HomeMy WebLinkAbout2011-0822 PECPLANNING AND ENVIRONMENTAL COMMISSION
August 22, 2011
�. 1:OOpm
TOWN OF VAII, '
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
20 minutes
1. A request for the review of a conditional use permit, pursuant to Section 12 -7A -3, Conditional Uses,
Vail Town Code, to allow for a real estate office, located at 100 East Meadow Drive Unit 34 (Vail
Village Inn) /Lot M, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC110049)
Applicant: Town of Vail, represented by Joni Taylor Real Estate Company
Planner: Rachel Dimond
ACTION:
MOTION: SECOND: VOTE:
30 minutes
2. A request for the review of a major exterior alteration, pursuant to Section 12 -71-1-7, Major Exterior
Alterations or Modifications, Vail Town Code, to allow for additions to, and the exterior renovation of,
the Lion Square Lodge East, located at 660 West Lionshead Place 1 /Lot 1, Vail Lionshead Filing 1,
Addition 1, and setting forth details in regard thereto. (PEC110047)
Applicant: Lion Square Lodge East, represented by Bill Anderson
Planner: Bill Gibson
ACTION:
MOTION: SECOND: VOTE:
20 minutes
3. A request for review of a major exterior alteration, pursuant to Section 12 -713-7, Major Exterior
Alterations or Modifications, Vail Town Code, to allow for the addition of GRFA (Rucksack Building),
located at 288 Bridge Street, Unit R -2 /1-ot D, Block 5, Vail Village Filing , and setting forth details in
regard thereto. (PEC110045)
Applicant: Margo Mullally, represented by Mark Donaldson
Planner: Rachel Dimond
ACTION:
MOTION: SECOND: VOTE:
20 minutes
4. A request for the review of a major exterior alteration, pursuant to Section 12 -713-7, Major Exterior
Alterations or Modifications, Vail Town Code, to allow for additions of enclosed floor area, a request
for the review of a variance, pursuant to Chapter 12 -17, Variances, Vail Town Code, from Section
12- 14 -17, Setback from Watercourse, Vail Town Code, to allow for encroachments into the Mill
Creek setback and a request for the review of a variance, pursuant to Chapter 12 -17, Variances,
Vail Town Code, from Section 12- 713-15, Site Coverage, Vail Town Code, to allow for additions of
enclosed floor area in excess of allowable site coverage, located at 288 Bridge Street, Unit R -1
(Rucksack Building)/ Part of Lots C & D, Block 5A, Vail Village Filing 1, and setting forth details in
regard thereto. (PEC110046, PEC110050)
Applicant: William Gardiner, represented by Victor Mark Donaldson Architects
Planner: Rachel Dimond
ACTION:
MOTION: SECOND: VOTE:
Page 1
5 minutes
5. A request for a recommendation to the Vail Town Council for prescribed regulations amendments,
pursuant to Section 11 -3 -3, Prescribed Regulations Amendment, Vail Town Code, to Sections 11 -7-
15, Public Parking and Loading Signs for Private Property, Vail Town Code, and 11 -7 -16,
Informational and Directional Sign for Public Parking on Private Property, Vail Town Code, and
setting forth details in regard thereto. (PEC110021)
Applicant: Town of Vail
Planner: Bill Gibson
ACTION: Table to September 12, 2011
MOTION: SECOND: VOTE:
5 minutes
6. A request for a recommendation to the Vail Town Council on prescribed regulation amendments to
Chapter 12 -15, Gross Residential Floor Area, Vail Town Code, pursuant to Section 12 -3 -7,
Amendment, Vail Town Code, related to the calculation of gross residential floor area on the lowest
level of a structure that contains a garage in the Hillside Residential, Single - Family Residential, Two -
Family Residential, and Two - Family Primary /Secondary Residential Districts, and setting forth
details in regard thereto. (PEC110043)
Applicant: Town of Vail
Planner: Bill Gibson
ACTION: Table to September 12, 2011
MOTION: SECOND: VOTE:
5 minutes
7. A request for the review of a variance, pursuant to Section 14 -1 -5, Variances, Vail Town Code, from
Section 14 -10 -5, Building Materials and Design, Vail Town Code, to allow for the installation of solar
panels extending higher than one foot above the building ridgeline, located at 4918 Meadow Drive,
Unit A /Lot 16, Block 7, Bighorn Subdivision Fifth Addition, and setting forth details in regard thereto.
(PEC100046)
Applicant: Warren Dean, represented by Capitol Solar Energy
Planner: Rachel Dimond
ACTION: Table to September 12, 2011
MOTION: SECOND: VOTE:
5 minutes
8. 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 rig ht -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 September 12, 2011
MOTION: SECOND: VOTE:
5 minutes
9. 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, Vail Village Townhouse (VVT) District, and setting forth
details in regard thereto; and a request for a recommendation to the Vail Town Council on proposed
amendments to Chapter VII, Vail Village Sub - Areas, East Gore Creek Sub -Area ( #6), Vail Village
Master Plan, pursuant to Chapter VIII, Implementation and Amendment, Vail Village Master Plan, to
include recommendations related to a new Vail Village Townhouse (VVT) District, and setting forth
details in regard thereto. (PEC110040, PEC110041)
Page 2
Applicant: Town of Vail
Planner: Bill Gibson
ACTION: Table to September 12, 2011
MOTION: SECOND: VOTE:
5 minutes
10. A request for the review of a major exterior alteration, pursuant to Section 12 -71-1-7, Major Exterior
Alterations or Modifications, Vail Town Code, to allow for additions to, and the exterior renovation of,
the Lion Square Lodge South, located at 660 West Lionshead Place /Lot 1, Vail Lionshead Filing 1,
Addition 1, and setting forth details in regard thereto. (PEC110048)
Applicant: Lion Square Lodge South, represented by Bill Anderson
Planner: Bill Gibson
ACTION: Withdrawn
11. Approval of July 25, 2011 minutes
MOTION: SECOND: VOTE:
12. Information Update
13. Adjournment
MOTION: SECOND: VOTE:
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479 -2138 for additional
information.
Sign language interpretation is available upon request with 24 -hour notification. Please call (970)
479 -2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published August 19, 2011, in the Vail Daily.
Page 3
0
rowN of vain
Memorandum
To: Planning and Environmental Commission
From: Community Development Department
Date: August 22, 2011
Subject: A request for the review of a conditional use permit, pursuant to Section 12 -7A -3,
Conditional Uses, Vail Town Code, to allow for a business office (real estate
office), located at 100 East Meadow Drive, Unit 34 (Vail Village Inn)/ Lot M, Block
5D, Vail Village Filing 1, and setting forth details in regard thereto. (PEC110049)
Applicant: Joni Taylor Real Estate Company
Planner: Rachel Dimond
I. SUMMARY
The applicant, Joni Taylor Real Estate Company, is requesting a conditional use permit
for a business office (real estate office) at 100 East Meadow Drive, Unit 34. Based
upon Staff's review of the criteria outlined in Section VII of this memorandum and the
evidence and testimony presented, the Community Development Department
recommends approval, with conditions, of this application subject to the findings
noted in Section VIII of this memorandum.
II. DESCRIPTION OF REQUEST
The applicant, Joni Taylor Real Estate Company, is proposing to open a real estate
office in a portion of the Plum TV space on the level below La Bottega in Village Inn
Plaza, Unit 34. Real estate offices are categorized as business offices for zoning
purposes, and are a conditional use in the Public Accommodations (PA) District. The
commercial space is approximately 3,768 square feet in size and the proposed
business office would utilize approximately 500 square feet of this space for office
space for three employees. The applicant is proposing to lease two parking spaces in
adjacent buildings in order to provide parking for employees. However, there is no
additional parking requirement created by this change in use. The commercial space
will continue to house Plum TV. The proposal does not include any changes to the
exterior of the building, except a change of signage for the new business, which is part
of a separate design review application. A vicinity map (Attachment A) and the
applicant's request (Attachment B) have been attached for review.
III. BACKGROUND
The subject site was part of the original Town of Vail established in August of 1966.
The subject site is within Phase V of the Vail Village Inn Special Development District
(SDD) which was established by Ordinance No. 7, Series of 1976. The various phases
of the district have been amended numerous times since their inception. These
amendments affect projects ranging in scope from minor remodels to construction of the
Vail Plaza Hotel, now called The Sebastian.
On August 23, 2004, NICO Vail requested a conditional use permit for a business office,
also a real estate office, on the first floor in Vail Village Inn. The PEC denied the request
due to the location on the street level being in conflict with the Vail Village Master Plan.
IV. APPLICABLE PLANNING DOCUMENTS
Title 12, Zoning Regulations, Vail Town Code (in part)
ARTICLE 12 -7A. PUBLIC ACCOMODATIONS (PA) DISTRICT
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 professional offices, medical facilities, private recreation,
commercial /retail and related visitor oriented uses as may appropriately be located
within the same zone 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 desirable resort qualities
of the zone district by establishing appropriate site development 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 zone district.
CHAPTER 12 -16: CONDITIONAL USES PERMITS (in part)
Section 12 -16 -1: Purpose; Limitations:
In order to provide the flexibility necessary to achieve the objectives of this title, specified
uses are permitted in certain districts subject to the granting of a conditional use permit.
Because of their unusual or special characteristics, conditional uses require review so
that they may be located properly with respect to the purposes of this title and with
respect to their effects on surrounding properties. The review process prescribed in this
chapter is intended to assure compatibility and harmonious development between
conditional uses and surrounding properties in the Town at large. 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 location and operation of the
conditional uses will be in accordance with the development objectives of the Town and
will not be detrimental to other uses or properties. Where conditions cannot be devised,
to achieve these objectives, applications for conditional use permits shall be denied.
Town of Vail Page 2
VAIL VILLAGE MASTER PLAN
Goals. Obiectives. Policies. and Action Steos (in Bart
Goal #2
To foster a strong tourist industry and promote year- around economic health and viability for the
Village and for the community as a whole.
Objective 2.1
Recognize the variety of land uses found in the 10 sub -areas throughout the Village and allow
for the development that is compatible with these established land use patterns.
Objective 2.4
Encourage the development of a variety of new commercial activity where compatible with the
existing land uses.
V. SUBJECT PROPERTY
Address: 100 East Meadow Drive, Unit 34
Legal Description: Lot M, Block 5D, Vail Village Filing
Zoning: Public Accommodations (PA) District
Land Use Plan Designation: Village Master Plan
Current Land Use: Mixed Use
Geologic Hazards: None
VI. SURROUNDING LAND USES AND ZONING
Land Use Zone District
North 1 -70 ROW N/A
South Mixed Use Public Accommodations
East Mixed Use Commercial Service Center
West Multi- Family Residential Public Accommodations
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.
The Town has established development objectives including enhancing the livelihood of
the commercial cores, as well as providing new retail experiences and options for
guests. This is why horizontal zoning was established in the Commercial Core 1
District, with retail and restaurants permitted uses on the first level. However, there is
no horizontal zoning in the Public Accommodations District, but uses that are typically
not permitted on the first floor of the CC1 District are listed as conditional uses in the PA
District.
Town of Vail Page 3
Staff finds that this conditional use permit is in line with the development objectives to
keep non retail and restaurant uses out of the first floor because the proposed
conditional use is on the lower level and will not impact street level activity.
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.
Because the proposal replaces office space with a different type of office use, Staff
believes the proposed liquor store will not have any effect on light and air, distribution of
population, transportation facilities, utilities, schools, parks and recreation facilities and
other public facilities needs.
3. Effect upon traffic with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the street and parking areas.
As a business in the pedestrian oriented Vail Village, most patrons will be frequenting
other businesses in the same trip and /or will be staying in close proximity to the
business. There are no changes to the exterior of the building, except for a future sign
permit application. For these reasons, Staff finds that the proposal will not have any
effect on traffic, automotive and pedestrian safety, traffic flow and control, access,
maneuverability and removal of snow.
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 finds that the proposed application will not have any negative effect upon the
character of the area. The application replaces some existing office with a different type
of office on the lower level of the structure. There are no effects on scale and bulk
because there are no exterior changes to the structure.
VIII. STAFF RECOMMENDATION
Based upon the review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Planning an Environmental Commission approves this conditional use
permit to allow for a business office (real estate office), located at 100 East Meadow
Drive, Unit 34 (Vail Village Inn)/ Lot M, Block 5D, Vail Village Filing 1, and setting forth
details in regard thereto.
Should the Planning and Environmental Commission choose to approve this conditional
use permit request, the Community Development Department recommends the
Commission passes the following motion:
Town of Vail Page 4
"The Planning and Environmental Commission approves this request for a
conditional use permit, pursuant to Section 12 -7A -3, Conditional Uses, Vail Town
Code, to allow for a business office (real estate office), located at 100 East
Meadow Drive, Unit 34 (Vail Village Inn)/ Lot M, Block 5D, Vail Village Filing 1,
and setting forth details in regard thereto. "
Should the Planning and Environmental Commission choose to approve this conditional
use permit request, the Community Development Department recommends the
Commission makes the following findings:
'Based upon the review of the criteria outlined in Section VII of the Staff
memorandum to the Planning and Environmental Commission dated August 22,
2011, and the evidence and testimony presented, the Planning and
Environmental Commission finds:
1. The proposed conditional use permit is in accordance with the purposes of the
Zoning Regulations and the Public Accommodations District.
2. The proposed conditional use permit and the conditions under which it will be
operated or maintained are not detrimental to the public health, safety, or welfare
or materially injurious to properties or improvements in the vicinity.
3. The proposed conditional use permit complies with each of the applicable
provisions of Chapter 12 -16, Conditional Use Permit, Vail Town Code. "
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's request
Town of Vail Page 5
July 25, 2011
To: Planning and Environmental Commission
From: Joni Taylor & Company Real Estate LLC (JTRE)
RE: Project Narrative — Conditional Use Permit for sublet of approximately 500 SgFt of lower level Plum
TV Office Space by Joni Taylor 7 Company Real estate LLC
Overview:
Joni Taylor & Company Real Estate LLC (www.J oniTaylo rRea I Estate. co m), a residential real estate firm
has a pending lease agreement with PlumTV, lease holder of 100 Meadow Drive, Suite 34, Vail, CO
81657, to sublet a small portion (approx 500 Sq Ft) of their lower level office space.
JTRE consists of three people: two principals, Joni Taylor - Partner /Broker and Barney Dill —
Partner /Broker as well as an assistant, Marry Suarez.
Pending approval of this CUP, the lease agreement will be for a term of one year with a right of first
refusal by JTRE at lease end and a 60 day notice of intent to renew or terminate clause at lease end.
Barring unforeseen circumstances, JTRE intends to enter into a longer term lease at lease end in 2012.
