions. 5. The extent to which the proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, or require duplication or premature extension of public facilities, or result in a"leapfrog" pattern of development; and Staff believes the proposed final plan complies with this criterion since this is an infill development and the proposed final plat will not negatively affect the community's special patterns. The proposed final plat establishes the easements necessary to construct the utilities and streets for the coordinated development of the new West Vail fire station and future employee housing sites in a manner consistent with the Chamonix Master Plan's preferred Neighborhood Block scheme. 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 Utility services exist for the subject West Vail fire station site, and the Town of Vail has issued a Request for Proposals (RFP) for civil engineering design work at the future employee housing site based upon the proposed plat. Staff believes the proposed plat is consistent with the Chamonix Master Plan's preferred Neighborhood Block scheme; therefore, Staff does not believe the proposed final plat will have significant negative affects on utilities. 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 believes the proposed plat is consistent with the Chamonix Master Plan's preferred Neighborhood Block scheme; therefore, Staff believes the proposed final plat provides for growth in an orderly manner. 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 The Chamonix Master Plan's preferred Neighborhood Block scheme minimizes disturbance to the existing steep slopes on the subject properties and preserves key pockets of existing vegitation. Staff believes the proposed plat is consistent with the Chamonix Master Plan's preferred Neighborhood Block scheme; therefore, Staff does not believe the proposed final plat will have significant negative affects on the natural environment in comparison to existing conditions. 9. Such other factors and criteria as the commission and/or council deem applicable to the proposed subdivision. 0 VIII. STAFF RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission approves this request for the review of a final plat, pursuant to Chapter 13- 4, Minor Subdivision, Vail Town Code. Staff's recommendation is based upon the review of the criteria described in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this final plat request, the Community Development Department recommends the Commission pass the following motion: "The P/anning and Environmenta/ Commission approves this request for a final plat, pursuant to Chapter 13-12, Exemption P/at Review Procedures, Vail Town Code, to allow for the re-subdivision of Parce/s A and B, 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 (West Vail fire station site and future Chamonix employee housing site), and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to approve this final plat 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 May 24, 2010, and the evidence and testimony presented, the P/anning and Environmenta/ Commission finds: 1. The subdivision is in compliance with the criteria listed in Subsection 13-3-4-A, Vail Town Code. 2. 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. 3. The subdivision is compatib/e with and suitab/e to adjacent uses and appropriate for the surrounding areas. 4. 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. " IX. ATTACHMENTS A. Vicinity Map B. Chamonix Master Plan — Neighborhood Block C. Existing Plat D. Proposed Plat 7 Attachment A � � f � + �- ty� �� s� � ��;: �¢ ;� �� 1 - # ' � � .�- ,.F� *' ti. Y � Y ,�.� t�:� '� � 1 'f' � ' . -�� ` ' �1,. �� � - N'� .������.�` rr 3� 0 � _ r` � �`y � � �!':� � .' y t g - i'i �; �ljya. • ,;aa*r: ... _ 'S�. E -_ - � � r--• . ���.. !.y '.�� ��• S .'1 .. . 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(PEC100023) Applicant: Vail Dover Associates, LLC, represented by Mauriello Planning Group Planner: Bill Gibson SUMMARY The applicant, Vail Dover Associates, LLC, represented by the Mauriello Planning Group, is requesting a conditional use permit for a business office to allow for a new real estate office at One Willow Bridge. Based upon Staff's review of the criteria outlined in Section VIII of this memorandum and the evidence and testimony presented, the Community Development Department recommends denial of this request subject to the findings noted in Section VI I I of this memorandum. II. DESCRIPTION OF THE REQUEST Vail Dover Associates, LLC, is requesting a conditional use permit to allow for a business office (real estate) in the first floor tenant space at the northeast corner of the One Willow Bridge building at the intersection of East Meadow Drive and Willow Bridge Road. This conditional use permit application is a request for a business office (real estate office) to conduct the sale of One Willow Bridge fractional unit ownerships for a period of two years. The applicant is not proposing any exterior changes to the tenant space at this time. A vicinity map (Attachment A) and the applicant's request (Attachment B) has been attached for review. III. BACKGROUND In 2004, the Planning and Environmental Commission approved the redevelopment of the Sonnenalp and One Willow Bridge (formerly Swiss Chalet) properties. During construction, a real estate office for the One Willow Bridge project operated in the adjacent Crossroad building. The One Willow Bridge real estate office at Crossroads was removed when that property was redeveloped as the Solaris project. On November 13, 2006, the Planning and Environmental Commission approved a conditional use permit for a Solaris real estate office at the subject One Willow Bridge tenant space. The Commission approved the conditional use permit with the conditions that