HomeMy WebLinkAbout2012-0305 PECrowN oF vai� �
MEMBERS PRESENT
PLANNING AND ENVIRONMENTAL COMMISSION
March 5, 2012
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS ABSENT
20 minutes
A request for a recommendation to the Vail Town Council for a proposed text amendment,
pursuant to Section 12-3-7, Amendment, Vail Town Code, to Section 12-7H-3, Permitted and
Conditional Uses, First Floor or Street Level, and Section 12-71-3, Permitted and Conditional
Uses; First Floor Street Level, Vail Town Code, to reestablish "temporary business offices" as a
conditional use in the Lionshead Mixed Use 1 and Lionshead Mixed Use 2 Districts, and setting
forth details in regard thereto (PEC120007).
Applicant: Town of Vail
Planner: Warren Campbell
ACTION:
MOTION: SECOND: VOTE:
CONDITIONS:
20 minutes
2. A request for the review of an amendment to an existing conditional use permit, pursuant to
Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for the extension of an
existing temporary business office conditional use permit, located at 450 East Lionshead Circle
(Treetops Building)/Lot 6, Vail Lionshead Filing 1, and setting forth details in regard thereto.
(PEC120004)
Applicant: 450 Buffalo Properties LLC, represented by Mauriello Planning Group
Planner: Warren Campbell
ACTION:
MOTION: SECOND: VOTE:
CONDITIONS:
30 minutes
3. A request for a recommendation to the Vail Town Council for amendments to the Ford Park
Management Plan, to allow for the construction of various improvements at Ford Park
(realignment of athletic fields, new restroom and concession buildings, new covered outdoor
terrace, Gerald R. Ford Amphitheater renovations, park entrance improvements, Betty Ford
Alpine Garden welcome center, streetscape improvements, etc.) located at 530, 540, and 580
South Frontage Road East/Unplatted, and setting forth details in regard thereto. (PEC120006)
Applicant: Town of Vail
Planner: Bill Gibson
ACTION:
MOTION: SECOND: VOTE:
CONDITIONS:
30 minutes
Page 1
4. A request for the review of amendments to a conditional use permit, pursuant to Section 12-16-
10, Amendment Procedures, Vail Town Code, to allow for the construction of various
improvements at Ford Park (realignment of athletic fields, new restroom and concession
buildings, new covered outdoor terrace, Gerald R. Ford Amphitheater renovations, park
entrance improvements, Betty Ford Alpine Garden welcome center, streetscape improvements,
etc.) located at 530, 540, and 580 South Frontage Road East/Unplatted, and setting forth details
in regard thereto. (PEC120003)
Applicant: Town of Vail
Planner: Bill Gibson
ACTION:
MOTION: SECOND: VOTE:
CONDITIONS:
5 minutes
5. A report to the Planning and Environmental Commission of an administrative action approving a
request for an amendment to a conditional use permit, pursuant to Sections 12-9C-3, Conditional
Uses, and 12-16-10, Amendment Procedures, Vail Town Code, to allow for the temporary
relocation of the Vail Public Library to Dobson Ice Arena, located at 321 East Lionshead Circle,
part of Lot 5, Block 1, Vail Lionshead Filing 2, and setting forth details in regard thereto
(PEC120005).
Applicant: Town of Vail, represented by Greg Hal�
Planner: Warren Campbell
5 minutes
6. A request for the review of a final plat, pursuant to Chapter 13-12, Exemption Plat Review
Procedures, Vail Town Code, to allow for the re-subdivision of Lots 2 and 3, Bighorn Subdivision
4th Addition, located at 4316 and 4336 Streamside Circle West, and setting details in regards
thereto. (PEC110063)
Applicant: Diamond Assets, represented by Triumph Development
Planner: Bill Gibson
ACTION: Table to March 12, 2012
MOTION: SECOND: VOTE:
5 minutes
7. A request for findings of fact and a determination of accuracy and completeness, pursuant to
Chapter 12-3, Administration and Enforcement, Vail Town Code, and Article 12-7B, Commercial
Core 1 District, Vail Town Code, for applications 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 (Rucksack Building), located at 288 Bridge Street, Unit R-2/ Part of Lots C& D,
Block 5A, Vail Village Filing 1, and setting forth details in regard thereto. (PEC110045); and 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. (PEC110046, PEC110050)
Appellant: Bridge Street Building, LLC
Planner: Rachel Dimond
ACTION: Withdrawn
8. Approval of February 13, 2012 minutes
Page 2
MOTION: SECOND: VOTE:
9. Information Update
iPad Training — Mike Griffin 60 minutes
10. Adjournment
MOTION: SECOND: VOTE:
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479-2138 for additional
information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published February 24, 2012, in the Vail Daily.
Page 3
TOWN OF VAIL�
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: March 5, 2012
SUBJECT: A request for a recommendation to the Vail Town Council for a proposed
text amendment, pursuant to Section 12-3-7, Amendment, Vail Town
Code, to Section 12-7H-3, Permitted and Conditional Uses, First Floor or
Street Level, Vail Town Code, to reestablish "temporary business offices"
as a conditional use in the Lionshead Mixed Use 1 District, and setting
forth details in regard thereto. (PEC120007)
Applicant: Town of Vail
Planner: Warren Campbell
I. SUMMARY
The Town of Vail is requesting to reestablish the temporary business office land
use as a conditional use in the Lionshead Mixed Use 1 District. The proposed
reestablishment of this land use will continue to allow the community to address
business office space needs as a result of continued redevelopment.