JTRE plans to use this space, currently configured as office space by PLumTV, as its office and place of
work for substantially all of the company's non - client centric work related activities. This office will not
be used as a residential real estate 'retail' location, i.e. JTRE does not intend this office to be a significant
factor in its ongoing attempt to increase its customer volume rather it is intended to be used as a place
of work to service our buyers and sellers as well as manage our marketing, financial and operational
activities. With no current office of any type, and over $100,000,000 in listings, JTRE has reached a point
where it is no longer feasible to run the business out of the Principals' homes.
Compatibility:
As noted above and as identified in the attached architectural drawings, JTRE intends to occupy lower
level office space within the offices of PlumTV. Further, the entirety of the company is 3 people. JTRE
can foresee no negative impact on any other properties within the community.
TOV Development Obiectives:
Without knowing the future development plans for this specific area by the TOV, we cannot comment
on how we would impact these objectives. However, JTRE reaffirms the fact that we will in no way be
detracting from the future use of the property by others, nor will JTRE have any material impact on the
retail or residential owners in the area.
Effect on Light, Air, Schools, Population distr. Etc.
None
Effect on Traffic Congestion, Pedestrian Flow etc.
JTRE, with 3 total employees, will have no effect on any of the above mentioned or tangentially related
services or activities.
Effect on Character of the Area
JTRE is planning on using PlumTV's excess space sublet for the same purpose as the master tenant,
PLumTV initially planned for the same space. Therefore, JTRE sees no impact on the character of the
area.
Parking Consideration
JTRE is well aware of the limitations on parking in Vail throughout thw ski season as well as during select
summer weeks. As noted above, JTRE consists of 3 people, one of which owns and lives in the Vail
Village and has deeded parking within walking distance of this office space. The remaining two, namely
the Principals, have researched the parking options and upon approval of this CLIP and lease lease by
the TOV will contract for two parking spaces in one of three locations:
Solaris —Two Annual Parking Club memberships
The Gateway Building— JTRE has identified and spoken to 2 separate commercial property owners
within the Gateway Building, both of whom have excess parking spaces available for annual lease.
TOV Garage — Purchase two Gold parking passes
Summary
JTRE has outgrown its current 'home office' set up and is in need of a devoted office space to act as our
base of business. The vast majority of activity in the proposed space will be in the administration and
management of the day to day activity of JTRE. JTRE understands the TOV's intent to preserve as much
of the street level space for retail and restaurant tenants, which is why we have identified below grade
space for our proposed sublet from PlumTV. We have had numerous discussions with the PlumTV
management and both JTRE and PlumTV agree this would be an ideal relationship for both parties.
JTRE in its short history has established itself as a viable and significant real estate company working for
buyers and sellers in the Vail Valley and primarily in the TOV. Currently we have over $50,000,000 in
listings in the TOV including one for $19.5m and two more at $12.9M and $9.4M respectively. We have
numerous additional listings over $2.OM with a number of others in process. Because of the current
high profile and volume of Vail listings of JTRE, it is in both JTRE's and TOV's best interests to establish
JTRE as a respected and valued member of the Vail commercial community now and for years to come.
Thank you for your consideration of this Conditional Use Permit on behalf of Joni Taylor & Company Real
Estate LLC
Barney Dill
Principal / Broker
Joni Taylor & Company Real Estate
barnev@JoniTaylorRealEstate.com
970 - 390 -7018
www.JoniTaylorRealEstate.com
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Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: August 22, 2011
SUBJECT: A request for the review of a major exterior alteration, pursuant to Section 12 -7H -7,
Major Exterior Alterations or Modifications, Vail Town Code, to allow for additions to, and
the exterior renovation of, the Lion Square Lodge East, located at 660 West Lionshead
Place 1 /Lot 1, Vail Lionshead Filing 1, Addition 1, and setting forth details in regard
thereto. (PEC110047)
Appellant: Lion Square Lodge East, represented by Bill Anderson
Planner: Bill Gibson
I. SUMMARY
The applicant, Lion Square Lodge East Condominium Association, represented by Bill
Anderson and Chip Melick, is requesting a final review of a major exterior alteration,
pursuant to Section 12 -7H -7, Major Exterior Alterations or Modifications, Vail Town
Code, to allow for additions to, and the renovation of, the Lion Square Lodge East,
located at 660 West Lionshead Place /Lot 1, Vail Lionshead Filing 1, Addition 1, and
setting forth details in regard thereto.
The Community Development Department recommends that the Planning and
Environmental Commission approves, with conditions, the request for a final review
of a major exterior alteration, pursuant to Section 12 -7H -7, Major Exterior Alterations or
Modifications, Vail Town Code, to allow for additions to, and the renovation of, the Lion
Square Lodge East, located at 660 West Lionshead Place/ Lot 1, Vail Lionshead Filing
1, Addition 1, and setting forth details in regard thereto, subject to the findings and
conditions noted in Section IX of this memorandum.
II. DESCRIPTION OF THE REQUEST
The Lion Square Lodge East is the Phase I Building of the Lion Square Lodge complex
located at 660 West Lionshead Place, which is zoned Lionshead Mixed Use 1 District
(LMU -1), and located within the Lionshead Redevelopment Master Plan area. A vicinity
map identifying the location of the development site has been attached for reference
(Attachment A).
The applicant is requesting approval of a Major Exterior Alteration to allow for the
renovation of the Lion Square Lodge East. This renovation will include the construction
of four new entry additions (including elevators for accessibility and exit stairs for
emergency egress), the addition of 13,649 total sq. ft. of GRFA to the existing dwelling
units (including the enclosure of 7 existing decks), the construction of new decks, the
construction of new roof elements, and an upgrade to the building's fagade to appear
similar to the recently redeveloped Lion Square Lodge North. In addition to aesthetic
improvements, this proposal will also address the building's noncompliance with the
American's with Disabilities Act's (ADA) accessibility requirements and the adopted
building and fire code's egress requirements.
The applicant's request (Attachment B), proposed architectural plans (Attachment C),
and excerpts from the similar 2006 approved major exterior alteration (Attachment D)
have been attached for review.
The Lionshead Mixed Use 1 Zone Districts requires a minimum setback of 10 feet from
a development site boundary, unless otherwise specified by the Lionshead
Redevelopment Master Plan. As part of this major exterior alteration request, the
applicant is proposing to construct encroachments into the 10 foot setback adjacent to
the Ski Yard (currently owned by Vail Resorts). These proposed encroachments are
consistent with the recommendations of the Lionshead Redevelopment Master Plan.
The Lion Square Lodge East and Vail Resorts have mutually agreed to the proposed
encroachments. The Lion Square Lodge East and Vail Resorts have established a
"restricted area" between their properties to function as a setback and a "perceived
property line" to address building and fire code separation requirements. Vail Resorts
has utilized this methodology to address setback and building separation requirements
for several properties located at the Beaver Creek Ski Resort.
III. BACKGROUND
The Lion Square Lodge East site was annexed into the Town of Vail in August of 1969
and originally constructed in 1971 as Phase I of the Lion Square Lodge Phases I, 11, and
III project. While minor renovations to the complex have occurred over the years (main
entry, pool, parking area, exterior building materials, etc.); no significant redevelopment
of the East building has occurred since its original construction. The Lion Square Lodge
East is legally non - conforming in regard to numerous building and fire code regulations.
On August 14, 2006 the Planning and Environmental Commission approved a similar
major exterior alteration application for the redevelopment of the Lion Square Lodge
East building. The Lion Square Lodge East did not construct those approved alterations
and that major exterior alteration application approval has expired. Excerpts from the
2006 approved plans have been attached for reference (Attachment D).
Town of Vail Page 2
On August 15, 2006 the Vail Town Council adopted Resolution No. 17, Series of 2006,
to amend the Lionshead Redevelopment Master Plan. Resolution No. 17, Series of
2006, recommends allowing the Lion Square Lodge East to construct additions to the
existing building within the 10 foot east side setback area adjacent to the Lionshead ski
yard.
The Lion Square Lodge South has recently submitted an application to redevelop the
exterior fagade of the Lion Square Lodge South building. This proposal is consistent
with the architectural character of the redeveloped Lion Square Lodge North building
and this proposed renovation of the Lion Square Lodge East building. Due to the scope
of the Lion Square Lodge South proposal, that project will only require design review
approval and does not require the Planning and Environmental Commission's review of
a major exterior alteration.
IV. APPLICABLE PLANNING DOCUMENTS
Staff believes the following elements of the Lionshead Redevelopment Master Plan and
the Zoning Regulations are applicable to this proposal:
Lionshead Redevelopment Master Plan
Chapter 2: Introduction
Chapter 4: Master Plan Recommendations — Overall study Area
Chapter 5, Detailed Plan Recommendations
Chapter 6, Site Design Guidelines
Chapter 7, Design Standards
Chapter 8, Architectural Design Guidelines
5.11 Ski Yard
Improvements recommended for the Lionshead ski yard are as follows. (in part)
5.11.4 Screening and Landscaping
Lion Square Lodge should be involved in planning enhancements in the ski yard.
Landscaping is desirable to screen the building at the west edge of the yard, but
in the central area would conflict with skier operations and the yard's potential to
function as a village green for community gathering and summer recreation.
5.11.5 Potential Setback Encroachments by Adjacent Property Owners
Since the Ski Yard functions as an outdoor recreation and special events area,
rather than a traditional development site, encroachments within adjacent
property owners' prescribed setback areas adjacent to the Ski Yard may be
considered.
5.12 Lion Square Lodge
Town of Vail Page 3
The Lion Square Lodge, located at the end of Lionshead Place, occupies two
parcels. The main parcel (phases 1, 2, and 3) borders the ski yard and the Gore
Creek recreation path. The north parcel (phase 4) is located north of the
Lionshead Place cul -de -sac. Several issues arise because of this split
configuration.
5.12.1 Traffic Concerns
The primary concern of the Lion Square Lodge property owners is the existing
and potential volume of traffic (both lodging vehicles and delivery vehicles) that
accesses the Vail Associates core site. The current access into the core site
passes between Lion Square's main and north properties, resulting in an unsafe
and poorly defined connection between the buildings. When the Vail Associates
core site is redeveloped, the mitigation of lodging and service vehicle impacts on
the Lion Square Lodge will be essential. Service vehicles should not be allowed
to stage outside of the core site or to cause visual, audible, or air pollution
impacts.
5.12.2 Pedestrian Connection between the Main Building and the North Building
Potential redevelopment must address the need for a clear pedestrian
connection and defined vehicular corridor between the main Lion Square Lodge
property and the north building on the other side of Lionshead Place (see figure
5 -16).
5.12.3 Ski Yard Pedestrian Access
The pedestrian path around the north end of the Lion Square Lodge should be
upgraded to provide an attractive and safe pedestrian connection from Lionshead
Place into the ski yard. Because the path is close to the residential units in the
northern end of the Lion Square building, landscaping and other screening
methods will be needed. It is not recommended that this pedestrian access be
emphasized, but only that it be of better quality. The west Lionshead pedestrian
portal is more important as the western point of entry into the core area.
5.12.4 Potential Development and Redevelopment Scenarios
Lion Square Lodge is in need of major exterior renovations or redevelopment.
Figure 5 -16 presents a scenario by which the Lodge could add significant
density, enabling the creation of a strong architectural edge to Lionshead Place,
a direct connection between the main and north Lodge properties, and a
screened parking and arrival area. Another redevelopment scenario (not
illustrated) entails relocation of the existing core site access road to a new
dedicated access on the north side of Lion Square's north building. This would
enable redevelopment to connect the primary Lion Square Lodge building with its
north property. Issues associated with this scenario include the proximity of this
new intersection to the adjacent West Lionshead Circle intersection and the
potential for noise and visual impacts on the south side of the Montaneros
property.
5.12.5 Potential Setback Encroachments Adjacent to the Ski Yard
Town of Vail Page 4
The east property boundary at the Lion Square Lodge is uniquely situated
adjacent to the Ski Yard, rather than another traditional development site. Since
the Ski Yard functions as an outdoor recreation and special events area, rather
than a development site for permanent buildings, these two properties relate
differently than other properties in Lionshead.
The existing Lion Square Lodge is deficient in regard to numerous building and
fire code issues such as accessibility and egress, and any redevelopment of
these buildings should remedy these deficiencies. Since the Lion Square Lodge
abuts the Ski Yard, rather than another traditional development site, an
opportunity exists for redevelopment of the Lion Square Lodge to occur in
response to the existing site conditions rather than in response to the prescribed
setback areas.
Encroachments into the setback areas adjacent to the Ski Yard should be
considered when associated with a comprehensive redevelopment plan to
improve the accessibility, egress, life safety, or other building and fire code
compliance upgrades for the existing Lion Square Lodge. However, new
structures associated with a demo /rebuild of the Lion Square Lodge should not
be constructed in a setback area.
The Lion Square Lodge owner(s) should acknowledge that any encroachment
into the setback area adjacent to the Ski Yard could have negative impacts to
their residents and guests (noise, reduced privacy, obstruction of views, etc.) due
to the close proximity of activities customary to the use and operation of the Ski
Yard (recreational activities, special events, snow making, maintenance, etc.)
Additionally, the Ski Yard owner(s) should acknowledge that any encroachment
into the setback area adjacent to the Ski Yard may adversely affect existing
below grade improvements and may reduce the potential future development of
the Ski Yard.
Should encroachments into the setback areas adjacent to the Ski Yard be
considered, an alternative means of meeting the purpose and intent of the
setback requirements should be provided. Any alternative to the prescribed
setback requirement should ensure adequate light, air, and open space,
adequate areas for drainage and utilities, adequate separation of buildings and
uses, etc. Special consideration should be made to ensure that adequate
landscaping and buffering is provided. Since encroachments into the setback
areas adjacent to the Ski Yard may have negative impacts, any alternative to the
prescribed setback requirement should be mutually agreeable to the Lion Square
Lodge owner(s), the Ski Yard owner(s), and the Town of Vail. Any adopted
alternative to the prescribed setback requirement should be memorialized in a
legally binding agreement between all three parties.
8.3.1 Special Provisions
Town of Vail Page 5
While these Guidelines offer a roadmap for the redevelopment of Lionshead,
they are not intended to limit the efforts of developers and /or designers involved
with new and existing structures. It is understood that many of the buildings
within the community or may be unable to comply with some of the criteria
described in the ADG. Many existing buildings, for instance, may already exceed
the height criteria identified. Some existing roof pitches within the community
may not meet the numerical values described. And many of the existing
pedestrian streets may fall well short of the "ideal" proportions depicted. These
and similar issues will be handled on a case -by -case basis, with determination of
compliance based upon whether the building meets the general intent of these
Guidelines and the tenets described herein.