the Solaris real estate office could only sell real estate products for the adjacent Solaris project and the permit was to expire on June 1, 2009. The purpose of that conditional use permit was to aid the initial real estate sales necessary for the construction of the redevelopment project. The Solaris real estate office is now in the process of relocating from the subject One Willow Bridge tenant space to the Solaris building. The Solaris project has an underlying zoning of Commercial Service Center which allows business offices on any level of a building. However, in keeping with the Town of Vail's long standing policy of not allowing real estate offices on the first floor or street level in the Vail Village or Lionshead areas, the Solaris special development district does not permit the Solaris real estate office to be relocated to the first floor skating rink/public plaza level of that building along East Meadow Drive. IV. APPLICABLE PLANNING DOCUMENTS TITLE 12, ZONING REGULATIONS Chapter 12-2: Definitions (in part) OFF/CE, BUS/NESS: An office for the conduct of genera/ business and service activities, such as offices of rea/ estate or insurance agents, brokers, secretaria/ or stenographic services, or offices for genera/ business activities and transactions, where storage, sa/e, or display of inerchandise on the premises occupies /ess than ten percent (10%) of the f/oor area. Article 12-7A: Public Accommodation District (in part) 12-7A-1: PURPOSE: The public accommodation district is intended to provide sites for lodges and residential accommodations for visitors, together with such public and semipublic facilities and limited professiona/ offices, medica/ facilities, private recreation, commercial/retail and re/ated visitor oriented uses as may appropriately be /ocated within the same district and compatib/e with adjacent /and uses. The public accommodation district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirab/e resort qualities of the district by establishing appropriate site deve/opment standards. Additional nonresidential uses are permitted as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the district. VAIL VILLAGE MASTER PLAN Goals, Obiectives, Policies, and Action Steps (in part) Goal #2 To foster a strong tourist industry and promote year-around economic hea/th and viability for the Village and for the community as a who/e. Objective 2.1 Recognize the variety of /and uses found in the 10 sub-areas throughout the Village and allow for the deve/opment that is compatib/e with these established /and use patterns. Objective 2.4 Encourage the deve/opment of a variety of new commercia/ activity where compatib/e with the existing /and uses. Vail Villaqe Sub-Areas Mixed Use Sub-Area (#1) 2 \'I The Mixed Use sub-area is a prominent activity center for the Vail Village. It is distinguished from the Village core by larger sca/e buildings and by the limited auto traffic a/ong East Meadow Drive. Comprised of five major deve/opment projects, this sub-area is characterized by a mixture of residential/lodging and commercial activity. There is a great dea/ of potentia/ for improvements to both public and private facilities in the area. Among these is the opportunity to deve/op gateway entries to the Village at the 4-way stop and at the intersection of Vail Road and Meadow Drive. It is a/so a long term goa/ to strengthen the connection between this area and the Village core area by reinforcing the established pedestrian linkages. Pedestrianization in this area may; benefit from the development of retail infill with associated pedestrian improvements along East Meadow Drive and the deve/opment of public access to Gore Creek. A significant increase in the Village's overnight bed base will occur in this sub-area with the deve/opment of the final, phase of the Vail village Inn project. In addition, commercial and residential/lodging deve/opment potential is identified in sub-area concepts 3, 4, 6 and 8. The completion of these projects will essentially leave the sub-area "built out". #1-4 Sonnenalp East (Swiss Cha/et) Infill Commercial infill of north facing alcove of existing structure to provide shops and pedestrian activity. A plaza with greenspace shall be deve/oped in conjunction with the adjacent plaza at the Vail Village Inn. Fire access and on- site parking are two issues to be addressed in the design and deve/opment of this project. Specia/ emphasis on 2.4, 2.5, 2.6, 3.1, 3.2, 4.1, 5.1, 6.1, 6.2. � .���i � �. `;, � . Y�� u �� t ��.. �1f 4 '. YLATA J � � � � c �,�°"-}'�� — M E A��'� '� �'T: —' .,—.a - � ri 1 �� 1��.�` ;, c. 1, , - - �' �� ' � � ��_ '_. .•, ` `�;i:M1"`:;!i;, 4 l ALi$MAN �� �. 4 ._.... _��>:..;4 �� . ,�f 1 ZONING ANALYSIS !_. _ \'�, 'J�{p4 � '• �. � ..:.�.;, , i� ' � = �y�� _ � , .. _ ti\� F : : � � �` i. . � : � , _._� . �r [[� = " � �-� � -�- � �� R[VER Np�$�' C L r _ °j s eaE�wE�ea ` 1 � � r _� ti �`'�,'�J k�==1 '��'--.t ; Zoning: Public Accommodation District Land Use Plan Designation: Village Master Plan, Mixed Use Sub-Area Current Land Use: Mixed Use There are no existing development standards affected by this proposal. 