Based upon staff's review of the criteria in Section V of this memorandum, the
Community Development Department recommends that the Planning and
Environmental Commission forward a recommendation of approval to the Vail
Town Council of the requested text amendment, subject to the findings noted in
Section VI of this memorandum.
II. DESCRIPTION OF THE REQUEST
The proposed text amendments are as follows:
(deletions are shown in strike through/additions are shown bold)
12-7H-3: PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET
LEVEL:
A. Definition: The "first floor" or "street level" shall be defined as that floor of
the building that is located at grade or street level along a pedestrianway.
8. Permitted Uses: The following uses shall be permitted on the first floor or
street level within a structure:
Banks, with walk-up teller facilities.
Eating and drinking establishments.
Recreation facilities.
Retail stores and establishments.
Skier ticketing, ski school, skier services, and daycare.
Travel agencies.
Additional uses determined to be similar to permitted uses described in this
subsection, in accordance with the provisions of section 12-3-4 of this title.
C. Conditional Uses: The following uses shall be permitted on the first floor or
street level floor within a structure, subject to issuance of a conditional use permit
in accordance with the provisions of chapter 16 of this title:
Barbershops, beauty shops and beauty parlors.
Conference facilities and meeting rooms.
Financial institutions, other than banks.
Liquor stores.
Lodges and accommodation units.
Multiple-family residential dwelling units, timeshare units, fractional fee clubs,
lodge dwelling units, and employee housing units (type 111(EHU) as provided in
chapter 13 of this title).
Radio, TV stores, and repair shops.
Temporary Business Offices
Additional uses determined to be similar to conditional uses described in this
subsection, in accordance with the provisions of section 12-3-4 of this title.
III. BACKGROUND
On September 16, 1975, the Vail Town Council adopted Ordinance No. 16,
Series of 1975. This ordinance has become known as the "Ordinance Amending
the Zoning Ordinance by Imposing Horizontal Zoning in CCI". The legislative
intents of Ordinance No. 16 were to maintain and preserve the nature and
character of Vail's commercial areas with a mixture of residential and commercial
uses; to promote and protect these areas as pedestrian areas; and to promote a
variety of retail shops at the pedestrian level by prohibiting business offices on
the first floor.
On December 15, 1998, the Vail Town Council adopted the Lionshead
Redevelopment Master Plan. Amongst other purposes, a goal of the Master
Plan is to facilitate the redevelopment of the Lionshead Core Site which is
identified in the Master Plan as the "Lionshead Retail Core".
On October 11, 2004, the Planning and Environmental Commission, forwarded a
recommendation of approval to the Vail Town Council for the adoption of a
Town of Vail Page 2
IV.
"temporary business office" land use and for its incorporation as a conditional use
within the Lionshead Mixed Use 1 District. This land use was created in
response to the displacement of existing offices by the construction of the
Arrabelle.
On November 16, 2004, the Vail Town Council adopted Ordinance No. 26,
Series of 2004. This ordinance created the "temporary business office" land use
and established it as a conditional use within the Lionshead Mixed Use 1 District.
The ordinance was set to become null and void on December 31, 2008.
On July 9, 2007, the Planning and Environmental Commission forwarded a
recommendation of approval for amendments to the temporary business office
regulations. On August 7, 2007, the Vail Town Council adopted Ordinance No.
22, Series of 2007, which amended the definition of temporary business offices
and established use specific criteria to allow temporary business offices for a
period of more than three years. There was no sunset placed upon these
regulations.
APPLICABLE DOCUMENTS
SECTION 12-2-2, DEFINITIONS
OFFICE, TEMPORARY BUSINESS: An office for the conduct of general
business and service activities and transactions for a limited time period to
accommodate the temporary displacement of an existing business office within
the town of Vail due to redevelopment construction activities.
ARTICLE 12-7H: LIONSHEAD MIXED USE 1(LMU-1) DISTRICT (in part)
Section 12-7H-1: Purpose:
The Lionshead Mixed Use 1 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
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,
and density over the previously established zoning in the Lionshead
Redevelopment Master Plan study area. The primary goal of the incentives is to
Town of Vail Page 3
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.
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.
Lionshead Redevelopment Master Plan
2.3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redevelopment 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.
2.3.2 Vitalitv and Amenities
We must seize the opportunity to enhance guest experience and community
interaction through expanded and additional activities and amenities such as
performing art venues, conference facilities, ice rinks, streetscape, parks and
other recreational improvements.
V. CRITERIA AND FINDINGS
The review criteria and factors for consideration for a request of a text
amendment are established in accordance with the provisions of Chapter 12-3-7,
Amendment, Vail Town Code.
Town of Vail Page 4
1. The extent to which the text amendment furthers the general and
specific purposes of the Zoning Regulations; and,
The proposed text amendment to reestablish temporary business office as a land
use furthers the general and specific purposes of the Zoning Regulations.
According to Section 12-1-2, Purpose, Vail Town Code, the general and specific
purposes of the Zoning Regulations are:
"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.
8. 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. "
Upon review of the stated purposes of the Zoning Regulations, staff believes that
reestablishment of this land use to allow temporary business office uses to
continue on the first floor or street level within the Lionshead Mixed Use 1 District
is compatible with the general purpose of the Zoning Regulations and the specific
purposes #5 and #6 above.
Staff believes the proposed text amendment will provide the Planning and
Environmental Commission with continued flexibility and discretion in regulating
temporary business offices to achieve the zoning regulation's purpose of
Town of Vail Page 5
promoting coordinated and harmonious development. The proposed text
amendment will allow the Commission the ability to continue to review the time
frame for a temporary business office on a case-by-case basis in response to the
specific circumstances of the request. Therefore, Staff believes the proposed
text amendments further the general and specific purposes of Title 12.