Similar to existing structures, it is also understood that from time to time the
Town may determine that it is desirable to afford flexibility in strict application of
the Guidelines to new development projects. In these instances, the reviewing
body shall rely upon the stated review criteria for deviations to the Architectural
Design Guidelines outlined in sub - section 8.3.3.A contained herein.
Proposed renovations or additions which meet the general intent of the ADG will
be offered more latitude with respect to specific non - compliant items than those
which stray from the overall vision of Lionshead as described within — variances
will be granted from the detail of the Guidelines if the overall intent is met. In
addition, any meaningful efforts to enhance existing structures will be recognized
as positive progress, and strict compliance with the `letter" of these Guidelines is
not meant to discourage potential improvements.
Zoning Regulations
Lionshead Mixed Use – 1 District
12 -7H -1: PURPOSE:
The Lionshead Mixed Use -1 zone district is intended to provide sites for a
mixture of multiple- family dwellings, lodges, hotels, fractional fee clubs, time
shares, lodge dwelling units, restaurants, offices, skier services, and commercial
establishments in a clustered, unified development. Lionshead Mixed Use 1 zone
district, in accordance with the Lionshead Redevelopment Master Plan, is
intended to ensure adequate light, air, open space and other amenities
appropriate to the permitted types of buildings and uses and to maintain the
desirable qualities of the District by establishing appropriate site development
standards. This District is meant to encourage and provide incentives for
redevelopment in accordance with the Lionshead Redevelopment Master Plan.
This Zone District was specifically developed to provide incentives for properties
to redevelop. The ultimate goal of these incentives is to create an economically
vibrant lodging, housing, and commercial core area. The incentives in this Zone
District include increases in allowable gross residential floor area, building height,
Town of Vail Page 6
and density over the previously established zoning in the Lionshead
Redevelopment Master Plan study area. The primary goal of the incentives is to
create economic conditions favorable to inducing private redevelopment
consistent with the Lionshead Redevelopment Master Plan. Additionally, the
incentives are created to help finance public off -site improvements adjacent to
redevelopment projects. With any development/redevelopment proposal taking
advantage of the incentives created herein, the following amenities will be
evaluated. streetscape improvements, pedestrian /bicycle access, public plaza
redevelopment, public art, roadway improvements, and similar improvements.
12 -7H -7. EXTERIOR ALTERATIONS OR MODIFICATIONS:
A. Review Required. The construction of a new building or the alteration of an
existing building that is not a major exterior alteration as described in subsection
8 of this section shall be reviewed by the design review board in accordance with
chapter 11 of this title.
1. Submittal Items Required. The submittal items required for a project that
is not a major exterior alteration shall be provided in accordance with
section 12 -11 -4 of this title.
B. Major Exterior Alteration. The construction of a new building or the alteration
of an existing building which adds additional dwelling units, accommodation
units, fractional fee club units, timeshare units, any project which adds more than
one thousand (1, 000) square feet of commercial floor area or common space, or
any project which has substantial off site impacts (as determined by the
administrator) shall be reviewed by the planning and environmental commission
as a major exterior alteration in accordance with this chapter and section 12 -3 -6
of this title. Any project which requires a conditional use permit shall also obtain
approval of the planning and environmental commission in accordance with
chapter 16 of this title. Complete applications for major exterior alterations shall
be submitted in accordance with administrative schedules developed by the
department of community development for planning and environmental
commission and design review board review.
D. Hearing. The public hearing before the planning and environmental
commission shall be held in accordance with section 12 -3 -6 of this title. The
planning and environmental commission may approve the application as
submitted, approve the application with conditions or modifications, or deny the
application. The decision of the planning and environmental commission may be
appealed to the town council in accordance with section 12 -3 -3 of this title.
E. Lapse of Approval. Approval of an exterior alteration as prescribed by this
article shall lapse and become void two (2) years following the date of approval
by the design review board unless, prior to the expiration, a building permit is
issued and construction is commenced and diligently pursued to completion.
Town of Vail Page 7
Administrative extensions shall be allowed for reasonable and unexpected delays
as long as code provisions affecting the proposal have not changed.
12 -7H -8: COMPLIANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of the
evidence before the Planning and Environmental Commission and the Design
Review Board that the proposed exterior alteration or new development is in
compliance with the purposes of the Lionshead Mixed Use 1 zone district, that
the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan and that the proposal does not otherwise have a
significant negative effect on the character of the neighborhood, and that the
proposal substantially complies with other applicable elements of the Vail
comprehensive plan.
12- 7H -10: SETBACKS:
The minimum building setbacks shall be ten feet (10) unless otherwise specified
in the Lionshead Redevelopment Master Plan as a build -to line.
12- 7H -11: HEIGHT AND BULK:
Buildings shall have a maximum average building height of seventy one feet (71)
with a maximum height of 82.5 feet, as further defined by the Lionshead
Redevelopment Master Plan. All development shall comply with the design
guidelines and standards found in the Lionshead Redevelopment Master Plan.
Flexibility with the standard, as incorporated in the Lionshead Redevelopment
Master Plan, shall be afforded to redevelopment projects which meet the intent of
design guidelines, as reviewed and approved by the Design Review Board.
12- 7H -13: GROSS RESIDENTIAL FLOOR AREA (GRFA):
Up to two hundred fifty (250) square feet of gross residential floor area shall be
allowed for each one hundred (100) square feet of buildable site area, or an
increase of thirty three percent (33 %) over the existing GRFA found on the
property, whichever is greater. Multiple- family dwelling units in this zone district
shall not be entitled to additional gross residential floor area under the 250
ordinance, section 12 -15 -5 of this title.
12- 7H -14: SITE COVERAGE:
Site coverage shall not exceed seventy percent (70%) of the total site area,
unless otherwise specified in the Lionshead Redevelopment Master Plan.
12- 7H -15: LANDSCAPING AND SITE DEVELOPMENT.
At least twenty percent (20 %) of the total site area shall be landscaped, unless
otherwise specified in the Lionshead Redevelopment Master Plan.
12- 7H -18: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners /developers shall also be responsible for mitigating direct
impacts of their development on public infrastructure and in all cases mitigation
shall bear a reasonable relation to the development impacts. Impacts may be
Town of Vail Page 8
determined based on reports prepared by qualified consultants. The extent of
mitigation and public amenity improvements shall be balanced with the goals of
redevelopment and will be determined by the planning and environmental
commission in review of development projects and conditional use permits.
Mitigation of impacts may include, but is not limited to, the following. roadway
improvements, pedestrian walkway improvements, streetscape improvements,
stream tract/bank improvements, public art improvements, and similar
improvements. The intent of this section is to only require mitigation for large
scale redevelopment/development projects which produce substantial off site
impacts.
V. ZONING AND DESIGN GUIDELINE ANALYSIS
Address: 660 West Lionshead Place
Legal Description: Lot 1, Vail Lionshead Filing 1, Addition 1
Lot Area: 0.92 acres (40,003 sq. ft.)
Zoning: Lionshead Mixed Use 1 District (LMU -1)
Land Use Designation: Lionshead Redevelopment Master Plan Area
Zoning Standards Allowed /Required Proposed
Setbacks All Sides
Building Height:
Density (dwelling units)
GRFA:
Site Coverage:
Landscape Area:
Parking:
10 ft. or
Lionshead Redevelopment
Master Plan*
82.5 ft. max
71 ft. average
36 dwelling units
100,008 sq.ft. max
28,002 sq.ft. (70 %) max
8,000 sq.ft. (20 %) min
none
10 ft. north
0 ft. south (existing)
63 ft. west
1 ft. east*
52 ft. max.
37 ft. average
no change (27 existing)
47,153 sq.ft. ( +13,649 sq.ft.)
17,663 sq.ft. (44 %)
8,530 sq.ft. (21 %)
no change to existing
*5.12.5 Potential Setback Encroachments Adjacent to the Ski Yard: "Encroachments
into the setback areas adjacent to the Ski Yard should be considered when
associated with a comprehensive redevelopment plan to improve the accessibility,
egress, life safety, or other building and fire code compliance upgrades for the
existing Lion Square Lodge."
Town of Vail
Page 9
Architectural Design Guideline Criteria ** Proposed **
Ped Street Width -to- Height 1:'/2 to 1:1'/2
Bldg Eave Retail /Pedestrian 16 ft. then 12 ft. step back
36 ft. then 12 ft. step back
Bldg Eave Ski Yard 48 ft. then 12ft. step back
Bldg Eave Remaining Areas 60 ft. then 12 ft. step back
Wall Surface Area
Ridge Height
Horizontal Wall Spa
35 ft. then 12 ft. step back
82.5 ft. max
71 ft. average max
30 ft. new & existing exempt
n/a
n/a
n/a
41 ft. max
52 ft. east basement patio
42 ft. existing north
53.5 ft. max
43 ft. average
34 ft. existing west
52 ft. existing north
Primary/Secondary Materials Base Material stone
Middle Wall Material stucco
Top Wall Material wood siding
Primary/Secondary Roof gable,hip primary gable and hip
gable,hip,shed,flat secondary gable and hip
Roof Eave /Overhangs Primary 30" & scale of bldg 24 in.
Secondary 18" & scale of bldg 24 in.
Roof Pitch 6:12 to 12:12 Primary 2:12 to 12:12
4:12 to 12:12(flat) Secondary 12:12
* *8.3.1, Special Provisions, Lionshead Redevelopment Master Plan: "While these
Guidelines offer a roadmap for the redevelopment of Lionshead, they are not
intended to limit the efforts of developers and /or designers involved with new and
existing structures. It is understood that many of the buildings within the community
may be unable to comply with some of the criteria described in the ADG
(Architectural Design Guidelines) ...
Proposed renovations or additions which meet the general intent of the ADG will be
offered more latitude with respect to specific non - compliant items than those which
stray from the overall vision of Lionshead as described within - variances will be
granted from the detail of the Guidelines if the overall intent is met. In addition, any
meaningful efforts to enhance existing structures will be recognized as positive
progress, and strict compliance with the letter' of these Guidelines is not meant to
discourage potential improvements. "
Town of Vail Page 10
VI. SURROUNDING LAND USES AND ZONING
VII. REVIEW CRITERIA
Section 12 -7H -8, Compliance Burden, Vail Town Code, outlines the review criteria for
major exterior alteration applications proposed within the Lionshead Mixed Use 1
District. According to Section 12 -7H -8, Vail Town Code, a major exterior alteration shall
be reviewed for compliance with the following criteria:
1. That the proposed major exterior alteration is in compliance with the purposes
of the Lionshead Mixed Use 1 District;
Staff Response:
The purposes of the Lionshead Mixed Use 1 zone district are stated in Section 12 -7H -1,
Purpose, Vail Town Code. As stated, the Lionshead Mixed Use 1 zone district is
intended to provide sites within the area of Lionshead for a mixture of multiple - family
dwellings, hotels, fractional fee clubs, restaurants, skier services and commercial /retail
establishments. The development standards prescribed for the district were established
to provide incentives for development in accordance with the goals and objectives of the
Lionshead Redevelopment Master Plan.
The applicant is proposing to construct additions to the existing Lion Square Lodge East
dwelling units, to construct new entries with elevators and egress staircases, and an
upgrade of the existing Lion Square Lodge East building exterior. The existing
residential use of the Lion Square Lodge East (these units are often short -term rentals
that function as "warm beds ") comply with both the stated purpose of the Lionshead
Mixed Use 1 District and the technical development standards of the district. Therefore,
Staff finds that the major exterior alteration application complies with not only the intent
of the zone district, but also the development standards of the district.
2. That the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan;
Staff Response:
Chapter 2: Introduction
Town of Vail Page 11
Land Use
Zoning
North:
Mixed Use
Lionshead Mixed Use 1
District
South:
Mixed Use
Lionshead Mixed Use 1
District
East:
Ski Yard
Lionshead Mixed Use 1
District
West:
Mixed Use
Lionshead Mixed Use 1
District
VII. REVIEW CRITERIA
Section 12 -7H -8, Compliance Burden, Vail Town Code, outlines the review criteria for
major exterior alteration applications proposed within the Lionshead Mixed Use 1
District. According to Section 12 -7H -8, Vail Town Code, a major exterior alteration shall
be reviewed for compliance with the following criteria:
1. That the proposed major exterior alteration is in compliance with the purposes
of the Lionshead Mixed Use 1 District;
Staff Response:
The purposes of the Lionshead Mixed Use 1 zone district are stated in Section 12 -7H -1,
Purpose, Vail Town Code. As stated, the Lionshead Mixed Use 1 zone district is
intended to provide sites within the area of Lionshead for a mixture of multiple - family
dwellings, hotels, fractional fee clubs, restaurants, skier services and commercial /retail
establishments. The development standards prescribed for the district were established
to provide incentives for development in accordance with the goals and objectives of the
Lionshead Redevelopment Master Plan.
The applicant is proposing to construct additions to the existing Lion Square Lodge East
dwelling units, to construct new entries with elevators and egress staircases, and an
upgrade of the existing Lion Square Lodge East building exterior. The existing
residential use of the Lion Square Lodge East (these units are often short -term rentals
that function as "warm beds ") comply with both the stated purpose of the Lionshead
Mixed Use 1 District and the technical development standards of the district. Therefore,
Staff finds that the major exterior alteration application complies with not only the intent
of the zone district, but also the development standards of the district.
2. That the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan;
Staff Response:
Chapter 2: Introduction
Town of Vail Page 11
Section 2.3 of the Lionshead Redevelopment Master Plan outlines the six policy
objectives of the plan:
1) Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a warmer, more
vibrant environment for guests and residents. Lionshead needs an appealing and
coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic
character.
2) Vitality and Amenities
We must seize the opportunity to enhance guest experience and community interaction
through expanded and additional activities and amenities such as performing arts
venues, conference facilities, ice rinks, streetscape, parks and other recreational
improvements.
3) Stronger Economic Base Through Increased Live Beds
In order to enhance the vitality and viability of Vail, renewal and redevelopment in
Lionshead must promote improved occupancy rates and the creation of additional bed
base ( "live beds" or "warm beds') through new lodging products.
4) Improved Access and Circulation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved
within and through Lionshead.
5) Improved Infrastructure
The infrastructure of Lionshead (streets, walkways, transportation systems, parking,
utilities, loading and delivery systems, snow removal and storage capacity) and its public
and private services must be upgraded to support redevelopment and revitalization
efforts and to meet the service expectations of our guests and residents.
6) Creative Financing for Enhanced Private Profits and Public Revenues
Financially creative and fiscally realistic strategies must be identified so that adequate
capital may be raised from all possible sources to fund desired private and public
improvements.