3 VI. SURROUNDING LAND USES AND ZONING Land Use Zoninq North: Mixed Use Commercial Service Center and SDD No.6 South: Stream Tract Outdoor Recreation East: Mixed Use Commercial Core 3 West: Multiple-Family Public Accommodation VII. CRITERIA AND FINDINGS The review criteria for a request of this nature are established by the Town Code. The proposed business office is located within the Public Accommodation (PA) District. Therefore, this proposal is subject to the issuance of a conditional use permit in accordance with the provisions of Chapter 12-16, Vail Town Code. 1. Relationship and impact of the use on the development objectives of the Town. Staff does not believe this proposed real estate office is consistent with the purpose and intent of the Public Accommodation District, the recommendations of the Vail Village Master Plan, or the community's long standing policy of not permitting offices on the street level of buildings within the general Vail Village and Lionshead areas. The provisions of the Public Accommodation District and the Vail Village Master Plan each allow for limited amounts of office uses within Vail Village. The primary purpose of the Public Accommodation District is to provide sites for lodges and residential accommodations. A"lodge" is a permitted use within the Public Accommodation District with the floor area of retail and restaurant uses within the building limited to 10% of the allowed gross residential floor area (GRFA). Lodges may be allowed have up to 15% with a conditional use permit. The intent of these limitations is to prevent non-lodging uses from creating a departure from the original purpose of the zone district. Many Public Accommodation District zoned properties have limited commercial uses and some properties have existing real estate offices such as the Austria Haus, Mountain Haus, Christiania Lodge, and Phase III of the Vail Village Inn. Staff is concerned the cumulative effect of allowing additional real estate offices within the Public Accommodation District will be the continued departure from the original lodging and accommodation intent of the district. The proposed real estate office is located within tenant space CU-05 at One Willow Bridge. This tenant space occupies approximately 563 sq. ft. of the approximately 5,310 sq. ft. (11%) of One Willow Bridge's street level commercial floor area at along East Meadow Drive. During construction of the Sonnenalp/One Willow Bridge (formerly Swiss Chalet) redevelopment project, a temporary first floor real estate office for the One Willow Bridge project operated in the adjacent Crossroad building zoned Commercial Service Center District which allowed offices on any level of the building. The One Willow Bridge real estate office at Crossroads was removed when the property was redeveloped as the current Solaris project. In turn, a temporary Solaris real estate office was approved in the subject tenant space at One Willow Bridge. These temporary offices were intended to aid in the initial real estate sales necessary to facilitate the construction of these two development projects, but were not intended to continue as permanent uses along East Meadow Drive. These real estate offices were intended to be replaced with retail and restaurant uses to create the vibrant pedestrian environment necessary for the long term success of these development 0 projects and the Vail Village as a whole. The Vail Village Master Plan specifically recommends that the Sonnenalp/One Willow Bridge project be redeveloped in a manor that provides additional retail uses along East Meadow Drive to the enhance the pedestrian experience: "Commercial infill of north facing alcove of existing structure to provide shops and pedestrian activity. A plaza with greenspace shall be deve/oped in conjunction with the adjacent plaza at the Vail Village Inn. Fire access and on-site parking are two issues to be addressed in the design and deve/opment of this project." Both professional and business offices are an important element of the Town's economy and are therefore allowed as a limited use in Town's commercial core areas. However, the Town of Vail has a long standing policy of not allowing offices uses on the first floor or street level of buildings in the Vail Village and Lionshead areas. Office uses do not provide the community the same vibrant pedestrian experience created by street level retail and restaurant establishments. The pedestrian experience is a key to the economic and social success of Vail Village and Lionshead. The Town has consistently upheld this policy by implementing horizontal zoning regulations in the Commercial Core I, Commercial Core II, Lionshead Mixed Use I, and Lionshead Mixed Use II Districts. The Town has also implemented this policy along East Meadow Drive adjacent to the subject property. In 2004, on appeal the Vail Town Council denied a conditional use permit request for a first floor real estate office along East Meadow Drive in the adjacent Vail Village Inn. The Vail Village Inn project is in a special development district with an underlying zoning of Public Accommodation District. In 2006, the Vail Town Council adopted the Solaris special development district. Although the underlying zoning of the Solaris property is Commercial Service Center which allows offices on any level of a building, in keeping the with community's long standing policy of not allowing offices on the street level in the Vail Village area, the Town Council adopted limitations in the special development district that prohibit office uses on the first floor along the public plaza/skating rink adjacent to East Meadow Drive. 2. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Staff believes the proposed real estate office will have no significant negative effects on the above-mentioned criteria as the use would be located within an existing structure. 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. Staff does not believe the proposed real estate office will have significant negative effects on the above-mentioned criteria in comparison to existing conditions. The return of the subject property to a retail space will reduce the existing parking requirement for this Sonnenalp/One Willow Bridge development by 0.2 parking spaces. Parking for the subject tenant space was considered for a retail use during the initial approval of the Sonnenalp/One Willow Bridge redevelopment project. 