2. The extent to which the text amendment would better implement and
better achieve the applicable elements of the adopted goals, objectives,
and policies outlined in the Vail Comprehensive Plan and is compatible
with the development objectives of the Town; and,
The reestablishment of the temporary business office land use will continue to
provide adequate temporary sites and locations for existing business offices that
are displaced as a result of redevelopment. This amendment will continue to
lessen the negative impacts associated with completion of improvements in
accordance with the goals, objectives and policies outlined in the Town's
Comprehensive Plan. Additionally, this amendment will continue to ensure that
existing business in Vail will remain located within the community. It is possible
that if this amendment were not approved, certain business office operations
could be lost to more permanent locations down valley.
3. The extent to which the text amendment demonstrates how conditions
have substantially changed since the adoption of the subject regulation
and how the existing regulation is no longer appropriate or is inapplicable;
and,
The reestablishment of the temporary business office land use is in response to a
continued need to have the established land use and process for allowing
displaced offices to remain in Vail. These amendments were initially adopted
with a sunset provision of four (4) years, expiration on December 31, 2008, to
cover the anticipated redevelopment construction period. As identified in the
initial adoption of these regulations "the construction of the Lionshead Core Site
Hotel and the unintended consequences that construction of the hotel will have
on existing business offices and mountain operations creates the need for this
text amendment." Staff believes the reestablishment of this land use is
necessary to continue to address the displacement of existing offices as a result
of redevelopment. The economic downturn has changed conditions by extending
the initially anticipated redevelopment period.
When the Planning and Environmental Commission forwarded a
recommendation of approval for amendments to the temporary business office
regulations in July of 2007 and the Vail Town Council adopted Ordinance No. 22,
Series of 2007, in August of 2007, there was no sunset clause placed upon the
amendments. Staff was not aware that there had been a sunset placed upon the
land use in Ordinance No. 26, Series of 2004. The discussion surrounding the
2007 amendments changing the definition of temporary business offices and
establishing use specific criteria for the evaluation of extensions beyond three
Town of Vail Page 6
years did not include a sunset provision. Therefore, if approved, staff is not
suggesting that a sunset provision be placed upon the adoption ordinance
reestablishing temporary business offices as a conditional use.
4. The extent to which the text amendment provides a harmonious,
convenient, workable relationship among land use regulations consistent
with municipal development objectives; and,
Staff believes the reestablishment of the temporary business office land use will
continue to provide a harmonious, convenient, workable relationship among land
use regulations. The reestablishment of the land use and regulations will allow
for the continued achievement of the municipal development objectives.
5. Such other factors and criteria the Commission and/or Council deems
applicable to the proposed text amendment.
VI. STAFF RECOMMENDATION
The Community Development Department recommends the Planning and
Environmental Commission forwards a recommendation of approval to the Vail
Town Council, pursuant to Section 12-3-7, Amendment, Vail Town Code, to for
proposed text amendments to Section, 12-7H-3, Permitted and Conditional Uses,
First Floor or Street Level, Vail Town Code, to reestablish "temporary business
offices" as a conditional use in the Lionshead Mixed Use 1 District, and setting
forth details in regard thereto. This recommendation is based upon the review of
the criteria outlined in Section V of this memorandum and the evidence and
testimony presented.
Should the Planning and Environmental Commission choose to forward a
recommendation of approval for this request, the Community Development
Department recommends the Commission pass the following motion:
"The Planning and Environmental Commission forwards a
recommendation of approval to the Vail Town Council, for a proposed text
amendment pursuant to Section 12-3-7, Amendment, Vail Town Code, to
Section, 12-7H-3, Permitted and Conditional Uses, First Floor or Street
Level, Vail Town Code, to reestablish "temporary business offices" as a
conditional use in the Lionshead Mixed Use 1 District, and setting forth
details in regard thereto. "
Should the Planning and Environmental Commission choose to forward a
recommendation of approval for this request, the Community Development
Department recommends the Commission makes the following findings:
Town of Vail Page 7
"Based upon a review of the staff inemorandum dated February 27, 2012, and
the evidence and testimony presented, the Planning and Environmental
Commission finds:
1) That the amendment is consistent with the applicable elements of the
adopted goals, objectives and policies outlined in the Vail Comprehensive
Plan and is compatible with the development objectives of the town; and
2) That the amendment furthers the general and specific purposes of the
zoning regulations; and
3) That the amendment promotes the health, safety, morals, and general
welfare of the town and promotes the coordinated and harmonious
development of the town in a manner that conserves and enhances its
natural environment and its established character as a resort and residential
community of the highest quality. "
Town of Vail Page 8
TOWN OF
TO:
FROM
DATE:
VAIL�
Planning and Environmental Commission
Community Development Department
March 5, 2012
Memorandum
SUBJECT: A request for the review of an amendment to an existing conditional use
permit, pursuant to Section 12-16-10, Amendment Procedures, Vail Town
Code, to allow for the extension of an existing temporary business office
conditional use permit, located at 450 East Lionshead Circle (Treetops
Building)/Lot 6, Vail Lionshead Filing 1, and setting forth details in regard
thereto. (PEC120004)
�
Applicant
Group
Planner:
SUMMARY
450 Buffalo Properties, represented by Mauriello Planning
Warren Campbell
The applicant, 450 Buffalo Properties, represented by Mauriello Planning Group,
is requesting review of an amendment to an existing conditional use permit,
pursuant to Section 12-16-10, Amendment Procedures, Vail Town Code, to allow
for the extension of a conditional use permit for a temporary business office
located at 450 East Lionshead Circle (Treetops Building)/Lot 6, Vail Lionshead
Filing 1, and setting forth details in regard thereto.