Staff believes this proposed major exterior alteration conforms to these policy
objectives. The proposal will significantly upgrade the architectural and aesthetic quality
of the Lion Square Lodge East property in keeping with the identity and character of the
adjacent redeveloped properties such as Arrabelle, Marriott, Antlers, Montaneros,
Landmark, and Lion Square Lodge North. Staff also believes the new entries with
elevators and egress stair cases will greatly improve the building's compliance with
building and fire codes, and vastly improve the safety of the residents and guests
occupying the building.
The existing Lion Square Lodge East building is only comprised of dwelling units with no
existing accommodation units, fractional fee units, or retail uses. However, many of
these existing dwelling units are rented to guests and function as "warm beds" (not "hot
Town of Vail Page 12
beds "). It is anticipated that the existing dwelling units will continue to function as "warm
beds" after the proposed renovations have been constructed.
Chapter 4: Master Plan Recommendations
Section 4.3 of the Lionshead Redevelopment Master Plan addresses the physical
connection of Lionshead to the natural environment. Sub - Section 4.3.1.2 recommends
a north -south axis orientation for buildings to lessen negative impacts to sun access and
mountain views for streets and existing buildings. The applicant intends to maintain the
existing north -south building orientation.
Section 4.6 of the Lionshead Redevelopment Master Plan addresses vehicular and
pedestrian circulation. The applicant is not proposing any changes to the existing
parking lot that was modified as part of the Arrabelle project. The applicant will be
improving the sidewalks on the west side of the building, and bringing them into
compliance with building code and ADA standards.
Section 4.8 of the Lionshead Redevelopment Master Plan addresses parking. This
proposal does not effect the Lion Square Lodge East's parking requirement. The
applicant is not proposing to change the existing parking lot.
Section 4.9 of the Lionshead Redevelopment Master Plan addresses housing. The
applicant is proposing to mitigate the 1,365 sq. ft. of Inclusionary Zoning employee
housing mitigation requirement by deed restricting an existing off -site dwelling unit as an
employee housing unit.
Section 4.11 of the Lionshead Redevelopment Master Plan addresses public art. The
applicant is proposing no public art at this time.
Chapter 5: Detailed Plan Recommendations
Section 5.12 of the Lionshead Redevelopment Master Plan addresses the entirety of
the Lion Square Lodge (North, East, and South buildings). Much of this detailed plan
recommendation was drafted prior to the review and approval of the Arrabelle
development project. In Section 5.12, concerns were noted about the no longer existing
vehicular traffic through the Lion Square Lodge site and recommendations were made
for an improved pedestrian connection between all the Lion Square Lodge buildings.
With the Arrabelle project, a significant portion of the vehicular circulation through the
Lion Square Lodge was located below grade. The pedestrian connection between all
three buildings and the pedestrian connection to the Lionshead ski yard and mall have
also been enhanced. Section 5.12 also discusses the screening of parking at the Lion
Square Lodge (primarily the East and South building's surface lot). The Lion Square
Lodge parking lot was also reconstructed as part of the Arrabelle project.
Chapter 6: Site Design Guidelines
Town of Vail Page 13
The entirety of Lion Square Lodge was coordinated with the Arrabelle project to improve
the circulation and access for both vehicles and pedestrian adjacent to this site.
Chapter 7: Development Standards
This proposed major exterior alteration request conforms to the development standards
of both the Lionshead Redevelopment Master Plan and the Lionshead Mixed Use 1
District.
Chapter 8: Architectural Design Guidelines
In addition to the Planning and Environmental Commission's review of a major exterior
alteration request, the Town of Vail Design Review Board will also review this proposal
for compliance with both the Town of Vail's general design guidelines and the
architectural design guidelines of the Lionshead Redevelopment Master Plan.
As this proposal involves the renovation of an existing building, rather than the
construction of a new building, the Lionshead Redevelopment Master Plan requires the
review of the applicant's request on "a case -by -case basis, with determination of
compliance based upon whether the building meets the general intent of these
Guidelines and the tenants described herein" rather than the strict and literal
compliance with the guidelines.
Staff believes the applicant's proposal is consistent with the architectural style
encouraged by the master plan and the character of the recently developed /re-
developed adjacent Antlers, Marriott, Montaneros, Arrabelle, Landmark, and Lion
Square Lodge North.
There are several "quantitative criteria" outlined in Chapter 8 of the Lionshead
Redevelopment Master Plan related to the architectural design of the building. This
major exterior alteration generally conforms to these guidelines with some minor
deviations resulting from the existing building design (refer to Section V of this
memorandum). Staff believes the applicant's request meets the intent of these
guidelines, and is in keeping with the architectural and aesthetic qualities encouraged
by the master plan.
3. That the proposal does not otherwise have a significant negative effect on the
character of the neighborhood; and,
Staff Response:
Staff has reviewed the proposal in an attempt to identify any significant negative
impacts that may be created on the character of the neighborhood as a result of the
construction of the project. The proposal conforms to the development standards of the
Lionshead Mixed Use 1 District. Staff believes the proposal is in keeping with the
general architectural style encouraged by the Lionshead Redevelopment Master Plan
Town of Vail Page 14
and the general character of the recently redeveloped adjacent properties including
Antlers, Marriottt, Arrabelle, Montaneros, Landmark, and Lion Square Lodge North.
This proposal is subject to review by the Town of Vail Design Review Board. The Board
is charged with ensuring that this proposal complies with both the Town's general
design guidelines and the architectural design standards of the Lionshead
Redevelopment Master Plan.
Staff does believes this proposal is in keeping with the character with the scale of the
neighborhood.
By adding pitched roofs to this existing flat roofed building, as encouraged by the
master plan, there will be only a slight change in the sun shade affect (refer to the
attached sun shade analysis). Staff does not believe this will have a significant effect
on the adjacent properties in comparison to existing conditions.
Since no new or additional uses are being proposed, this proposal does not change the
parking requirements for the Lion Square Lodge East. Staff does not believe there will
be a significant increase in vehicle trips or other negative traffic effects in comparison to
existing conditions.
In summary, Staff does not believe this proposal will have a significant negative effect
upon the character of the neighborhood; instead this proposed major exterior alteration
will redevelop the Lion Square Lodge East to be more in keeping with the intent of the
Lionshead Redevelopment Master Plan.
4. That the proposal substantially complies with other applicable elements of the
Vail Comprehensive Plan.
Staff Response:
Staff has reviewed the Vail Comprehensive Plan to determine which elements of the
Plan apply to the review of this proposal. Upon review of the Plan, Staff has determined
that the Lionshead Redevelopment Master Plan element of the Plan applies. Staff also
believes this proposal complies with the applicable elements of the Lionshead
Redevelopment Master Plan (refer to criterion #2 above).
In summary, Staff believes the applicant has presented evidence that the proposed
major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use
1 District, that the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan, that the proposal does not have a significant negative
effect on the character of the neighborhood, and that the proposal substantially
complies with other applicable elements of the Vail Comprehensive Plan.
VIII. MITIGATION OF DEVELOPMENT IMPACTS
Town of Vail Page 15
Section 12- 7H -18, Mitigation of Development Impacts, states in part: "The intent of this
section is to only require mitigation for large scale redevelopment/development projects
which produce substantial off site impacts." The applicant is proposing to address the
impacts of the proposed encroachments into the east setbacks by establishing a
restricted area, in cooperation with Vail Resorts, to function as a setback and to address
building and fire code separation requirements. While this approved restricted area
does not follow the property lines, it is intended to better relate to the built conditions of
Lion Square Lodge East and the ski yard. This restricted area is 20 feet in width,
consistent with back -to -back setbacks in the Lionshead Mixed Use 1 District.
The applicant is proposing to mitigate the 1,365 sq. ft. of employee housing floor area
required by Chapter 12 -24, Inclusionary Zoning, Vail Town Code, by deed restricting an
existing off -site dwelling unit as an employee housing unit.
The applicant is not proposing any other mitigation of development impacts at this time.
IX. RECOMMENDATION
The Community Development Department recommends approval, with conditions, of
a major exterior alteration, pursuant to Section 12 -7H -7, Major Exterior Alterations or
Modifications, Vail Town Code, to allow for additions to, and the exterior renovation of,
the Lion Square Lodge East, located at 660 West Lionshead Place 1 /Lot 1, Vail
Lionshead Filing 1, Addition 1, and setting forth details in regard thereto. This
recommendation is based upon the review of the criteria outlined in Section VII of this
memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve this major
exterior alteration request, the Community Development Department recommends the
Commission pass the following motion:
"The Planning and Environmental Commission approves the applicants' request
for a major exterior alteration, pursuant to Section 12 -7H -7, Major Exterior
Alterations or Modifications, Vail Town Code, to allow for additions to, and the
exterior renovation of, the Lion Square Lodge East, located at 660 West
Lionshead Place 1 /Lot 1, Vail Lionshead Filing 1, Addition 1, and setting forth
details in regard thereto. "
Should the Planning and Environmental Commission choose to approve this major
exterior alteration request, the Community Development Department recommends the
Commission applies the following conditions:
"I. This approval of a major exterior alteration is contingent upon the applicant
obtaining Town of Vail design review approval for this proposal.
2. Prior to requesting a temporary or final certificate of occupancy for this proposal,
the applicant must obtain Town of Vail approval of an amendment final plat to
Town of Vail Page 16
update the Condominium Map to show the improvements associated with this
proposal.
3. Prior to requesting a temporary or final certificate of occupancy for this proposal,
the applicant shall mitigate 1,365 sq. ft. of employee housing floor area in
accordance with the requirements of the Chapter 12 -24, Inclusionary Zoning, Vail
Town Code."
Should the Planning and Environmental Commission choose to approve this major
exterior alteration request, the Community Development Department recommends the
Commission makes the following findings:
"Based upon the review of the criteria outlined in Sections Vll and Vlll of the Staff
memorandum to the Planning and Environmental Commission dated August 22,
2011, and the evidence and testimony presented, the Planning and
Environmental Commission finds.
Pursuant to Section 12 -7H -8, Compliance Burden, Vail Town Code, the applicant
has proven by a preponderance of the evidence before the Planning and
Environmental Commission that the proposed major exterior alteration is in
compliance with the purposes of the Lionshead Mixed Use 1 District, that the
proposal is consistent with applicable elements of the Lionshead Redevelopment
Master Plan and that the proposal does not otherwise have a significant negative
effect on the character of the neighborhood, and that the proposal substantially
complies with other applicable elements of the Vail Comprehensive Plan."
X. ATTACHMENTS
A. Vicinity Map
B. Applicant's Request
C. Proposed Architectural Plans
D. 2006 Approved Plan Excerpts
Town of Vail Page 17
Attachment A
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Town of Vail Page 18
T
ME L I C K A S S O C I A T E S I N C
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LION SQUARE LODGE — EAST
PROJECT COMPLIANCE — Lionshead Redevelopment Master Plan_
7/22/11 Submittal to Community Development for the PEC and DRB approval process
Lionshead Mixed Use 1 (LMU -1) District
INTRODUCTION
The Lion Square Lodge East Project is proposing to remodel the exterior of the existing building
and add square footage to the existing units. This scope of work includes:
Adding 6' -0' to the east elevation at the basement and floors 1 -3 at the south pod, and
adding up to 12' -4" to the east elevation at floors 1 -3 at the middle and north pod.
Adding 5' -101" to the west elevation at floors 1-3 at the north and middle pod, and 7'-
0" to the west elevation at floors 1 -3 at the south pod.
Enclosing 7 out of 9 fourth level west decks (see plan).
Adding four new entry pods to the west elevation at floors 1 -3 to accommodate a new
entry, ADA elevator and exit stair at each existing entry. The elevator and egress for the
southern most entry is proposed to be through Phase II /III (see plans).
Adding four new open egress stairs to the east elevation of floors 1 -3.
Remodeling the building's exterior fagade and roof line to be compatible with the Lion
Square Lodge North and South projects.
CHAPTER 5 — LION SQUARE LODGE
Pedestrian and Vehicular Traffic —
With the exception of a minor shift in the existing parking alignment to accommodate the new
entry pods, there is no change to the existing pedestrian and vehicular circulation.
Ski Yard Pedestrian Access —
Ski Yard Pedestrian Access was primarily dealt with by Vail Resorts during the approval process
for the Arrabelle project. Access to the ski yard is obtained from north and south of the East
Building.
Potential Development and Redevelopment Scenarios —
The East project is undertaking major exterior renovations with the additions to the east and
west for the existing units in the existing building. This project is not adding any density.
Primary Pedestrian Mall — not applicable
Secondary Pedestrian Mall — not applicable
Primary Pedestrian Walk — not applicable
ARCHITECTURE
756 FILLMORE STREET
I N T E R I O R S
DENVER, COLORADO 50206
P L A N N I N G
303.534.1930
WW W.MELICK,COM
Secondary Pedestrian Walk — not applicable
Page Two — Lion Square Lodge East
Vehicular Pedestrian Retail Street — not applicable
Pedestrian Path —
The pedestrian walk along the west side of the existing building is being shifted slightly to the
west to accommodate the new entry pods. The East project will be providing a landscape buffer
between the sidewalk and the units to the east. This landscaping will be achieved with a mix of
deciduous and evergreen trees to protect views and sun exposure. Ornamentals, perennials
and annual flowers will be provided for a wide variety of textures and seasonal color. The
landscape materials will not interfere with the pedestrian walk or snow storage requirements at
mature growth.
Fences and Enclosures —
Existing service functions for the East project are being achieved within the building footprint
and therefore will not require supplemental fencing.
Compliance with Town of Vail Streetscope Master Plan — not applicable
CHAPTER 7 — DESIGN STANDARDS
Landscape Area -
A minimum of 20% of the site will be landscaped as required. (see calculations attached)
Site Coverage —
A maximum of 70% of the site will be covered by structures as required. (see calculations
attached)
Sp#hnrkc
A minimum of a ten foot setback will be provided as required. The required setback is being
achieved through an agreement with Vail Resorts to have them provide a no build zone on their
property to allow the required setback for the expansion of the existing units to the east (see
plan). The no build zone with recorded with either a variance or an amendment to the master
plan.
Gross Residential Floor Area (GRFA) -
The GRFA will not exceed 250 sf of GRFA for each 100 sf of buildable site area. (see
calculations and drawings depicting limits attached)
Densi —
Density is not being added to this project.
New Unit Definition - not applicable
Building Heiaht - also see Chapter 8
The height of the existing building is not being increased. The building height will not exceed
71 feet (average) and 82.5 feet (maximum).
Employee Housing -
An EHU will be purchased off site to meet the EHU requirements for the project based on 10%
of the new GRFA.