5 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. Staff believes the proposed real estate office is contrary to the character of the area intended by the Vail Village Master Plan, and therefore Staff believes this proposal does not comply with this criterion. The proposed real estate office will be located within an existing tenant space; therefore, Staff believes the proposed real estate office will have no significant negative impact on the scale and bulk of the neighborhood. The One Willow Bridge building is located within the Vail Village Master Plan Mixed Use Sub-Area. The Vail Village Master Plan describes the character of this area as follows: "The Mixed Use sub-area is a prominent activity center for the Vail Village. It is distinguished from the Village core by larger sca/e buildings and by the limited auto traffic a/ong East Meadow Drive. Comprised of five major deve/opment projects, this sub-area is characterized by a mixture of residential/lodging and commercia/ activity. " The Vail Village Master Plan specifically recommends that the Sonnenalp/One Willow Bridge project be redeveloped in a manor that provides additional retail uses along East Meadow Drive to the enhance the vitality of the pedestrian experience: "Commercial infill of north facing alcove of existing structure to provide shops and pedestrian activity. A plaza with greenspace shall be deve/oped in conjunction with the adjacent plaza at the Vail Village Inn. Fire access and on-site parking are two issues to be addressed in the design and deve/opment of this project." Staff does not believe the continuation of a real estate office in the first floor corner tenant space at the prominent intersection of East Meadow Drive and Willow Bridge Road is in keeping with the "activity center" character of the Mixed Use Sub-area or the "shops and pedestrian activity" character of the One Willow Bridge building recommended by the Vail Village Master Plan. VIII. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission denies the applicant's request for a conditional use permit, pursuant to Section 12-7A-3, Conditional Uses, Vail Town Code. Staff's recommendation is based upon the review of the criteria described in Section VI I of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to deny this conditional use permit request, the Community Development Department recommends the Commission pass the following motion: 0 "The P/anning and Environmenta/ Commission denies the applicanYs request for a conditional use permit for a business office, pursuant to Section 12-7A-3, Conditional Uses, Vail Town Code, to allow for a new rea/ estate office, located at 1 Willow Bridge Road/Tract K-L, B/ock 5E, Vail Village Filing 1, and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to deny 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 May 24, 2010, and the evidence and testimony presented, the P/anning and Environmenta/ Commission finds: 1. That the proposed /ocations of the use is not in accordance with the purposes of the conditional use permit section of the zoning code and the purposes of the district in which the site is /ocated. 2. That the proposed /ocations of the use and the conditions under which it would be operated or maintained would 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 proposed use would not comply with each of the applicab/e provisions of the conditional use permit section of the zoning code. IX. ATTACHMENTS A. Vicinity Map B. Applicant's request 7 Attachment A � _ ��� y .;{�; � �:., e � ��� � . ��',i , . � �� { m ''�� `- - �� :.� � � � ���" x- , � . , � - � :��� F �� � �: 4 ^ . - ,.� � 4 .,� : � �� 1R! � . �.*.. + q ' •Y �4� :x - _ ' .. ,,,� � �� r - }�`,� � �� - ti _ - r �. 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Description of the Request Bob McNichols of One Willow Bridge Road, represented by Mauriello Planning Group, is requesting a conditional use permit to aliow for a professional office within the Public Accommodation Zone District. The office is approximately 563 sq. ft. of ground levei space located within One Willow Bridge Road and is proposed to continue to be used as a real estate office. There are remaining fractional units that have not been sold at One Willow Bridge Road and the owner is requesting this conditional use permit to allow the office use to continue until the remaining 12 fractionai ownership interests are soid or two years. After two years, it is anticipated the space will be incorporated into the Marketplace. Due to the state of the economy and the fact that the intersection of Willow Bridge Road and East Meadow Drive will be under construction this summer, the owner believes that this would not be a good time to expand the market into this space. The proposed use is the current location of the Solaris Display Center, which was approved as a conditional use permit (PECO6-0066) in November 2006 but expired in June 2009. At the time, staff recommended approval and the conditional use permit was approved unanimously by the Planning and Environmental Commission. The approval included the condition that the "this conditional use permit for a professional (real estate) office shall limit the sale of real estate within the office to solely the product offered by the Solaris development." As a result of this condition, the Town of Vail requires that a new conditional use permit application be submitted for review by the Planning and Environmental Commission. Because the use is a continuation of an existing use which met all zoning requirements, there are no changes which would have an impact on the parking or empioyee housing requirements for this use. The only change to the use is that rather than serving Solaris, the use will now serve One Willow Bridge Road. 0 Pianning and Environmenta) Commisson , ACTION FORM � 1 Oepartment of Community �evelopment �j�j�to[iT/�jj • 75 South Frontage Road, Vall, Culorado 03657 mr C Yt11L [ei: 970.q79.2i39 Faz: 970.979.2452 ax.mnmmKiwun web: www.vallpov.com Project Name: SOIARIS SALES OFF[CE PEC Number. PEC060066 Project Description: FINAL APPROVpL TO ALLOW FOR A REALESTATE SALES OFFICE FOR THE SOLARIS PROIECT SOLEIY. Participants: OWNER VAII DOVER ASSOqATESIIC 09/22�2006 9198 N ARCADIA DR PHOENIX AZ 85018 APPLiCANT MAURIELLO PLANNING GROUP, LL 09�22(2006 Phone: 970-748-D920 PO 80X 1127 AVON CO 81620 license: C000001697 Project Address: 1 WIIIOW BRIpGE RD VAIL lowtion: ONE WILLOW BRIDGE ROAD Legal Description: Lot: 2 Block: 5•E Subdivision: SONNENALP SUBDNISION Parce) Number: 2101•082•8900-1 Comments: See Condirons BOpRD/STAFFACTION � Motlon By: Rol�ie Kjesbo Actton: APPROVED Se�ond By: Blil lewitt Vote: 5•0-0 (BemhardlGunnion) Oate of Approva�: 11(13/2006 Conditions: Cond: 8 (PLAN): No changes to these plans may be made without the writtem m�sent af To�m of Vail sWff and/or the appropriate review mmmittee(s), Cond: 300 (PLAP7): PEC approval shall not be not berome valid for ZO days following the date of The approval oi this condidoi shal) expire on )une 1, 2009. Cond: CON0008550 The applicant shall ,ubmit a . use pertnit for a prokssional (real es[ate) office for all �^`� The approval of this condidonal use pertnit for a professional (real estate) office shail limit the sale of real estate vnthin the office to wlely We product offered by the Solaris development, laated at 141 and l43 Meadow Drive/lot P, Biock SD, Vail Yllage Fling 1. Planner a �mbell PEC Fee Paid: �G5483'" ►,1 I ' Maudello Plannfng Group II. Zoning and Adjacent Properties The site is located at the intersection of Willow Bridge Road and East Meadow Drive, at Lot 2, Sonnenalp Subdivision. The site of One Willow Bridge Road site is approximately 2.788 acres and is zoned Public Accommodation. Within the Public Accommodation zone district, a "Professional and Business Office" is listed as a Conditional Use. ZONE DISTRICTS � Hiliside Residenliat (HR) � i.ionsheotl Miized Use I(Lh1U-p 0 Sinale�Fomily Resitlentiol (SFR) �,'r�;Qt'„�"��'� Lionsheod Mized U,e 2(LhiU-2) � Two-Fnmily Resltlentiol (R) Q Commercinl Service Center (CSC) ''i� T�vo-Famiry Primary�Secandnry Resitlentioi (PS) � Arterioi 8usiness (ABO) � Resitlealiai C�uster (RCI Henvy Senice (HS) �';�,�'��',",�.-S �rnv Dens{ly Pluitfple Fnmily (LDAfF) � pultloor Recreollon (OR) � A�15diUm Densi�y �dullipia Fnmily (69DA�1F) <°.-��,d1 qgricullunl8 Open SpnCe (A) Hlgh Densiry WN�ipie F�indy (HOPiP) ?#"r',� No�uml ArSO P�eservpUon (NAP) � Housing (HI � 5kl Bose Recreation ISBR) � Pu61ic Accommodntion (PA) � Ski Bose Recrenlion 2(S5R-2) � PublicAccommodmion 2(PA4) Q Parkmg IP} � Commercial Care 1(CC'I) � Genemi Use (GV1 � Commerciai Core 2(CC2) � tJOt Designatea Commerciot Core 3 (CC3) � Intllcntes Aclive Spedai Oevelopment Pistriets (SDO) Surrounding uses include a mix of properfies zoned Public Accommodation (Sonnenalp and Talisman), Special Development District (Solaris and Vail Village Inn), and Commerciai Core 2 (Village Center). Addresses and envelope of ali adjacent properties have been provided to the Town of Vail for notification. Vi� Vail Village _ 1._ �; ��Q � ne iNillow Bridge Road � �%` �-- '�+`y�"�!`� 7p '�"ti..Y� ����_�P�+ C 1�1 I ' Mmudelio Plaaning Group III. Condifiional Use Review Criteria The following is a list of the criteria that the Planning and Zoning Commission is required to consider in the review of a Conditional Use Permit. 1. Relationship and impact of the use on the development objectives of the Town. Our Analysis: According to the Town of Vail Zoning Regulations: The pubiic accommodation district is intended to provide sites for lodges and residential accommodations for visitors, together with such public and semipubiic facilities and limited professional offices, medical facilities, private recreation, commercial/retail and related visitor oriented uses as may appropriately be located within the same district and compatible with adjacent land uses. The public accommodation district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirabie resort qualities of the district by establishing appropriate site development standards. Additional nonresidenfiial uses are permitted as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the district. One Willow Bridge Road is adjacent to other PA zoned properties, including the Sonnenalp, and the Vail Village Inn (SDD with underlying zoning of PA). Other adjacent properties include Solaris (SDD with underlying zoning of Commercial Service Center), and Village Center which is zoned CC2. Professional offices are a conditional use for all properties zoned PA, a permitted use for properhies zoned CSC, and not permitted on the first floor of properties zoned CC2. Other PA zoned properties which have professional offices include the Austria Haus, Christiania and the Mountain Haus. Additionally, prior to demolition, the Swiss Haus contained a real estate office on the first floor. The Land Use Plan of the Vail Village Master Plan identifies One Willow Bridge Road as "Mixed Use" which is defined as foilows: This category includes the "historic" Viilage core and properties near the pedestrianized streets of the Viilage. Lodging, retaii, and a limited amount of office use are found in this category. The space required for this use is minimal (approximately 563 sq. ft.) and therefore is in compliance with the land use designation as described by the Vail Village Master Plan. 2. The effect of the use on light and air, distribution of population, transportation facilities, and other public facilities needs. Our Analysis: The proposed use is located in an existing, previously approved commercial space within One Willow Bridge Road, and has been used as a professional office for the past ►,/ I ' Maudella Plannln� Group 3 years. Therefore, the facility will have little, if any, impact on the above-mentioned iss�es. 