Based upon Staff's review of the criteria outlined in Section VII of this
memorandum and the evidence and testimony presented, the Staff recommends
approval, with conditions, of this request subject to the findings noted in
Section VIII of this memorandum.
II. DESCRIPTION OF THE REQUEST
The applicant is proposing an extension of the conditional use permit allowing for
offices meeting the definition of "temporary business office" to occupy the first-
floor commercial spaces of the Treetops Building for an additional three years,
until August 30, 2015. The existing conditional use permit will expire on August
30, 2012, and the applicant is seeking an extension of the approval for the
conditional use permit to facilitate finding an office tenant, meeting the definition,
in the event a retail tenant cannot be found. The applicant is making this
request in the absence of a specific office tenant.
The request for an extension of the conditional use permit without a specific
office tenant would allow staff to review a potential office tenant for compliance
with the Code and make a determination if they meet the requirements, thus
allowing the applicant to enter into a lease in an expedient period of time. The
applicant believes that the uncertainty of the economy and the continued
redevelopment of properties warrant making the Treetops location a viable option
for those offices displaced by redevelopment for an additional period of three
years.
A vicinity map (Attachment A) and the applicant's request (Attachment B) have
been attached for review.
III. BACKGROUND
On November 16, 2004, the Vail Town Council adopted Ordinance No. 26,
Series of 2004, to allow "Temporary Business Offices" on the first-floor of
buildings within the Lionshead Mixed Use 1 District. The purpose of this
ordinance is to allow existing Lionshead area office uses, which are displaced by
the construction activities of redevelopment projects, to be temporarily relocated
within the Lionshead area. A"Temporary Business Office" was defined as "an
office for the conduct of general business and service activities and transactions
for a limited period of time to accommodate the temporary displacement of an
existing business office with the Town of Vail due to redevelopment construction
activities. "
On January 4, 2005, the Planning and Environmental Commission approved a
conditional use permit for Vail Resort's temporary business offices to occupy the
first-floor of the Treetops Building. This temporary conditional use permit was to
expire upon issuance of a temporary certificate of occupancy for the Arrabelle
Hotel (which has since been issued), the issuance of a temporary certificate of
occupancy for the North Day Lot office building (which has not been
constructed), or on January 24, 2008.
On June 11, 2007, the Planning and Environmental Commission approved an
extension to this conditional use permit until January 24, 2009.
On August 7, 2007, the Vail Town Council adopted Ordinance No. 22, Series of
2007, to give the Planning and Environmental Commission the authority to grant
extensions to any temporary business office conditional use permit in increments
of up to three (3) additional years.
Town of Vail Page 2
On August 25, 2008, the Planning and Environmental Commission approved an
extension to this temporary business office conditional use permit until August
30, 2009.
On October 7, 2008, the Vail Town Council upheld the Commission's August 25tn
decision on appeal.
Recently the applicant, 450 Buffalo Properties, submitted an application to
amend the Lionshead Mixed Use 1 District to allow certain offices to be
permanently allowed on the first-floor in Lionshead subject to a conditional use
permit. The applicant's primary goal in submitting this request was to facilitate
the approval of a long-term office tenant in their Treetops Building first-floor
tenant space.
On February 9, 2009, the Planning and Environmental Commission
recommended the Town Council deny the applicant's proposed text
amendments. At the same hearing, the Commission informally recommended
the applicant pursue another extension to the conditional use permit allowing the
existing temporary business offices at Treetops rather than pursuing
amendments to the Vail Town Code.
On February 17, 2009, the Town Council denied the applicant's request to
amend the Vail Town Code to permanently allow offices on the first floor in
Lionshead.
On March 9, 2009, the Planning and Environmental Commission approved an
extension of the conditional use permit allowing Vail Resorts temporary business
offices to remain in Treetops until August 30, 2012.
On April 7, 2009, the Vail Town Council heard an appeal of the Commission's
approval and upheld the approval. The majority felt that the state of the economy
it was prudent to maintain the space for Vail Resorts offices. Newbury felt that
the seven years of occupancy was no longer temporary.
On January 9, 2012, the Planning and Environmental Commission forwarded a
recommendation of denial to the Vail Town Council on proposed amendments to
the Lionshead Mixed Use 1 District to allow for professional and business offices
on the first floor or street level as a conditional use.
IV. APPLICABLE PLANNING DOCUMENTS
A. Title 12, Zoning Regulations, Vail Town Code
CHAPTER 12-1, TITLE, PURPOSE AND APPLICABILITY (in part)
Town of Vail Page 3
Section 12-1-2: Purpose:
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.
8. 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 12-7H: LIONSHEAD MIXED USE 1(LMU-1) DISTRICT (in
part)
Section 12-7H-1: Purpose:
The Lionshead Mixed Use 1 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 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
Town of Vail Page 4
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, 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.
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.
12-16-7, Use Specific Criteria and Standards (in part)
A-14. Temporary business offices:
a. Offices for real estate agents shall be excluded.
b. The storage, sale, or display of inerchandise on the premises shall
occupy less than ten percent (10%) of the office's floor area.