Page Three - Lion Square Lodge East
CHAPTER 8 — ARCHITECTURAL GUIDELINES
Architecture —
The form and massing of the building provides for a comfortable pedestrian scale and also
breaks down the scale of the building utilizing a base, middle and top.
Building Height —
The building height fits within the maximum allowable of 71 feet (average) and 82.5 feet
(maximum). The maximum initial eave height falls within the allowable for remaining building
frontage. The vertical wall face dimensions are broken with horizontal steps, changes in
material and color to break down the massing of the building in order to provide for a higher
quality and more interesting articulation.
Exterior Walls —
The exterior walls are designed with a base, middle and top. The rhythm and order of the
renovated exterior on the existing building are dictated by the existing conditions. An effort has
been made to break the roof lines and decks. Gable roof forms have been added at the deck
elements to break the continuous horizontal line on the building and to provide an A, 8 rhythm.
This is also enhanced with the use of painted metal railings and balusters at the balconies.
Materials and Colors -
The base is defined either with a green stucco color or stone, as well as a break in plane. The
middle is defined by a buff color of stucco. The top is defined by a change in material and
texture with vertical siding the buff siding color as the 'middle' stucco along with the roof and
chimney form. All trims, eaves, rakes, trims, doors, and timber elements are dark brown. The
truss elements are a natural wood stain. Window cladding is bronze. The colors were chosen
to blend with the surrounding structures while providing a visual and psychological warmth to
pedestrians.
Window Sizes, Shapes and Types —
AII windows have a consistency of size and proportion throughout the elevations. Operable
windows will be casements and awnings. The windows will be aluminum clad, bronze. All
windows will be trimmed, the color tan.
Balconies. Guardrails and Handrails —
The balconies have been located to provide functional outdoor space and also to provide
aesthetic benefit and detail to the building exterior. Where balconies are not practical, they
have been added to the building exterior as a 'romeo and juliet' balcony to provide visual detail
and interest to the building exterior. The materials to be used for the handrail, pickets and
posts will be painted metal, bronze color. The design of the railing system is patterned after the
order of the building exterior elevations.
Roofs —
The roof forms being used include hipped and gable roofs over existing balconies and new
structures. The predominant gable roof forms being used take their cue from the simple,
fragmented, gable roof forms of European villages.
Roof overhangs will be constructed with the minimum 30 inch eave and rake overhangs along
with the minimum of 18 inches at secondary roof forms. Ridge beams and outriggers will be
visually sturdy members of 6x or 8x minimums. Rafter tails are not part of the exterior building
vocabulary at this time. The roof pitch will be a 12:12 except as noted otherwise on the
Page Four - Lion Square Lodge East
drawings. The existing roof pitch is 6:12. To offset the necessary 2:12 roof pitches and to
break -up the continuous ridge line of the existing building, the center pod has been over -
framed with a hipped roof at 12:12 and 12:12 roof forms were added to the north and south
pods. Snow fences are being provided in locations to protect pedestrians below from falling
snow and will be painted metal. Gutters will be heat traced with downspouts.
Fireplaces and Chimneys --
Stucco chimneys with are being provided for fireplace chimneys.
Parking -
The existing parking layout is being maintained in terms of layout, circulation and number of
spaces provided. There is no increase in density being proposed.
Grading -
1. Maximum Finished Grade - The maximum finished grade does not exceed a 2:1 slope.
The natural slope of the site is relatively flat. New grading to accommodate drainage
will be blended into the natural topography.
2. Construction Fence - The construction site will be properly surrounded by a non -
removable construction fence during the construction process.
I Erosion Control - Erosion control measures will be utilized using the best management
practices. The erosion control plan will be prepared by a registered Colorado
Professional Engineer,
Retaining Walls -
1. The retaining walls will be designed and stamped by a licensed P. E. Terrace landscape
walls will be within the 4' - 6' maximum height range. Due to the relatively flat nature
of the site retaining walls will not exist on slopes exceeding 30 %_ These walls will be
veneered with stone.
Geologic /Environmental Hazards -
1. The site does not contain snow avalanche, debris flow, rock fall, unstable soils or slopes
or wetlands.
LION SQUARE LODGE - EAST
Zoning Calculations
7 -25 -11
Landscape
Required
Proposed
Comments
Site Area
over 10,000 sf
40,003
conforms
Proposed
8,530 sf
Setbacks
10 feet
10 feet min
see setback a reement plan
conforms
Maximum Roof Heights
71' avg, 82.5 max
37' -0" av , 52' -0" max
conforms
Density
Allowable Units
Existing Units
Proposed Units
"total Units
133°x6 of exist.
133% of exist.
36
27
0
27
conforms
GRFA
Allowable
Existing
Proposed
250 sf1100 sf build. site area
118 sf1100 sf build. site area
100,008 sf
33,504.4 s.f.
47,153 s.f.
conforms
Site Coverage
Allowable
Proposed
South Building
70% max
46%
28,002 sf
17,663 sf
543 sf
conforms
Landscape
20% minimum
21%
conforms
Minimum Required
1.4 per new dwelling unit
existing parking to remain
0
existing parking to remain
8,000 sf
conforms
Proposed
8,530 sf
Required Parking
Existing
New Required
Proposed
1.4 per new dwelling unit
existing parking to remain
0
existing parking to remain
1.4 per new dwelling unit
existing parking to remain
0
existing parking to remain
conforms
Employee Housing Unit
10% new GRFA of 13,649 sf
purchase 1,355 sf EHU
conforms
Snow Storage
existing to remain
conforms
Building Eave Height at Remaining Areas
50' max. eave height
12' mh ste back
conforms
conforms
Wall Surface Criteria
35' maximum vertical face
horizontal step required
conforms
conforms
Exterior Wall Spans
30' maximum span at street level
conforms
Primary Secondary Building Material Def.
Primary: exceed 500 sf area
Secondary: 500 sf area or less
conforms
conforms
Primary Secondary Building Colors
Primary: exceed 500 sf area
Secondary: 500 sf area or less
conforms
conforms
Primary Secondary Roof Definitions
Primary: exceed 500 sf roof area
Secondary: 500 sf roof area or less
conforms
conforms
Roof Dimensional Guidelines
30" min. eave and rake overhangs
18" overhangs at secondary roofs
conforms
conforms
Roof Pitch
Primary: 6:12 to 12:12
Secondary: 4:12 to 12:12 (or flat)
added at north & south pod
12:12 roof projection at chimneys
added center god two hipped roofs
12:12
conforms
therefore 2:12 conforms
conforms
LIONS SQUARE LODGE EAST PROPOSED LANDSCAPING
25- Jut-11
Submitted By: Megan Teshn, Neils Luneelord, Inc.
BOTANICAL NAME
COMMON NAME QUANTITY SIZE
Proposed Trees
Type
Square Footage
Ground Cover
' Sae list below
1265 st
Picea Pungens
Colorado Blue Spruce
5
20'
WA
Picea Pungens
Colorado Blue Spruce
2
16'
Erosion Control
Picea Pungens
Colorado Blue Spruce
1
15'
1 gal
Picea Pungens
Colorado Blue Spruce
4
14'
Lupine, Mixed
Plcea Pungens
Colorado Blue Spruce
2
12'
Peony, var.
Pinus Anstala
Brisllecone Pine
1
18'
1 gal
Pinus Aristata
Brisllecone Plne
3
15'
Boulder Blue Fescue
Pinus Arislata
Bristlecone Pine
3
12'
Populus angustifolia
Aspen
17
4'
Populus angustitolia
Aspen
31
3"
Prunus vlrginiana 'Schubert'
Schubert's Chokecherry
5
2" Cal.
Malus'Spring Snove
Spring Snow Crapapple
4
2" Cal.
Acer Ginnala'Flame'
Ginnala Maple
4
2" Cal.
Total Trees
82
Proposed Shrubs
Potentilla fruticosa'Kathryn Dykes'
Kathryn Dyke's Potentilla
10
5 Gal.
Picea pungens'Globosa'
Blue Globe Spruce
4
5 Gal.
Potentilla fruircosa'Colorado Red'
Colorado Red Potentilla
3
5 Gal.
Sambucus nigra 'Black Lace'
Black Lace Eller
6
5 Gal.
Caryopleds x clandonensis'Blue Mist,
Dark Knight Blue Mist Spirea
10
5 Gal.
Spirea x'Limemourd'
Limemound Spirea
5
5 Gal.
Cotoneasler lucidus
Peking Colo neaster
7
5 Gal.
Syringe x presiodae'James McFarlane'
Pink Canadian Lilac
3
5 Gal.
Sambucus pubens
Red Berried Elder
3
5 Gal.
Comus stoloralera caloradense
Redhmg Dogwood
7
5 Gal,
Total Shrubs
58
Existing Trees to be Removed
Picea Pungens
Colorado Blue Spruce
21
(7) 6 ", (10) 9 ", (3) 10 -5 ". (1) 14-
Sub Alpine Fir
2
(1) 7 -5'. (1) 9.5'
Populus angustifolia
Aspen
33
(2) 2% (6) 3% (10) 4 -, (3) 4.5', (5)
6',(4)7',(1)10'
'Size measuered in Trunk diameter ,714.5" above grade by Cert111ad *bonsf, from PDU6
Other Features Low accent boulder wall and landscape boulders
BOTANICAL NAME COMMON NAME SIZE
Ground Cover (1,265 sq. iL total)
Oenothera macrocarpa Incana'&v Blade'
Type
Square Footage
Ground Cover
' Sae list below
1265 st
Sod
Ecolo Turt
2800 sf
Seed
WA
F16 (4" pots)
Irrigation
Drip for Trees and shrubs, spray for sod
WA
Erosion Control
WA
1 gal
Other Features Low accent boulder wall and landscape boulders
BOTANICAL NAME COMMON NAME SIZE
Ground Cover (1,265 sq. iL total)
Oenothera macrocarpa Incana'&v Blade'
Silver Blade Evening Primrose
F15 (4" pots)
Edogonum umbellatum
Sulphur Flower
F15 (4' pots)
Gaillardia aristafa
Blanket Flower
F15 (4- pots)
Monarda'Stue Stocking'
Blue Bee Balm
F16 (4" pots)
Linum perenne
Blue Flax
F15 (4" pots)
Ipamopsis aggregata
Scarlet Gilia
1 gal
Hemerocallis spp.
Dayliilies
1 gal
Salvia nemorosa 'Blue Queen'
Blue SaMa
1 gal
Lupins Russel Hybrids
Lupine, Mixed
1 gal
Mirabills mWtiflora
Desert Four- O'Clock
F15 (4" pots)
Peony, var.
White Peorwas
1 gal
Papaver nudicaule
Icelandic Poppies
1 gal
Mlscanthus slrlensis' Gracillimus'
Maiden Grass
1 gal
Festuca glauca'Boulder Blue'
Boulder Blue Fescue
1 gal
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rowN of vain
Memorandum
To: Planning and Environmental Commission
From: Community Development Department
Date: June 13, 2011
Subject: A request for the review of a major exterior alteration, pursuant to Section 12 -76-
7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for
additions of enclosed floor area, a request for the review of a variance, pursuant
to Chapter 12 -17, Variances, Vail Town Code, from Section 12- 14 -17, Setback
from Watercourse, Vail Town Code, to allow for encroachments into the Mill
Creek setback and a request for the review of a variance, pursuant to Chapter
12 -17, Variances, Vail Town Code, from Section 12- 7B -15, Site Coverage, Vail
Town Code, to allow for additions of enclosed floor area in excess of allowable
site coverage, located at 288 Bridge Street, Unit R -1 (Rucksack Building)/ Part of
Lots C & D, Block 5A, Vail Village Filing 1, and setting forth details in regard
thereto. (PEC110046, PEC110050)
Applicant: William Gardiner, represented by Victor Mark Donaldson Architects
Planner: Rachel Dimond
A request for review of a major exterior alteration, pursuant to Section 12 -7B -7,
Major Exterior Alterations or Modifications, Vail Town Code, to allow for the
addition of GRFA, located at 288 Bridge Street, Unit R- 2(Rucksack Building)
/Part of Lots C & D, Block 5, Vail Village Filing 1, and setting forth details in
regard thereto. (PEC110045)
Applicant: Margo Mullally, represented by Mark Donaldson
Planner: Rachel Dimond
I. SUMMARY
The applicants, Margo Mullally and William Gardiner, are proposing to expand their
residential dwelling units at 288 Bridge Street, formerly known as the Rucksack
Building. The Gardiner proposed addition to Unit R -1 requires review of a major exterior
alteration, a stream setback variance and a site coverage variance. The Mullally
proposed addition to Unit R -2 requires review of a major exterior alteration.
Based upon Staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends approval, with conditions, of these applications subject to the findings
noted in Section VIII of this memorandum. For reference, the attachments include a
vicinity map (Attachment A), applicant narratives (Attachment B), architectural plans
(Attachment C) and a letter from the A &D Building to the north (Attachment D).
II. DESCRIPTION OF THE REQUEST
Unit R -1, the Gardiner Residence, is located on the second floor, with access on the
east side of the structure. Mr. Gardiner is requesting the following:
• Addition of 170 square feet, including
0 38 square feet of additional GRFA and site coverage on the east side of
the building, including 37 square feet to be built into the stream setback
and 11 square feet over allowable site coverage
0 93 square feet of additional GRFA on the south side of the building
0 39 square feet of additional GRFA on the north side of the building
Unit R -2, the Mullally Residence, is located on the third and fourth floors and includes
the tower on the structure. Ms. Mullally is requesting the following:
• Addition of 516 square feet, including
0 317 square feet of additional GRFA on the north side of the third floor
0 118 square feet of additional GRFA on the south side of the third floor
0 71 square feet of additional GRFA on the south side of the fourth floor
0 10 square feet of additional GRFA on the interior of the fifth floor
While the Rucksack Tower is located within view corridor #1, the addition on the south
side of the fourth floor of R -2 does not encroach into the view corridor.
III. BACKGROUND
The existing 288 Bridge Street is made up of the former Rucksack Building and Scott
Building. The Rucksack Condominiums building was originally constructed in the early
1960's, has been remodeled several times starting in 1966 to add or expand
commercial and residential square footage and was further subdivided in 1978 to create
the "Rucksack Condominiums ".
The date of original construction of the former Scott Building is undetermined. The
space was formerly occupied as either a restaurant or retail establishment, historically.
The Rucksack and the Scott Building were combined, with the commercial first and
second floors being completely remodeled in 2009. Initially, the residential units were
included in the renovation of the structure, but were not ultimately approved as part of
the commercial remodel.