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. Our Analysis: As the use is located within an existing building, there will be little, if any, impact on the above-mentioned issues. 4. Effect upon the character of the area in which the proposed use is to be 1 o c a t e d, including the scale and bulk of the proposed use in relation to surrounding uses. Our Analysis: The proposed professional office is a continuation of a use currently existing. in this space. No negative effects have occurred over the past 3 years of �se. In addition, offices have been approved on the first floor in the PA zone district at the following locations: • Austria Haus • Christiania • Mountain Haus These offices have not had a negative effect on the character of the area. The effect upon the character, especially with regards to scale and bulk, of this proposal wiil be similariy minimal. ►,/ I ' 5 Maudollo Pianning Group IV. Adjacents VIL�AGE INN PLAZA CONDOMINIUM ASSOCIATION JOSEF STAUFER 100 E MEADOW DR #31 VAIL, CO 81657 EDELWEISS CONDOMINIUM ASSOCIATION TOM SAALFELD 62 EAST MEADOW DRIVE VAIL, CO 81657 EDELWEISS CONDOMINIUM ASSOCIATION 2478 GARMISCN DRIVE, VAIL, CO 81657 SUMMERS LODGE CONDOMINIUM ASSOCIATION PAUL BREITENWISCHER 123 WI�LOW PLACE VAIL, CO 81657 SUMMERS �ODGE CONDOMINIUM ASSOCIATION PO BOX 2631 VAIL, CO 81658, UNITED STATES VILLAGE CENTER ASSOCIATION CHRIS LACROIX C/O GARFIELD & HECHT, P.C., 601 EAST HYMAN AVENUE, ASPEN, CO 81611, UNITED STATES VILLAGE CENTER ASSOCIATION PO BOX 5968 VAIL, CO 81658, AUSTRALIA TOWN OF VAIL C/O FINANCE DEPARTMENT 75 S. FRONTAGE ROAD VAIL, CO 81657 TA�ISMAN CONDOMINIUM ASSOCIATION W. THOMAS SAALFELD 62 E MEADOW DR, VAIL, CO 81657 SONNENALP PROPERTIES INC 20 VAIL RD VAIL, CO 81657 SOLARIS PROPERTY OWNER L�C N FRONTATGE RD STE A VAIL, CO 81657 VAI� CORP THE F1XED ASSEfS DEPARTMENT 390 INTERLOCKEN CRESCENT STE 1000 BROOMFIELD, CO 80021 FRED HIBBERD 400 NW RIDGE RD JACKSON, WY 93001 VAI� VIL�AGE P�AZA CONDOMINIUM ASSOCIATION C/O ABPLANALP LAW OFFICE LLC PO BOX 2800 VAIL, CO 81658 VILLAGE INN PLAZA CONDO ASSOC PO BOX 666 VAIL, CO 81658 RIVERHOUSE CONDO ASSOC C/O GREGORY STUTZ 1660 LINCO�N STREET SUITE 2850 DENVER, CO 80264 RIVERHOUSE CONDO ASSOC 83 WILLOW PI.ACE VAIL, CO 81657 ANN BISHOP VAIL VIL�AGE INN PHASE III ASSOC. PO BOX 820 VAI�, CO 81658 MPG, ��C PO BOX 1127 AVON, CO 81620 ONE WILLOW BRIDGE ROAD CONDOMINIUM ASSOCIATION, INC. CORPORATION SERVICE COMPANY 1560 BROADWAY STE 2090 DENVER, CO 80202 1►'ll� �j Maudelio Plannln� Group _ ;, � , , �� � � ----pp i � � y _ � __ .. � �� %'"e8 I i a� onoWillawotidOONOatl �y17I�� � �e � � �f i i � � L.� �� ������ ����� � n,,,'� . .�._ ,_w. � � h p I i � LoI2�Otock&HrBOnnonalp6ub. �LL� � ...w,r'.'.. C YAIL� CULOHA00 I I � 6 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: May 24, 2010 SUBJECT: A request for a work session on prescribed regulation amendments to Chapter 12-6, Residential Districts, Vail Town Code, pursuant to Section 12-3-7, Amendment, Vail Town Code, to establish a new zone district, Townhouse and Row House District (TRH) District, and setting forth details in regard thereto. (PEC100011) Applicant: Chris Galvin, represented by Mauriello Planning Group Planner: Bill Gibson Staff and the applicant request this item be tabled to the Commission's June 14, 2010, public hearing to allow both parties additional time to research and analyze the potential impacts of this proposed new zone district. MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: May 24, 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. This work session is intended to bring the afore-mentioned topics before the Commission to continue building an understanding of the above grade structures being proposed. Staff is continuing to review this information and will be providing input on bulk and mass at a future hearing with additional expertise provided by the urban design services of Jeff Winston, of Winston and Associates. At this hearing power point presentation will be given by both the applicant and Jeff Winston to further aid the Commission in understanding the intricacies of the bulk, mass, spaces between building, and interaction between the structures. 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 June 14, 2010, public hearing. PLANNING AND ENVIRONMENTAL COMMISSION May 10, 2010 �. 1:OOpm T(1WN DF VAlL ' TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT Bill Pierce David Viele Michael Kurz Tyler Schneidman Site Visits: None MEMBERS ABSENT Henry Pratt Sarah Paladino Luke Cartin Commissioner Kurz stated on the record that he had recently been employed to provide some services to Vail Resorts and the relationship was not one where he believed he would need to recuse himself from participating or voting on Vail Resorts Development Company applications. 