Town of Vail Page 5
c. Off street parking shall be provided in accordance with chapter 10 of
this title.
d. Signage shall be provided in accordance title 11, "Sign Regulations';
of this code.
e. The business and service activities and transactions of a temporary
business office may only be conducted for a limited time period, not to
exceed three (3) years. Unless the time period is limited to a shorter
duration, the approval of a conditional use permit for a temporary
business office shall expire and become void within three (3) years from
the initial date of approval.
The planning and environmental commission may grant a subsequent
extension to a conditional use permit approval to allow a temporary
business office to continue activities and transactions beyond the
original time period limit, if the commission determines special
circumstances and/or conditions exist to warrant such an extension. An
extension may only be granted for the minimum time period necessary
to facilitate specific redevelopment construction activities that achieve
the town's goals, policies, and objectives, but in no event may such an
extension be allowed for more than three (3) years without additional
review.
f, A conditional use permit approval for a temporary business office shall
be reviewed by the planning and environmental commission on an
annual basis to verify the applicant's compliance with the conditions of
approval.
B. Lionshead Redevelopment Master Plan
Policy Objectives
The Town Council adopted six policy objectives on November 4, 1996 to
outline the important issues to be addressed in the master plan and to
provide a policy framework for the master planning process.
2.3.1 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.
2.3.2 Vitality and Amenities
We must seize the opportunity to enhance guest experience and
community interaction through expanded and additional activities and
Town of Vail Page 6
amenities such as performing arts venues, conference facilities, ice rinks,
streetscape, parks and other recreational improvements.
V. ZONING ANALYSIS
Zoning: Lionshead Mixed Use 1 District
Land Use Plan Designation: Lionshead Redevelopment Master Plan Area
Current Land Use: Temporary Business Office
Development Standard Required Proposed
Parking 14.6 spaces 21.13 spaces (no change)
As this conditional use permit request only affects the use of an existing tenant
space and does not propose any exterior changes to the existing building; this
conditional use permit proposal does not alter the existing lot area and site
dimensions, setbacks, building height and bulk, density, gross residential floor
area (GRFA), site coverage, or landscaping and site development. The only
development standard affected, other than use, is parking. This proposal
increases the parking demand for this tenant space from 12.5 to 14.6 parking
spaces. The existing Treetops commercial building currently has surplus
parking, and if this proposal is approved, the Treetops commercial building will
still exceed its minimum parking requirement by 6.53 parking spaces.
VI. SURROUNDING LAND USES AND ZONING
Land Uses Zoninq
North: Mixed Use General Use District
South: Open Space Natural Area Preservation District
East: Residential Lionshead Mixed Use 1 District
West: Mixed Use Lionshead Mixed Use 1 District
VII. REVIEW CRITERIA
Before acting on a conditional use permit application, the Planning and
Environmental Commission shall consider the following factors with respect to
the proposed use:
1. Relationship and impact of the use on the development objectives of the
Town.
Staff believes the approval of the conditional use permit extension for temporary
business office uses on the first floor of the Treetops Building is consistent with
the intent, purpose, and standards of the Vail Town Code. The purpose of a
temporary business office conditional use permit is not to allow the permanent
Town of Vail Page 7
relocation of a business office use to a location not generally allowed by the
zoning standards of the Lionshead Mixed Use 1 District. Instead it is anticipated
that once redevelopment construction activities are completed, a temporarily
displaced business office will return to its original development site or to a new
permitted location.
At this time, it is not known if Vail Resorts will be choosing to remain until August
30, 2012. Since the approval of the existing conditional use permit in 2009 Vail
Resorts has acquired the Glen Lyon Office Building and the Vail Professional
Building which may be an option for them to relocate. It is anticipated that Vail
Resorts offices will be permanently located to the future Ever Vail project.
The applicant has requested an extension of the existing conditional use permit
for a period of three years, allowing for Vail Resorts to remain or staff to make a
determination on the compliance of a proposed office tenant with the
requirements of the temporary business office regulations. Allowing for an
extension and staff review of the potential tenant allows the applicant to pursue
not only retail, but displaced offices meeting the definition of a temporary
business office. The applicant has made this request in order to pursue potential
tenants and allow staff to make a determination in order to enter into a lease
immediately verses applying and taking approximately a month to achieve a
review.
Staff has informed the applicant that only offices meeting the definition of
temporary business office will be allowed at Treetops. That definition is as
follows:
OFFICE, TEMPORARY BUSINESS: An office for the conduct of general
business and service activities and transactions for a limited time period
to accommodate the temporary displacement of an existing business
office within the Town of Vail due to redevelopment construction activities.
Offices which loose there lease or are asked to vacate a space without the
redevelopment of the building would not meet this definition. As a result of this
application, staff has identified potential occupants for the space which may
comply with the definition. Potential occupants could be the Town of Vail offices
as a result of the municipal site redevelopment, occupants of the Vail
Professional Building and the Glen Lyon Office Building should those buildings
be redeveloped. Staff foresees few other displaced offices within the next three
years.
Staff believes an extension of the existing conditional use permit is in compliance
with this review criterion.
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.
Town of Vail Page 8
Staff does not believe this proposal will have a significant negative effect on the
above criteria in comparison to existing conditions.
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 this proposal exceeds the minimum parking standards of the Vail Town Code,
Staff does not believe this proposal will have a significant negative effect on the
above criteria in comparison to existing conditions.
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk of the proposed use in relation to
surrounding uses.
This proposal does not involve any exterior changes to the existing Treetops
Building. Therefore, Staff does not believe this proposal will have significant
negative effects upon the architectural character of the surrounding area. Staff
believes it is appropriate to grant an additional three year period to allow for
additional options for the occupancy of Treetops commercial. Significant
improvements for the circulation and entry to Lionshead in front of Treetops are
scheduled to occur in the summer of 2012. Staff also believes that any
permanent, or quasi-permanent, establishment of office uses on the first floor of
the Treetops Building will be detrimental to the retail character of the
neighborhood.