IV. APPLICABLE PLANNING DOCUMENTS
TITLE 12: ZONING REGULATIONS (in part):
12 -1 -2: PURPOSE:
Town of Vail Page 2
A. General: These regulations are enacted for the purpose of promoting the health,
safety, morals, and general welfare of the town, and to promote the coordinated and
harmonious development of the town in a manner that will conserve and enhance its
natural environment and its established character as a resort and residential
community of high quality.
B. Specific: These regulations are intended to achieve the following more specific
purposes:
1. To provide for adequate light, air, sanitation, drainage, and public facilities.
2. To secure safety from fire, panic, flood, avalanche, accumulation of snow,
and other dangerous conditions.
3. To promote safe and efficient pedestrian and vehicular traffic circulation and
to lessen congestion in the streets.
4. To promote adequate and appropriately located off street parking and loading
facilities.
5. To conserve and maintain established community qualities and economic
values.
6. To encourage a harmonious, convenient, workable relationship among land
uses, consistent with municipal development objectives.
7. To prevent excessive population densities and overcrowding of the land with
structures.
8. To safeguard and enhance the appearance of the town.
9. To conserve and protect wildlife, streams, woods, hillsides, and other
desirable natural features.
10. To assure adequate open space, recreation opportunities, and other
amenities and facilities conducive to desired living quarters.
11. To otherwise provide for the growth of an orderly and viable community.
ARTICLE 12 -78: COMMERCIAL CORE 1 (CC 1) DISTRICT (IN PART)
12 -78 -1: PURPOSE: The Commercial Core 1 District is intended to provide sites and to
maintain the unique character of the Vail Village commercial area, with its mixture of
lodges and commercial establishments in a predominantly pedestrian environment. The
Commercial Core 1 District is intended to ensure adequate light, air, open space, and
other amenities appropriate to the permitted types of buildings and uses. The District
regulations in accordance with the Vail Village Urban Design Guide Plan and Design
Considerations prescribe site development standards that are intended to ensure the
maintenance and preservation of the tightly clustered arrangements of buildings fronting
on pedestrianways and public greenways, and to ensure continuation of the building
scale and architectural qualities that distinguish the Village.
12 -78 -7: EXTERIOR ALTERATIONS OR MODIFICATIONS (in part):
A. Subject To Review: The construction of a new building, the alteration of an existing
building which adds or removes any enclosed floor area, the alteration of an existing
building which modifies exterior rooflines, the replacement of an existing building,
Town of Vail Page 3
the addition of a new outdoor dining deck or the modification of an existing outdoor
dining deck shall be subject to review by the Planning and Environmental
Commission (PEC) as follows (in part):
12 -17: VARIANCES (in part):
12 -17 -1: PURPOSE:
A. Reasons For Seeking Variance: In order to prevent or to lessen such practical
difficulties and unnecessary physical hardships inconsistent with the objectives of
this title as would result from strict or literal interpretation and enforcement,
variances from certain regulations may be granted. A practical difficulty or
unnecessary physical hardship may result from the size, shape, or dimensions of a
site or the location of existing structures thereon; from topographic or physical
conditions on the site or in the immediate vicinity; or from other physical limitations,
street locations or conditions in the immediate vicinity. Cost or inconvenience to the
applicant of strict or literal compliance with a regulation shall not be a reason for
granting a variance.
B. Development Standards Excepted: Variances may be granted only with respect to
the development standards prescribed for each zone district, including lot area and
site dimensions, setbacks, distances between buildings, height, density control,
building bulk control, site coverage, usable open space, landscaping and site
development, and parking and loading requirements; or with respect to the
provisions of chapter 11 of this title, governing physical development on a site.
C. Use Regulations Not Affected: The power to grant variances does not extend to the
use regulations prescribed for each zone district because the flexibility necessary to
avoid results inconsistent with the objectives of this title is provided by chapter 16,
"Conditional Use Permits ", and by section 12 -3 -7, "Amendment ", of this title.
12 -17 -4: HEARING: Upon receipt of a variance application, the planning and
environmental commission shall set a date for hearing in accordance with subsection
12 -3 -613 of this title. Notice shall be given, and the hearing shall be conducted in
accordance with subsections 12 -3 -6C and D of this title.
12 -17 -5: PLANNING AND ENVIRONMENTAL COMMISSION ACTION: Within twenty
(20) days of the closing of a public hearing on a variance application, the planning and
environmental commission shall act on the application. The commission may approve
the application as submitted or may approve the application subject to such
modifications or conditions as it deems necessary to accomplish the purposes of this
title, or the commission may deny the application. A variance may be revocable, may be
granted for a limited time period, or may be granted subject to such other conditions as
the commission may prescribe.
Town of Vail Page 4
12 -17 -6: CRITERIA AND FINDINGS:
A. Factors Enumerated: Before acting on a variance application, the planning and
environmental commission shall consider the following factors with respect to the
requested variance:
1. The relationship of the requested variance to other existing or potential uses
and structures in the vicinity.
2. The degree to which relief from the strict or literal interpretation and
enforcement of a specified regulation is necessary to achieve compatibility
and uniformity of treatment among sites in the vicinity, or to attain the
objectives of this title without grant of special privilege.
3. The effect of the requested variance on light and air, distribution of
population, transportation and traffic facilities, public facilities and utilities, and
public safety.
4. Such other factors and criteria as the commission deems applicable to the
proposed variance.
B. Necessary Findings: The planning and environmental commission shall make the
following findings before granting a variance:
1. That the granting of the variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties classified in the same
zone district.
2. That the granting of the variance will not be detrimental to the public health,
safety, or welfare, or materially injurious to properties or improvements in the
vicinity.
3. That the variance is warranted for one or more of the following reasons:
a. The strict or literal interpretation and enforcement of the specified
regulation would result in practical difficulty or unnecessary physical
hardship inconsistent with the objectives of this title.
b. There are exceptional or extraordinary circumstances or conditions
applicable to the site of the variance that do not apply generally to
other properties in the same zone district.
c. The strict or literal interpretation and enforcement of the specified
regulation would deprive the applicant of privileges enjoyed by the
owners of other properties in the same zone district.
12 -17 -7: PERMIT APPROVAL AND EFFECT: Approval of the variance shall lapse and
become void if a building permit is not obtained and construction not commenced and
diligently pursued toward completion within two (2) years from when the approval
becomes final.
12 -17 -8: RELATED PERMITS AND REQUIREMENTS: In addition to the conditions
which may be prescribed pursuant to this chapter, any site or use subject to a variance
permit shall also be subject to all other procedures, permits, and requirements of this
and other applicable chapters and regulations of the town. In event of any conflict
between the provisions of a variance permit and other permit or requirement, the more
restrictive provision shall prevail.
Town of Vail Page 5
12- 7B -20: VAIL VILLAGE URBAN DESIGN PLAN (in part):
A. Adoption: The Vail Village Urban Design Guide Plan and design considerations are
adopted for the purposes of maintaining and preserving the character and vitality of
the Vail village (CC 1) and to guide the future alteration, change and improvement in
CC 1 district.
12 -18 -5: STRUCTURE AND SITE IMPROVEMENT (in part): Structures and site
improvements lawfully established prior to the effective date hereof which do not
conform to the development standards prescribed by this title for the zone district in
which they are situated may be continued.
A. Lot and Structure Requirements: Structures or site improvements which do not
conform to requirements for setbacks, distances between buildings, height,
building bulk control, or site coverage, may be enlarged, provided, that the
enlargement does not further increase the discrepancy between the total structure
and applicable building bulk control or site coverage standards; and provided that
the addition fully conforms with setbacks, distances between buildings, and height
standards applicable the addition
Chapter 22 — View Corridors (in part)
12 -22 -1: PURPOSE: The town believes that preserving certain vistas is in the interest
of the town's residents and guests. Specifically, the town believes that:
A. The protection and perpetuation of certain mountain views and other significant
views from various pedestrian public ways within the town will foster civic pride and
is in the pubic interest of the town.
B. It is desirable to designate, preserve and perpetuate certain views for the
enjoyment and environmental enrichment for the residents and guests of the town.
C. The preservation of such views will strengthen and preserve the town's unique
environmental heritage and attributes.
D. The preservation of such views will enhance the aesthetic and economic vitality
and values of the town.
E. The preservation of such views is intended to promote design which is compatible
with the surrounding natural and built environment, and is intended to provide for
natural light to buildings and in public spaces in the vicinity of the view corridors.
F. The preservation of such views will include certain focal points such as the Clock
Tower and Rucksack Tower, which serve as prominent landmarks within Vail
village and contribute to the community's unique sense of place.
12 -22 -3: LIMITATIONS ON CONSTRUCTION (in part): No part of a structure shall be
permitted to encroach into any view corridor set forth in this chapter unless an
encroachment is approved in accordance with section 12 -22 -6.
Town of Vail Page 6
12 -22 -4: ADOPTION OF VIEW CORRIDORS (in part):
A. View Point #1: A view from the south side of the Vail Transportation Center from
the main pedestrian stairway looking toward the Clock Tower, 232 Bridge Street,
the Rucksack Tower, 288 Bridge Street, and beyond to the ski slopes. (Please
see Attachment D — pg. 19)
12 -22 -6: ENCROACHMENTS INTO EXISTING VIEW CORRIDORS (in part)
An application for approval to encroach into an existing view corridor may be initiated by
the town council on its own motion, by the planning and environmental commission on
its own motion, for by application of any resident or property owner in the town,] or by
the administrator or his /her designee.
12 -22 -7: NONCONFORMING STRUCTURES (in part)
A. Removal Of Encroachments Encouraged, Exceptions: Any structure which
presently encroaches into an existing view corridor which was lawfully authorized
by ordinances or regulations existing prior to the effective date hereof may
continue. However, such encroachments will be encouraged to be removed as
part of any remodeling or reconstruction of the structure. In the case of certain
focal points, such as the Clock Tower and Rucksack Tower, the town recognizes
their importance to the character of Vail Village and to the quality of the urban
design of the Vail Village. Notwithstanding their nonconforming status, the town
does not encourage their removal.
12 -22 -8: HEIGHT LIMITATIONS (in part): If the maximum height allowed in any zone
district within the town differs from the height permitted by a view corridor, the more
restrictive height limitation shall apply. (In this instance, the Applicant should provide
additional information relative to maximum heights to be dictated by established view
corridors as compared with the building height restrictions set forth in the Vail Village
Urban Design Guide Plan).
Vail Land Use Plan
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail Town
Council. The main purpose of the Land Use Plan is two -fold:
1. To articulate the land use goals of the Town.
2. To serve as a guide for decision making by the Town.
The Vail Land Use Plan is intended to serve as a basis from which future land use
decisions may be made within the Town of Vail. The goals, as articulated within the
Land Use Plan, are meant to be used as adopted policy guidelines in the review
process for new development proposals. In conjunction with these goals, land use
categories are defined to indicate general types of land uses which are then used to
develop the Vail Land Use Map. The Land Use Plan is not intended to be regulatory in
Town of Vail Page 7
nature, but is intended to provide a general framework to guide decision making. Where
the land use categories and zoning conflict, existing zoning controls development on a
site.
Goals and Policies (in part):
1.0 General Growth /Development
1.1 Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to serve
both the visitor and the permanent resident.
1.2 The quality of the environment including air, water and other natural
resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded whenever
possible.
1.4 The original theme of the old Village Core should be carried into new
development in the Village Core through continued implementation of the
Urban Design Guide Plan.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
4.0 Village Core/ Lionshead
4.2 Increased density in the Core areas is acceptable so long as the existing
character of each area is preserved thorough implementation of the Urban
Design Guide Plan.
4.3 The ambiance of Vail Village is important to the identity of Vail and should
be preserved. (scale, alpine character, small town feeling, mountains,
natural setting, intimate size, cosmopolitan feeling, environmental quality.)
5.0 Residential
5.1 Additional residential growth should continue to occur primarily in existing,
platted areas and as appropriate in new areas where high hazards do not
exist.
5.3 Affordable employee housing should be made available through private
efforts, assisted by limited incentives, provided by the Town of Vail with
appropriate restrictions.
Town of Vail Page 8
5.5 The existing employee housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied
sites throughout the community.
Vail Village Master Plan
The Vail Village Master Plan is based on the premise that the Village can be planned
and designed as a whole. The Vail Village Master Plan is intended to be consistent with
the Vail Village Urban Design Guide Plan, and along with the Guide Plan, it underscores
the importance of the relationship between the built environment and public spaces.
Furthermore, the Master Plan provides a clearly stated set of goals and objectives
outlining how the Village will grow in the future.
Goals for Vail Village are summarized in six major goal
certain amount of overlap between these six goals, each
of the Village and the community as a whole. A series
steps that can be taken toward achieving each stated
been developed to guide the Town's decision - making it
objectives. The Bridge Street Building is located within
Area #3 of the Master Plan.
statements. While there is a
focuses on a particular aspect
of objectives outline specific
7oal. Policy statements have
achieving each of the stated
the Commercial Core 1 Sub-
A series of objectives outline specific steps toward achieving each stated goal. Policy
statements have been developed to guide the Town's decision - making in achieving
each of the stated objectives, whether it be through the review of private sector
development proposals, or in implementing capital improvement projects. (Listed in
part):
Goal #1 Encourage high quality redevelopment while preserving the unique
architectural scale of the Village in order to sustain its sense of community and identity.
1.2 Objective: Encourage the upgrading and redevelopment of residential and
commercial facilities.
Goal #2 To foster a strong tourist industry and promote year -round economic
health and viability for the Village and for the community as a whole.
2.1 Objective: Recognize the variety of land uses found in the 10 sub -areas
throughout the Village and allow for development that is compatible with these
established land use patterns.
2.2 Objective: Recognize the "historic" commercial core as the main activity
center of the Village.
2.2.1 Policy: The design criteria in the Vail Village Design Guide Plan shall
be the primary guiding document to preserve the existing architectural
scale and character of the core area of Vail Village.
Town of Vail Page 9
#3 -4 Mill Creek Commercial Infill The
development of commercial frontage along
the west side of Mill Creek to encourage
pedestrian traffic in this area. Pedestrian
improvements including the bridge over Mill
Creek and a mid -block connection to Bridge
Street are also desired (see Urban Design
Guide Plan). Improvements to Mill Creek
(landscaping, utility relocation and stream
bank stabilization) as well as loading and
delivery, must be addressed. Special
emphasis on 2.4, 2.5, 3.4, 4.1, 6.1.
Vail Villacie Urban Design Guide Plan
This Guide Plan represents collective ideas
about functional and aesthetic objectives for
Vail Village. Diagrammatic in nature, the
Guide Plan is intended to suggest the nature
of improvements desired. It is based on a
number of urban design criteria determined to
be appropriate for guiding change in the Vail Village. The Guide plan is intended to be
a guide for current planning in both the public and private sectors. The Guide Plan
establishes the Clock Tower building within the Gore Creek Drive /Bridge Street Sub -
Area.