90 minutes A request for a recommendation to the Vail Town Council on prescribed regulation amendments to Chapter 12-6, Residential Districts, Vail Town Code, pursuant to Section 12-3-7, Amendment, Vail Town Code, to establish a new zone district, Townhouse and Row House District (TRH) District, and setting forth details in regard thereto. (PEC100011) Applicant: Chris Galvin, represented by K.H. Webb Architects/Mauriello Planning Group Planner: Bill Gibson ACTION: Tabled to May 24, 2010 MOTION: Kurz SECOND: Viele VOTE: 4-0-0 Bill Gibson gave a presentation per the staff memorandum. Dominic Mauriello, of the Mauriello Planning Group, representing the applicant, gave a power point presentation. The presentation went through the history of the application and the specifics of the current proposal. John Dunn, legal counsel for polph Bridgewater, expressed concern over the notice given to his client on this and other applications affecting his client's property. His client continues to oppose the application submitted by Chris Galvin on the same grounds that he did not support the SDD amendment. He believes this type of code amendment is typically proposed by the Town and their staff. There are far reaching effects of a request like this. This application is an SDD just by a different name. He believes the request is attempting to convert non-conforming properties to conforming properties, which is what the variance process should be used for. Dolph Bridgewater, owner of Unit 11 in the Vail Rowhouses, wanted to explain his opposition to the applications being proposed by the applicant. He expressed concern that most of Vail's homeowners, many of whom are second home owners, are not aware of this application or its potential broad reaching effects. He is skeptical that the applicant's goal is to assist all properties with similar non-conforming townhouse situations. He supports the concept of a new zone district, but believes "the devil is in the details". Jim Lamont, Vail Homeowners Association, suggested the notification for the creation of a new zone district should be revamped to better include parties in the process. He felt the Page 1 Commission was presented with good questions in the memorandum, but were not given any data to evaluate those questions. The proposed language he felt did not go far enough to address the parking situation as recommended in the Vail Village Master Plan, with regard to improvements to get parking below grade. He was concerned about the precedence of not addressing below grade parking. The Association is not looking to take a position on the application, but only want to ensure adequate review and consideration. While he believes an individual citizen should be able to start the process he felt there are policy issues raised by this application. There needs to be a clear Town Council policy for how these properties change over time. Commissioner Viele asked Jim Lamont some questions of clarification. He restated that during the SDD process Jim Lamont support the creation of a new zone district. Jim Lamont confirmed that he supports a new district, but there should be a revisit of the Vail Village Master Plan first to examine far reaching impacts. With regard to the private citizen initiation, he is more concerned about the notification process and the establishment of a"nickel and dime" approach to public policy changes. Dominic Mauriello stated that the legal process is being followed and the process creates opportunity for all to get involved. If it is suggested that a greater number of people should be notified, the Commission can direct either himself or staff to send letters to likely affected parties. He clarified that no property is being proposed to be rezoned at this time, and only the concept of a new zone district is being discussed. Commissioner Pierce suggested that a mountain is being made out of a mole hill. By putting these properties into High Density Multiple-Family district they were made non-conforming immediately. He believes the underlying issue at hand is the requested increase the allowable gross residential floor area (GRFA). Bill Gibson commented that staff was looking for feedback from the Commission on the proposed increases in GRFA, the potential rezoning on singular properties, as exhibited in the questions at the end of the staff inemorandum. George Ruther, Director of Community Development, restated a comment from Jim Lamont that with clearer policy there is greater ease at directing the future of properties. He described the master planning process for Lionshead, and acknowledged that individuals have not proposed redevelop without requesting additional development potential. He believes the question that needs to be answered first is how do we as a community want to see properties redevelop. No changes moving forward with non-conforming properties being limited until such time as they go away, become conforming or provide the tools for redevelopment. Commissioner Pierce responded that when Lionshead was being reviewed there was a need for an incentive to redevelop to address the economic conditions in Lionshead. The Vail Village area is not economically depressed like Lionshead was prior to redevelopment. Commissioner Kurz stated several elements and aspects of the need for an applicant to redevelop, the impacts to a neighboring property owner. He believes a new zoning district is appropriate and incentives should be included. He believes greater communication with affected properties would be beneficial. He also believes the Town will require that appropriate plans be submitted to minimize impacts to adjacent properties during redevelopment. Commissioner Schneidman identified the need to protect the character of the Village during redevelopment. Page 2 Commissioner Viele stated that this is only the beginning of the review process and already questioning the process prior to an outcome is inappropriate. He believes there are problems with the current zoning of townhouses that need to be addressed. Commissioner Pierce asked who had been involved in the authorship of the proposed zone district. Dominic Mauriello stated that the document was a draft largely drafted by the applicant with some input by the Town staff. Dolph Bridgewater stated that the concept of increasing the GRFA from 0.76 to 1.50 FAR is what his concern is with the application. He is fully supportive of the concept of a new zone district. Dominic Mauriello clarified for the record that the proposed GRFA increase was more appropriately identified as a 30% increase. 45 minutes 2. 