VIII. STAFF RECOMMENDATIO
The Community Development Department recommends the Planning and
Environmental Commission approves, with conditions, this amendment to an
existing conditional use permit, pursuant to Section 12-16-10, Amendment
Procedures, Vail Town Code, to allow for the extension of an existing temporary
business office conditional use permit, located at 450 East Lionshead Circle
(Treetops Building)/Lot 6, Vail Lionshead Filing 1, and setting forth details in
regard thereto. Staff's recommendation is based upon the review of the criteria
described in Section VII of this memorandum and the evidence and testimony
presented.
Should the Planning and Environmental Commission choose to approve, with
conditions, this conditional use permit request, the Community Development
Department recommends the Commission pass the following motion:
"The Planning and Environmental Commission approves this request for a
final review of an amendment to an existing conditional use permit,
pursuant to Section 12-16-10, Amendment Procedures, Vail Town Code,
to allow for the extension of an existing temporary business office
Town of Vail Page 9
conditional use permit, located at 450 East Lionshead Circle (Treetops
Building)/Lot 6, Vail Lionshead 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 pass the following conditions:
"1. The approval of this conditional use permit extension shall be valid until
August 30, 2015.
2. This approval allows for any temporary business office tenant meeting
the definition and requirements of Title 12, Zoning Regulations, Vail Town
Code, as determined by the administrator, to occupy 450 East Lionshead
Circle (Treetops Building).
2. This approval shall become valid upon the Vail Town Council's
adoption of an ordinance reestablishing temporary business office as a
conditional land use in the Lionshead Mixed Use 1 District. "
Should the Planning and Environmental Commission choose to approve, with
conditions, this conditional use permit request, the Community Development
Department recommends the Commission makes the following findings:
"Based upon the review of the criteria outlined in Section Vll this Staff
memorandum to the Planning and Environmental Commission dated
February 27, 2012, and the evidence and testimony presented, the
Planning and Environmental Commission finds:
1. The proposed temporary business otfice, located at 450 East
Lionshead Circle (Treetops Building), is in accordance with the
purposes of the Zoning Regulations and the Lionshead Mixed-Use 1
District as referenced by Section IV of this Staff inemorandum to the
Planning and Environmental Commission dated February 27, 2012.
2. The proposed temporary business office, located at 450 East
Lionshead Circle (Treetops Building), 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 temporary business office, located at 450 East
Lionshead Circle (Treetops Building), does comply with each of the
applicable provisions of Chapter 12-16, Conditional Use Permit, Vail
Town Code, as referenced by Section IV of this Staff inemorandum to
the Planning and Environmental Commission dated February 27,
2012."
Town of Vail Page 10
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's Request
Town of Vail Page 11
- .
u
Mauriello Planning Group
January 30, 2012
Town of Vail Planning and Environmental Commission
C/0 Warren Campbell, Chief of Planning
Town of Vail Community Development
75 S. Frontage Rd.
Vail, CO 81657
RE: Extension to the Conditional Use Permit to allow for Temporary Office Uses at Treetops,
located at 450 East Lionshead Circle.
Dear Planning and Environmental Commissioners:
At this time, the owner of the Treetops Commercial Space, 450 Buffalo Properties LLC, is
requesting an extension to the Conditional Use Permit to allow for Temporary Office Uses at
Treetops. The existing Conditional Use Permit expires on August 30, 2012. Due to time
constraints and lease requirements, we are requesting this extension early so that we can
adequately prepare for the future.
This property has been used as temporary ofFice space following the displacement of Vail
Resorts ofFices from the Core Site. Since then, the economic downturn has slowed
redevelopment substantially and the relocation of these office uses has taken longer than
expected. It is our wish to have temporary ofFice uses continue in this current location. We
recognize that based on the PEC's recommendation with regard to the recent text amendment
to allow office uses on the first floor as a permanent solution is not considered a viable option.
However, we believe another three-year extension will allow the current use or other displaced
ofFice users to have a viable location in Vail until new office space becomes available as part of
the Ever Vail project. Perhaps after another three year period the economy will have improved
enough and the Town's streetscape improvements will have been fully implemented and thus
the ability to attract a retail type use will be viable at this location.
As an extension to the previous 2009 approval, the criteria and findings for this conditional use
permit for temporary ofFice uses at Treetops have been addressed previously. Staff
recommended approval and the staff memorandum has been attached for reference
(Attachment A).
The previous approval included the following conditions and minutes from this meeting have
been attached for reference (Attachment B):
1. The approval of this conditional use permit extension shall be valid until August 30,
2012.
2. If Vail Resorts vacates the first floor office space, then this temporary business ofFice
conditional use permit shall no longer be valid.
At this time, we are requesting that the extension shall be valid for 3 years from the date of the
previous approval, or August 30, 2015.
In addition, as you can see from the minutes from the last approval, there was discussion
regarding tying the conditional use permit to Vail Resorts offices. At this time, we are
requesting that the conditional use permit not be tied to Vail Resorts specifically. Our concern is
that if Vail Resorts chooses to relocate to other ofFice space, such as the Glen Lyon OfFice
Building or the Vail Professional Building, they will be displacing other ofFice uses, and we would
like the opportunity for these uses to remain in Vail, rather than being displaced down-valley.
Once these uses have moved down-valley, it is challenging to attract these uses back to Vail.