V. ZONING ANALYSIS
Physical Address:
Legal Address:
Zoning Designation:
Land Use Plan Designation
Current Land Use:
Lot Size:
Geologic Hazards:
288 Bridge Street
Part of Lots C & D, Block 5, Vail Village Filing 1
Commercial Core 1 (CC1) District
Village Master Plan
Mixed Use
5,564 square feet (.1277 acres)
None
Development Standard
Allowed /Required
Existing
Proposed
Buildable Lot Area (min):
5,000 sq. ft.
5,564 sq.ft.
No Change
Setbacks:
None Required or per
Vail Village Master Plan
Stream Setback
30 feet
27 feet
25.8 feet
Building Height:
60% at 33 ft. or less
56%
60%
40% at 33 ft. to 43 ft.
37%
33%
Town of Vail Page 10
Density: Dwelling units (DU)
Accomm. Units (AU)
GRFA:
Site Coverage (max)
Landscape Area:
Parking:
Loading:
VI. SURROUNDING LAND USES
Land Use
North
Mixed Use
South
Mixed Use
East
Mill Creek
West
Mixed Use
VII. REVIEW CRITERIA
0% at >43 ft. 7% 7%
25 DU /acre (3 units) 2 DU 2 DU
50 AU /acre (6 units) None None
4,451 sq. ft. (80 %) 2,538 sq. ft. 3,224 sq. ft. (58 %)
4,451 sq. ft. (80 %) 4,424 sq. ft. 4,462 sq. ft. (80.2 %)
No reduction per VVMP No change
Pay -in -Lieu 0 on -site No change
1 berth Off -site No change
Zone District
Commercial Core 1
Commercial Core 1
Outdoor Recreation
Commercial Core 1
The following are review criteria for an exterior alteration or modification:
1. The proposed exterior alteration is in compliance with the general and specific
purposes of the zoning regulations as specified in Section 12 -1 -2, Purpose, Vail
Town Code; and,
Staff finds that both applications for exterior alterations are consistent with the general
and specific purposes of the Zoning Regulations. Specifically, the applications
"encourage a harmonious, convenient, workable relationship among land uses" with the
expansion of both existing units. The application also furthers the purpose that calls for
continued improvement to Vail to facilitate the "high -end resort." However, Staff finds
that the addition to the fourth floor at the tower does not "safeguard and enhance the
appearance of the town" as it negatively alters the general appearance of this
historically linked building.
2. The proposal is consistent with applicable elements of the Vail Comprehensive
Plan; and,
Staff finds that the applications are consistent with the applicable elements of the Vail
Comprehensive Plan, which includes the Vail Village Master Plan, Urban Design Guide
Plan, Design Considerations and the Vail Land Use Plan, except for the addition to the
tower on the fourth floor.
Town of Vail Page 11
The applications further the Vail Land Use Plan goals and objectives, including
Objective 1.1, to "encourage the upgrading and redevelopment of residential and
commercial facilities" and Goal 1.3, that "the quality of development should be
maintained and upgraded whenever possible." The site specific recommendations in
the Vail Village Master Plan are generally not applicable but the application remains
consistent with the goals and policies in the Vail Village Master Plan, which, similar to
the Land Use Plan, "encourage the upgrading and redevelopment of residential...
facilities. "
The Urban Design Guide Plan discusses view corridors as follows:
"Views that should be preserved originate from either major pedestrian areas or
public spaces, and include views of the ski mountain, the Gore Range, the Clock
Tower, the Rucksack Tower and other important man -made and natural
elements that contribute to the sense of place associated with Vail. "
While the proposed addition to the tower is not in the established view corridor #1, the
addition to the Tower will negatively affect this man made element that, as stated
above, contributes to the sense of place in Vail.
3. The proposal does not otherwise negatively alter the character of the
neighborhood; and,
Staff finds that the all components of the application do not otherwise negatively alter
the character of the neighborhood except for the addition to the tower. There is no
change to the sun shade analysis from existing structure and most of the additions will
not be noticeable from street level or even from other buildings. However, the addition
to the tower changes the appearance and feel of the building by adding an element to
the tower that reduces the positive visual impact of the tower.
The following are review criteria for the stream setback variance:
1. The relationship of the requested variance to other existing or potential uses
and structures in the vicinity.
Staff finds that the requested variance will not negatively impact the existing and /or
potential uses and structures in the vicinity. While a portion of the addition will encroach
into the stream setback, it will do so on the second floor, which will infill existing stairs
and patio area. Further, due to the fact that many structures in Vail Village have zero
setback lines as established by the Vail Village Urban Design Guide Plan, the
encroachment into the setback will have limited visual impact.
2. The degree to which relief from the strict or literal interpretation and
enforcement of a specified regulation is necessary to achieve compatibility and
uniformity of treatment among sites in the vicinity, or to attain the objectives of
this title without grant of special privilege.
Town of Vail Page 12
The purpose of the variance is to facilitate an addition to the living room area to further
facilitate interior circulation. The unit on the second floor is small due to the existence of
another commercial space on this level. There are limited opportunities for expansion
to the kitchen and living room areas. The proposed variance is the minimal amount
necessary to provide adequate circulation and improvements to the dwelling unit to
achieve compatibility and uniformity with newer structures built under more recent
regulations. Staff finds this variance request would not be a grant of special privilege.
3. The effect of the requested variance on light and air, distribution of population,
transportation and traffic facilities, public facilities and utilities, and public safety.
Staff finds that the requested variance will not have any effects on distribution of
population, transportation and traffic facilities, public facilities and utilities. Staff finds
the requested variance will have a minor effect on light and air, as the bulk and mass of
the building will slightly increase. As noted on the sun shade analysis in the applicant's
request, this addition will not negatively effect the neighboring property, but will only
impact light and air on the subject property.
4. Such other factors and criteria as the commission deems applicable to the
proposed variance.
Certain properties in the vicinity have received stream setback variances in order to
facilitate residential additions, as follows:
• March 26, 1990- Vail Rowhouses Unit 9 received a stream setback variance to
encroach 10 feet into the 50 foot Gore Creek setback.
• September 4, 1990- Red Lion Building received stream setback variance to
encroach 5 feet into Mill Creek setback
The following are review criteria for the site coverage variance:
1. The relationship of the requested variance to other existing or potential uses
and structures in the vicinity.
Staff finds that the requested site coverage variance will not negatively impact the
existing and /or potential uses and structures in the vicinity. While the addition will
create new site coverage, it will do so on the second floor, which will infill existing stairs
and patio area. This will not change the relationship between the subject property and
neighboring uses, many of which have received site coverage variances.
2. The degree to which relief from the strict or literal interpretation and
enforcement of a specified regulation is necessary to achieve compatibility and
uniformity of treatment among sites in the vicinity, or to attain the objectives of
this title without grant of special privilege.
Town of Vail Page 13
Staff finds that the requested site coverage variance will not be a grant of special
privilege as other structures in the vicinity that were built in the 1960s have received site
coverage variances to facilitate these types of residential additions. The subject
property was constructed in the early 1960s and thus, did not have regulations such as
site coverage to address at that time. With the combination of the Rucksack Building
and the Scott Building upon redevelopment of the commercial portion of the Rucksack,
a site coverage variance was not required, as site coverage was almost completely
utilized. Now, any infill of the stairs on the east side of the structure would require a site
coverage variance. Further, the inclusion of a garbage facility pushed site coverage to
its maximum allowable square footage.
3. The effect of the requested variance on light and air, distribution of population,
transportation and traffic facilities, public facilities and utilities, and public safety.
Staff finds that the requested variance will not have any effects on distribution of
population, transportation and traffic facilities, public facilities and utilities. Staff finds
the requested variance will have a minor effect on light and air, as the bulk and mass of
the building will slightly increase. As noted on the sun shade analysis in the applicant's
request, this addition will not negatively effect the neighboring property, but will only
impact light and air on the subject property.
4. Such other factors and criteria as the commission deems applicable to the
proposed variance.
Below is a list of some sites in the vicinity with their current site coverage calculations
listed and how they obtained that site coverage.
A. A& D Building
On October 8, 1984, the PEC approved a CCI exterior alteration. No variances were
requested. Site coverage was proposed at 79.0 %. The exterior alteration was
approved with the condition that a floodplain modification request be approved by the
Town prior to construction.
On May 8, 1985, the PEC approved a floodplain modification for the A & D
development. No stream setback variance was required.
In February 1995, the applicant proposed an expansion to Golden Bear, increasing site
coverage to 79.95 %.
B. Red Lion Building
On April 9, 1990, the PEC approved a view corridor encroachment, stream setback
variance, site coverage variance, CCI exterior alteration, and conditional use permit (to
allow an outdoor dining deck). Prior to redevelopment, the Red Lion Building
encroached into the Mill Creek stream setback 1 to 18 feet. The proposed
redevelopment requested 5 additional feet of encroachment. The staff memo cited the
Town of Vail Page 14
location of the existing building and the A & D improvements as significant issues that
would not make the request a grant of special privilege. The staff recommended denial
of the requests, although the PEC ultimately approved the requests.
Concerning site coverage for the Red Lion redevelopment, the proposal included 50
square feet of additional site coverage. However, as part of the redevelopment, 27
square feet of existing site coverage was to be eliminated. As a result, there was net
increase of 23 square feet of site coverage. At the time of the proposal, the existing
Red Lion Building had a site coverage of 83 %. Though the staff recommendation for
the site coverage variance request was denial, the PEC ultimately approved it.
One of the conditions of the exterior alteration was an agreement between the Town
and the Red Lion developers that the GRFA approved through that process be the cap.
Language has been incorporated into the condominium declarations that the existing
8,714 square feet of GRFA and three dwelling units are the maximum allowed for the
property and that no other GRFA or dwelling units may be added to the project in the
future. The standards for CCI zoning would have allowed approximately 11,200 square
feet of GRFA and eight dwelling units.
On October 22, 1990, the PEC approved an exterior alteration and a site coverage
variance to allow an airlock to be constructed for the Szechuan Lion Restaurant. At the
time of the request the building had a site coverage of 83.2 percent. The proposed
airlock was an additional 60 square feet. The approval allowed the building to reach a
site coverage of 83.6 percent. Staff recommended approval, primarily because the
Zoning Code at the time emphasized the need for airlocks.
C. Bridge Street Lodge (Golden Peak House)
On November 2, 1993, the Vail Town Council approved a Special Development District
for the Golden Peak House. This included, among other things, a site coverage request
which exceeded the 80% allowed in CCI. At the time of the proposal, the existing
Golden Peak House on the existing lot had a site coverage of 91.6 %. Under the
approved plans with the expanded lot, the site coverage will be 94 %.
D. Vista Bahn Building
On March 13, 1995, a request for a major exterior alteration in the Commercial Core 1
zone district and site coverage, stream setback, and common area variances and
conditional use permits to allow office space on the third floor and to allow an outdoor
dining deck, to provide for the redevelopment of Serrano's was approved by the
Planning and Environmental Commission. This approval granted a site coverage
variance of 83.9% as several buildings in the vicinity had site coverages in the range of
83 %.
On August 24, 1998, the Planning and Environmental Commission approved a variance
and minor exterior alteration to allow for a new entry to the building which increased the
site coverage by 53.5 square feet to a total of 85.0 %. The reason for the minimal
Town of Vail Page 15
increase in site coverage is that most of the addition occurred within the Town of Vail
right -of -way which does not count against the site coverage calculation for the site.
On April 28, 2003, the Planning and Environmental Commission denied a variance
request to increase site coverage from 85.0% to 87.2 %.
E. Clock Tower Building
On August 12, 1991, the PEC denied a request for a site coverage variance at the
Superstars Studio within the Clock Tower Building. The PEC found that the property
was not encumbered with a physical hardship. The existing site coverage was 87 %.
The request for an additional 28 square feet would have put site coverage at 87.2 %.
The staff recommended denial and the PEC concurred.
F. Covered Bridge Building
The Covered Bridge building was approved for redevelopment in 1993. The applicants
originally requested five variances and a floodplain modification, but ultimately designed
a building which conformed to all zoning standards was approved.
G. Slifer Building
The Slifer Building was built in the early 1960s and annexed into the newly established
Town of Vail. On February 24, 1992, the Planning and Environmental Commission
approved a site coverage variance request that added approximately 57 sq. ft. of site
coverage to the Slifer Building, increasing site coverage from 92.1% to 93.9 %.
On April 13, 1998 the Planning and Environmental Commission approved a site
coverage variance to allow for a remodel and expansion to the Slifer Building. The
proposal increased the total site coverage by 103 sq. ft. for a total of 3,129 sq. ft.
(97.1%).
On March 8, 2004, the Planning and Environmental Commission approved a site
coverage variance to expand Sweet Basil, increasing site coverage to 97.5 %.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends approval, with conditions, of
the request for a major exterior alteration, pursuant to Section 12 -7B -7, Major Exterior
Alterations or Modifications, Vail Town Code, to allow for the addition of GRFA, located
at 288 Bridge Street, Unit R -2 (Rucksack Building) /Part of Lots C & D, Block 5, Vail
Village Filing 1, and setting forth details in regard thereto.
Should the Planning and Environmental Commission choose to approve the exterior
alteration, the Community Development Department recommends the Commission
make the following motion:
Town of Vail Page 16
"The Planning and Environmental Commission approves a major exterior
alteration, pursuant to Section 12 -7B -7, Major Exterior Alterations or
Modifications, Vail Town Code, to allow for the addition of GRFA
(Rucksack Building), located at 288 Bridge Street, Unit R -2 1Part of Lots C
& D, Block 5, Vail Village Filing 1, and setting forth details in regard
thereto. "
Should the Planning and Environmental Commission choose to approve the exterior
alteration, the Community Development Department recommends the Commission
imposes the following conditions:
"1. All additions to Unit R -2 are approved except for the addition to the
fourth floor tower. "
2. This approval is contingent upon the applicant obtaining Town of Vail
design review approval for this proposal. "
Should the Planning and Environmental Commission choose to approve the exterior
alteration and variances, the Community Development Department recommends the
Commission makes the following findings:
"The Planning and Environmental Commission finds:
1. That the proposed exterior alteration is in compliance with the
purposes of the Zoning Regulations, as specified in Section 12 -1 -2,
Purpose, Vail Town Code; and
2. That the proposal is consistent with applicable elements of the Vail
Comprehensive Plan; and
3. That the proposal does not otherwise negatively alter the character of
the neighborhood. "
The Community Development Department recommends approval, with conditions, of
the request for a major exterior alteration, pursuant to Section 12 -7B -7, Major Exterior
Alterations or Modifications, Vail Town Code, to allow for additions of enclosed floor
area, a variance, pursuant to Chapter 12 -17, Variances, Vail Town Code, from Section
12- 14 -17, Setback from Watercourse, Vail Town Code, to allow for encroachments into
the Mill Creek setback and a variance, pursuant to Chapter 12 -17, Variances, Vail Town
Code, from Section 12- 7B -15, Site Coverage, Vail Town Code, to allow for additions of
enclosed floor area in excess of allowable site coverage, located at 288 Bridge Street,
Unit R -1 (Rucksack Building)/ Part of Lots C & D, Block 5A, Vail Village Filing 1, and
setting forth details in regard thereto.