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: Recommendation of approval MOTION: Viele SECOND: Schneidman VOTE: 4-0-0 Bill Gibson gave a presentation per the staff memorandum. Tom Kassmel gave a power point presentation on the details of the proposed Master Plan and the history of the project. Commissioner Kurz like the proposed intersection lighting, and recommended the Town re- evaluate its street signs and directional signs. Tom Kassmel responded that the next step for the Transportation Master Plan is to create a new "way-finding" plan addressing these issues. Commissioner Kurz suggested that while the proposed LED lighting may improve public safety with increased object recognition, reducing the speed limits adjacent to Ford Park would also improve public safety. Commissioner Schneidman asked if about examples of the LED street lighting already in use. Nancy Johnson noted that Ouray, Colorado has LED lights along their Main Street, but at a higher lighting level than is being proposed in Vail. Commissioner Viele inquired as to whether or not CDOT would own the improvement within the CDOT right-of-way. Tom Kassmel explained the Town of Vail legal responsibility to provide the street lighting. 30 minutes 3. A request for the review of a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, for a public transportation terminal, to allow for the construction of skier Page 3 Applicant: Town of Vail, represented by Tom Braun Planner: Warren Campbell ACTION: Approved with condition(s) MOTION: Viele SECOND: Kurz VOTE: 4-0-0 CONDITION(S): 1. This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approval of the associated design review new construction application. 2. The applicant must obtain CDOT approval of a Notice to Proceed set of plans prior to constructing the new access points. 3. Prior to the start of construction, the applicant must obtain a Town of Vail Public Way permit and comply with the Public Works General Conditions for construction. Warren Campbell gave a presentation per the staff inemorandum. Tom Braun, Braun Associates, representing the applicant, gave a power point presentation. The presentation described the specifics of the current proposal and was available for questions. Commissioner Kurz asked how the construction phasing would be managed. Tom Kassmel described the construction time-frames and methods to re-route vehicle, bus, and pedestrian traffic. There was no public comment. Commissioner Kurz complimented the staff and consultant on finding the solutions in the proposed master plan. 5 minutes 4. 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 June 14, 2010 MOTION: Viele SECOND: Schneidman VOTE: 4-0-0 5 minutes 5. A request for an amendment to an Approved Development Plan, pursuant to Section 12-61-11, Development Plan Required, Housing Zone District, Vail Town Code, to allow for revisions to the required landscape plan and geologic hazard mitigation plan for the redevelopment of the easternmost 5.24 acres of the Timber Ridge Village Apartments; and a request for the review of a variance, from Section 14-5-1, Minimum Standards, Parking Lot and Parking Structure Design Standards for All Uses, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a crossover drive aisle width of less than thirty-feet (30') within the required parking structure, located at 1280 North Frontage Road/Lots 1-5, Block C, Lions Ridge Subdivision Filing 1,and setting forth details in regard thereto. (PEC100018/PEC100019) Applicant: Vail Timber Ridge L.L.C. Page 4 Planner: George Ruther ACTION: Table to May 24, 2010 MOTION: Viele SECOND: Schneidman VOTE: 4-0-0 5 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: Table to May 24, 2010 MOTION: Viele SECOND: Schneidman VOTE: 4-0-0 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 May 24, 2010 MOTION: Viele SECOND: Schneidman VOTE: 4-0-0 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 May 24, 2010 MOTION: Viele SECOND: Schneidman VOTE: 4-0-0 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 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 Page 5 Planner: Warren Campbell ACTION: Table to May 24, 2010 MOTION: Viele SECOND: Schneidman VOTE: 4-0-0 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 May 24, 2010 MOTION: Viele SECOND: Schneidman VOTE: 4-0-0 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 May 24, 2010 MOTION: Viele SECOND: Schneidman VOTE: 4-0-0 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 May 24, 2010 MOTION: Viele SECOND: Schneidman VOTE: 4-0-0 13. Approval of April 26, 2010 minutes MOTION: Kurz SECOND: Schneidman VOTE: 3-0-1 (Viele recused) 14. Information Update a) Linn Brooks, Assistant General Manage provide a brief update on District matters. might be of interest for future presentations Gore Creek and its watershed, the affects District projects that impact stream flows. 5 minutes � of the Eagle River Water & Sanitation District, will She will also query the Commission on topics that by the District, such as information on the health of of land use on water supply and water quality, and This item was re-scheduled to the Planning and Environmental Commission's May 24, 2010, public hearing. b) Digital PEC packets. Commissioner Kurz recommended proceeding with digital packets with supplement paper versions of larger plans and rendering. Page 6 Commissioners Viele and Pierce agreed. Commissioner Viele recommended using an ftp site or website instead of using flash drives to provide the meeting information. Commissioner Kurz recommended having paper versions of plans available at the hearing. Commissioner Pierce likes the convenience of printed versions of the packet, but understands the desire to go paperless. 15. Adjournment MOTION: Viele SECOND: Kurz VOTE: 4-0-0 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 May 7, 2010, in the Vail Daily. Page 7