Thank you for your time and consideration of this matter.
Sincerely,
Dominic Mauriello, AICP
Principal
List of Adjacent Property Owners
TOWN OF VAIL
FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 81657
VAIL CORP
THE FIXED ASSETS DEPARTMENT
390 INTERLOCKEN CRESCENT STE 1000
BROOMFIELD, CO 80021
VAIL LIONSHEAD CENTRE CONDOMINIUM ASSOCIATION
David A Zippie, CPA
P.O. BOX 4627
AVON, CO 81620
Vail Lionshead Centre Assoc.
520 Lionshead Circle
Vail Colorado 81657
TREETOPS CONDOMINIUM ASSOCIATION
Vicki L. Brown
450 E. Lionshead Circle,
Vail, CO 81657
TREETOPS PLAZA & GARAGE CONDOMINIUM ASSOCIATION, INC.
Vicki L. Brown
P.O. Box 6520
Avon, CO 81620
VAIL LIONSHEAD CONDOMINIUM ASSOCIATION
JEFF BAILEY
380 E. LIONSHEAD CIR
VAIL, CO 81657
VAIL 21 CONDOMINIUM ASSOCIATION, INC.
Destination Resort Mgt, Inc,
610 W LIONSHEAD CIR
VAIL, CO 81657
TOWN OF VAIL�
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: March 5, 2012
SUBJECT: A request for a recommendation to the Vail Town Council for amendments to the
Ford Park Management Plan, to allow for the construction of various
improvements at Ford Park (realignment of athletic fields, new restroom and
concession buildings, new covered outdoor terrace, Gerald R. Ford Amphitheater
renovations, park entrance improvements, Betty Ford Alpine Garden welcome
center, streetscape improvements, etc.) located at 530, 540, and 580 South
Frontage Road East/Unplatted, and setting forth details in regard thereto.
(PEC120006); and,
A request for the review of amendments to a conditional use permit, pursuant to
Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for the
construction of various improvements at Ford Park (realignment of athletic fields,
new restroom and concession buildings, new covered outdoor terrace, Gerald R.
Ford Amphitheater renovations, park entrance improvements, Betty Ford Alpine
Garden welcome center, streetscape improvements, etc.) located at 530, 540,
and 580 South Frontage Road East/Unplatted, and setting forth details in regard
thereto. (PEC120003)
Applicant: Town of Vail
Planner: Bill Gibson
SUMMARY
The purpose of this work session is to allow the applicant, Town of Vail, to introduce a
proposal to construct various improvements at Ford Park. Final action on the proposed
master plan amendment and proposed conditional use permit amendment applications
will be requested at a future public hearing.
II. DESCRIPTION OF REQUEST
The applicant, Town of Vail, is proposing amendments to the existing Ford Park
conditional use permit and to the Ford Park Management Plan. These amendment
applications are intended to facilitate the construction of various improvements at the
park. Elements of the proposal include the following:
• realignment of athletic fields
• new restroom and concession buildings
• Gerald R. Ford Amphitheater renovations
• park entrance improvements
• Betty Ford Alpine Garden welcome center
• streetscape improvements, etc.
A vicinity map, illustrative site plan, Ford Park concept plan, and a Staff memorandum
to the Vail Town Council highlighting the current status of this project and the
collaboration of the various stake holders involved have been attached for review.
The current adopted Ford Park Management Plan can be downloaded in its entirety at
the following link:
https://www.vailgov.com/docs/dl forms/ford park management complete compresse
d.pdf
III. RECOMMENDATION
The Community Development Department recommends the Planning and
Environmental Commission listens to the applicant's presentation, asks questions, and
tables this item to its March 12, 2012, public hearing for further deliberation.
IV. ATTACHMENTS
A. Vicinity Map
B. Proposed Illustrative Site Plan
C. Proposed Concept Plan
D. Staff Memorandum to the Vail Town Council
Town of Vail Page 2
,
FORD PARK
(Unplafted Parce! �n Northeast Corner
of Secfion 8, Township 5, Range 80)
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February 29, 2011
TOWN OF
VAIL�
Memorandum
To:
From:
Date:
Subject
Vail Town Council
Public Works Department
March 6, 2012
Ford Park - Selection of Park Improvement Program
SUMMARY
The Town Council is requested to provide staff with specific direction relative to the Ford
Park Improvement Program to be included in the Updated Ford Park Management Plan
and subsequent Ford Park Phase 1 Development Plan submittals to the Planning and
Environmental Commission.
II. BACKGROUND
The goal of the Ford Park planning effort is to efficiently utilize the funds approved by
the voters to develop the intended projects at Ford Park. These projects include the
following:
Realignment of the athletic fields
New restroom and concessions building
Enhancement of restrooms at the Gerald R. Ford Amphitheater (GRFA)
Improvements to the lawn seating at the GRFA
Development of a social courtyard at the GRFA
Improvements to the north entry of the Betty Ford Alpine Gardens
These projects fit within a larger vision for Ford Park, initiated by the Vail Valley
Foundation (VVF), to enhance the overall user experience of arriving at and being within
the park. Acknowledging that the larger vision for the park includes park elements that
are not immediately funded, along with the public sentiment toward protecting the park
and the long term goals of the organizations which operate within the park, it is
necessary to evaluate the proposals and update the current Ford Park Management
Plan document.