Should the Planning and Environmental Commission choose to approve the exterior
alteration and variances, the Community Development Department recommends the
Commission make the following motion:
Town of Vail Page 17
"The Planning and Environmental Commission approves a major exterior
alteration, pursuant to Section 12 -7B -7, Major Exterior Alterations or
Modifications, Vail Town Code, to allow for additions of enclosed floor
area, a variance, pursuant to Chapter 12 -17, Variances, Vail Town Code,
from Section 12- 14 -17, Setback from Watercourse, Vail Town Code, to
allow for encroachments into the Mill Creek setback and a variance,
pursuant to Chapter 12 -17, Variances, Vail Town Code, from Section 12-
7B -15, Site Coverage, Vail Town Code, to allow for additions of enclosed
floor area in excess of allowable site coverage, located at 288 Bridge
Street, Unit R -1 (Rucksack Building)/ Part of Lots C & D, Block 5A, Vail
Village Filing 1, and setting forth details in regard thereto. "
Should the Planning and Environmental Commission choose to approve the exterior
alteration and variances, the Community Development Department recommends the
Commission imposes the following condition:
"1. This approval is contingent upon the applicant obtaining Town of Vail
design review approval for this proposal. "
Should the Planning and Environmental Commission choose to approve the exterior
alteration and variances, the Community Development Department recommends the
Commission makes the following findings:
"The Planning and Environmental Commission finds:
1. That the proposed exterior alteration is in compliance with the
purposes of the Zoning Regulations, as specified in Section 12 -1 -2,
Purpose, Vail Town Code; and
2. That the proposal is consistent with applicable elements of the Vail
Comprehensive Plan; and
3. That the proposal does not otherwise negatively alter the character of
the neighborhood.
4. That the granting of the variance will not constitute a grant of special
privilege inconsistent with the limitations on other properties classified
in the same zone district.
5. That the granting of the variance will not be detrimental to the public
health, safety, or welfare, or materially injurious to properties or
improvements in the vicinity.
6. That the variance is warranted for one or more of the following
reasons:
a. The strict or literal interpretation and enforcement of the specified
regulation would result in practical difficulty or unnecessary physical
hardship inconsistent with the objectives of this title.
b. There are exceptional or extraordinary circumstances or conditions
applicable to the site of the variance that do not apply generally to
other properties in the same zone district.
c. The strict or literal interpretation and enforcement of the specified
Town of Vail Page 18
regulation would deprive the applicant of privileges enjoyed by the
owners of other properties in the same zone district. "
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant narratives
C. Architectural plans
D. Letter from the A &D Building
Town of Vail Page 19
Attachment A
ARCHITECTS
PROJECT NARRATIVE
For William A. Gardiner Unit R -1
The Bridge Street Building Condominium
TO: Rachel Friede Dimond, Town Planner
Planning & Environmental Commission
FROM: Mark Donaldson /VMDA
DATE: July 25, 2011
0048 E BEAVER CREEK BLVD
SUITE 207
PO BOX 5300
AVON, CO 81620
970/949 -5200
FAX 949 -5205
WWW.VMDA.COM
We submit our PEC Application for review due to our proposing the addition of over 100 square
feet of floor area. We also seek review of the small east expansion for guidance upon obtaining
the new survey being prepared by Gore Range Surveying that updates all our data base of
information for various aspects of this development. We expect to provide that updated survey
by Thursday July 28, 2011. Thank you for consideration of our Application.
PRECISE NATURE OF PROPOSED USE: All proposed expansions are for the exclusive residential use
of Unit R -1.
Expansion of approximately 160 square feet of GRFA and on the north, east and south sides in a
compatible fashion.
The new building forms proposed are deemed to be compatible with this and adjacent structures
by placement of all expansion areas under existing roof forms and use of compatible exterior
building materials and detailing.
RELATIONSHIP & IMPACT OF PROPOSED USE: We suggest that the expansion areas represented in
this Application create no significant impact on neighboring properties, view corridors or visibility
from public ways. Our expansion massing & architecture is designed to provide only harmonious
and minor expansion of massing and forms.
We further suggest the expansion conforms to Town development objectives.
THE EFFECT OF THE USE ON LIGHT AND AIR, ETC: We envision no significant effect of the proposed
use on light and air, distribution of population, transportation facilities, utilities, schools, parks and
recreation facilities or other public facilities and public facilities needs due to the nature of design
and management of limited increased building forms.
THE EFFECT UPON TRAFFIC: We envision no significant effect of the proposed use 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 streets and parking area.
THE EFFECT UPON THE CHARACTER OF THE AREA: We envision no significant effect of the proposed
use upon the character of the area n which the proposed use is located, including the scale and
bulk of the proposed use in relation to surrounding uses.
Respectfully submitted,
Mark Donaldson, Principal /VMDA and Authorized Owner Representative
ARCHITECTS
PROJECT NARRATIVE
For Margo Mullally Unit R -2
The Bridge Street Building Condominium
TO: Rachel Friede Dimond, Town Planner
Planning & Environmental Commission
FROM: Mark Donaldson /VMDA
DATE: July 11, 2011
0048 E BEAVER CREEK BLVD
SUITE 207
PO BOX 5300
AVON, CO 81620
970/949 -5200
FAX 949 -5205
WWW.VMDA.COM
We submit our PEC Application for review due to our proposing the addition of over 100 square
feet of floor area. We neither seek any Variance to zoning regulations or any form of Conditional
or Special Review Uses for this proposed condominium expansion. Thank you for proper
consideration of our Application.
PRECISE NATURE OF PROPOSED USE: All proposed expansions are for the exclusive residential use
of Unit R -2.
Expansion of approximately 425 square feet of GRFA and on the north and south sides and
associated expansion of exterior deck at the north /west corner of main level; the less than 50
square foot expansion on the south side of the first upper level does not violate the recorded view
corridors and enhances the upper tower form in a modest and compatible fashion.
The new building forms proposed are deemed to be compatible with this and adjacent structures
by placement of two of the four expansion areas under existing roof forms and use of compatible
exterior building materials and detailing.
The third area of expansion includes a modified and compatible roof form along the north -west
corner in a relatively obscure and concealed location among the neighboring structures and
mature landscaping.
The fourth area of expansion includes an extension to the upper levels to increase daylight and
views and is an improvement to the existing tower element, without negative visual impact.
RELATIONSHIP & IMPACT OF PROPOSED USE: We suggest that the expansion areas represented in
this Application create no significant impact on neighboring properties, view corridors or visibility
from public ways. Our expansion massing & architecture is designed to provide only harmonious
and minor expansion of massing and forms.
We further suggest the expansion conforms to Town development objectives.
THE EFFECT OF THE USE ON LIGHT AND AIR ETC: We envision no significant effect of the proposed
use on light and air, distribution of population, transportation facilities, utilities, schools, parks and
recreation facilities or other public facilities and public facilities needs due to the nature of design
and management of limited increased building forms.
THE EFFECT UPON TRAFFIC: We envision no significant effect of the proposed use 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 streets and parking area.
The proposal adds one single bedroom to the existing condominium and enhances existing
program areas.
THE EFFECT UPON THE CHARACTER OF THE AREA: We envision no significant effect of the proposed
use upon the character of the area n which the proposed use is located, including the scale and
bulk of the proposed use in relation to surrounding uses.
Respectfully submitted,
Mark Donaldson, Principal /VMDA and Authorized Owner Representative
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288 BRIDGE STREET
VAIL, COLORADO 81657
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UNIT I & UNIT R -2
N ? o o 288 BRIDGE STREET
(.a o VAIL, COLORADO 81657
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Judith James Carlson
Ronald W. Carlson
Paul R. Dunkelman
Carlson,Carlson & Dunkelman, L.L.C.
Attorneys at Law
Drake Landing + 975 N. Ten Mile Dr., Ste. E -15 + P.O. Box 2829
Frisco, Colorado 80443
August 18, 2011
Town of Vail Planning Department
Attn.: Rachel Dimond, Planner
Via email at rdimondavailgov.com
RE: Major Exterior Alteration, Pursuant to Section 12 -7B -7
288 Bridge Street, Unit R -2
Applicant -- Margo Mullay
Architect - Victor Mark Donaldson Architects
Dear Ms. Dimond:
Paralegals
Maria E. Ruiz
Cynthia M. Kurtz
As we have discussed, we represent the owners of 286 Bridge Street, Vail,
Colorado, the adjacent neighbor to 288 Bridge Street. Please consider this letter to
represent our position on the proposed major exterior alteration of 288 Bridge
Street, Unit R -2. I will be appearing in person at the PEC meeting set for August
22, 2011 at 1:00 p.m.
I will note that we have been in communication with Mr. Donaldson and
Ms. Mullay in an attempt to amicably discuss the proposed alteration and in an
attempt to assure that both parties' goals and interests can be met. Generally,
these discussions have been cordial, cooperative and productive. I have included
photos to illustrate the area of concern.
My comments are guided by Vail Town Code Section 12- 7B -7(6) and more
specifically the potential negative impact on the neighborhood (the adjacent
neighbor) and the sun /shade analysis.
Based upon our discussions and a review of the revised Plans, I have the
following understanding of the alteration:
Summit County + (970) 668 -1678 + FAX (970) 668 -5121 + Vail Valley + (970) 845 -7090 + Statewide Arizona & Colorado + Vai (800) 484 -6655
E -mail: carlson2Qcoloraclo.net + ron@udlawye7s.com + Imut@cccilawyers.com
cynthiaOccdlawyers.com + maria@ccdlawyers.com
The proposed guardrail running parallel to the southern boundary of
286 Bridge Street and immediately across from our window well
will be set back approximately 3 feet from the 288 Bridge Street
roofline.
2. Across from the above referenced guardrail, there is approximately 3
feet between the roofline of 288 Bridge Street roofline and the 286
Bridge Street exterior wall.
Therefore, the guardrail is effect set back 6 feet from the 286 Bridge
Street exterior wall.
We would like to confirm at the PBC meeting that this is correct and, if so,
it is generally acceptable. We do have a concern as to the location of 288 Bridge
Street roofline in this area. It is unclear as to whether this roofline will extend
beyond this guardrail. If so, we would request information as to how close it will
run to the 286 Bridge Street property and confirmation that water drainage will
not impact 286 Bridge Street.
. Our most significant concern is the potential negative impact on the
neighborhood— specifically the noise impacts on the adjacent neighbor. The
present Plans (in the area of concern) call for a new bedroom and a new deck. The
deck is immediately adjacent to our bedroom windows. I will note that use of the
deck itself does create noise concerns; however, those impacts should be limited
and not objectionable.
The larger concern is the possibility of a hot tub in the adjacent area. While
a hot tub is not part of the existing Plans, it was part of the original Plans. My
review of the Code indicates that a hot tub would not be considered a major
alteration requiring PI•C approval.
We strongly believe that placement of a hot tub immediately adjacent to our
bedroom windows would have a strong negative impact on the neighborhood —
specifically the adjacent neighbor. We would request a limitation that restricts the
future placement of a hot tub in the deck area adjacent to the 286 Bridge Street
property based upon the existing alteration. Without that limitation, a significant
impact could occur in the future with little or no remedies for 286 Bridge Street.
Two other areas of concern are sun /shade and safety. The sun/shade
analysis does not appear to raise concern during the spring /fall equinox, but does
raise some concerns during the winter solstice. The alteration will create new
areas of shade during the winter months, We are concerned about how this will
impact snow melt /ice damming on the 286 Bridge Street roof. This is an issue that
we would like the applicant to address.
As for safety concerns, this is something that at least must be considered by
the PEC. The roof of 286 Bridge Street and portions of the roof of 288 Bridge
Street are immediately accessible from the deck. Immediate access to neighboring
roofs does create a potential safety hazard.
Again, I will be at the PEC meeting to address any of these issues.
Sincerely,
Paul R, Dunkelman
cc: 286 Bridge Street
Mark Donaldson (markd@vinda.com)
Enclosures
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CANCELLED
PLANNING AND ENVIRONMENTAL COMMISSION
August 8, 2011
TOWN OF T TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 . Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
A request for a recommendation to the Vail Town Council on prescribed regulation amendments
to Chapter 12 -15, Gross Residential Floor Area, Vail Town Code, pursuant to Section 12 -3 -7,
Amendment, Vail Town Code, related to the calculation of gross residential floor area on the
lowest level of a structure that contains a garage in the Hillside Residential, Single - Family
Residential, Two - Family Residential, and Two - Family Primary /Secondary Residential Districts,
and setting forth details in regard thereto. (PEC110043)
Applicant: Town of Vail
Planner: Bill Gibson
ACTION: Tabled to August 22, 2011
2. A request for the review of a variance, pursuant to Section 14 -1 -5, Variances, Vail Town Code,
from Section 14 -10 -5, Building Materials and Design, Vail Town Code, to allow for the installation
of solar panels extending higher than one foot above the building ridgeline, located at 4918
Meadow Drive, Unit A/Lot 16, Block 7, Bighorn Subdivision Fifth Addition, and setting forth
details in regard thereto. (PEC100046)
Applicant: Warren Dean, represented by Capitol Solar Energy
Planner: Rachel Dimond
ACTION: Tabled to August 22, 2011
3. A request for review of a major exterior alteration, pursuant to Section 12 -713-7, Major Exterior
Alterations or Modifications, Vail Town Code, to allow for the addition of GRFA (Rucksack
Building), located at 288 Bridge Street, Unit R -2 /Lot D, Block 5, Vail Village Filing , and setting
forth details in regard thereto. (PEC110045)
Applicant: Margo Mullally, represented by Mark Donaldson
Planner: Rachel Dimond
ACTION: Tabled To August 22, 2011
4. Approval of July 25, 2011 minutes
ACTION: Tabled To August 22, 2011
5. Information Update
6. Adjournment
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479 -2138 for additional
information.
Sign language interpretation is available upon request with 24 -hour notification. Please call (970)
479 -2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published August 5, 2011, in the Vail Daily.
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