Keeping in mind the goal of efficient utilization of available funds, the approval process
for the Ford Park projects has been outlined in two steps. Step one is the submittal to
and approval of an Update to the Ford Park management Plan by the PEC which is
then adopted by resolution by the Town Council. Step two is the submittal and approval
of a Development Plan for the specific elements of the plan which are funded and
scheduled to be implemented. The Town Council serves two roles in this process,
elected property owner and approval authority. The request to accept, decline or modify
the design elements to be included in the Updated Ford Park Management plan is
directed to the Town Council as elected property owner of the park.
III. FORD PARK IMPROVEMENT PROGRAM
Phase 1 program elements:
1. Realignment of the athletic fields to allow increased flexibility and
enhanced attractiveness to athletic event promoters.
i. Replacement of the athletic field restroom and concessions
building.
ii. Construction of a new maintenance/storage building with additional
restrooms to replace displaced storage areas and improved park
aesthetics.
2. Improvements to the north (upper bench) entry to the Betty Ford Alpine
Gardens.
3. Improvements to the park entry points and internal circulation pathways to
enhance accessibility and way finding for park users.
4. Modifications and improvements to the bus drop off, passenger vehicle
drop off and west parking lot to enhance the arrival sequence to Ford
Park.
5. Improvements to the Gerald R. Ford Amphitheater.
i. Construction of a new social courtyard at the main entrance to the
GRFA.
ii. Enhancements to the existing restrooms and construction of new
restrooms at the east entry to the GRFA.
iii. Improvements to the lawn seating area within the GRFA.
Phase 2 program elements:
1. A covered, outdoor terrace area for existing programs and events that
occur in Ford Park.
2. A Welcome Center for the Betty Ford Alpine Gardens to include offices
and space for educational programs.
3. Streetscape enhancements to Betty Ford Way between the Manor Vail
Bridge and the entrance to the Gerald R. Ford Amphitheater.
4. A tribute to the Ford Family as an iconic entry feature to the park at the
Manor Vail Bridge.
5. Improvements to the eastern portion of Betty Ford Way between the
Amphitheater loading dock and east parking lot to allow semi trucks and
trailers to access the loading dock without conflicting with or crossing the
public park space.
6. Improvements to the existing Streamwalk to enhance usability, safety and
comfort of users and additional pedestrian pathway options to access the
park.
7. Expansion of the Art in Public Places temporary summer art program into
additional areas of the park including the Alpine Gardens and
Amphitheater.
Town of Vail Page 2
8. Enhancement of landscaping, wayfinding and signage and streetscape
elements to enhance the overall quality of the guest experience..
9. Upgrade the Lower Bench Restrooms near the playground.
10. Expand the existing restroom/concession building at the Soccer Field on
Vail Valley Drive to accommodate the majority of the maintenance
equipment and supplies for Ford Park.
Operational program elements:
1. Continued and enhanced transit service to Ford Park for convenient use of
parking spaces within the Village and Lionshead structures.
2. Implementation of an internal park shuttle system to ferry people to
various park destinations and allow restrictions on or elimination of
vehicular intrusions to the lower bench.
3. Maintain the integrity of the lower bench lawn area (Lower Commons).
Avoid the introduction of any new features that would compromise its
current form and function as an open turf play area and special event
venue.
4. Develop an inter-agency joint maintenance and operations program for
non-athletic associated landscape and amenities.
IV. COMMENTS AND RESPONSES TO THE FORD PARK PLAN
Initial comments were provided by the Town Council at the February 7 regular session.
In addition, the Ford Park plan has been presented to and discussed at various public
sessions following the February 7 council discussion. These include a public open
house on February 7, meetings with the managers of the Manor Vail and The Wren
condominiums, the Vail Economic Development Council, and the Recreation
Subcommittee. A compilation of the comments recorded at each of these sessions is
attached to this memorandum. PEC meeting date changes and agenda submittal
deadlines do not allow comments from the PEC work session, March 5, to be included
in this memorandum. PEC comments will be relayed to the Council during the
presentation.
There is a portion of the comments received that warrant special consideration. This is
the preparation of two alternate plans by Zehren Associates at the direction of the Vail
Valley Foundation. Overall these plans are not considerably different from the
Illustrative Plan, prepared by AECOM, which has been widely presented and discussed.
There are, however, important distinctions created by the alternate plans worthy of
discussion. The distinctions in the Option 1 version are as follows:
• Reduced emphasis on the Frontage Road transit stop as the primary entry to the
park and main pedestrian connection between the upper and lower bench. Equal
emphasis is placed on the existing 6 points of entry for aesthetic and functional
enhancements.
• An alternate concept for the West Athletic Field Restroom which combines it with
a new, relocated restroom for the playground area.
Town of Vail Page 3
• The elimination of the Covered Terrace (Pavilion) on the lower bench and the
relocation of the Betty Ford Alpine Garden (BFAG) Education Center to an area
adjacent to the Old School House.
• The covering of a portion of the proposed Social Courtyard at the GRFA to
provide additional weather protection.
• Greater detail in the configuration of the Frontage Road access point, bus and
passenger vehicle drop-offs, east parking lot and Frontage Road Parking.
• Additional soft surface trails along Gore Creek connecting to the Alpine Gardens
and Nature Center.
The Option 2 version of the alternate plan is identical to Option 1 except it includes a
public Swim Center east of the Tennis Center in an area that is currently parking. The
Swim Center was proposed by a member of the Recreation Subcommittee to the Vail
Valley Foundation as an element to include in the plan for discussion at the master plan
level for Ford Park.
A summary of the comments heard to date includes several park program elements for
which there is a general consensus of acceptance and several other park program
elements for which acceptance or non-acceptance is contingent on certain details of the
design. Comments received to date do not indicate a general consensus to exclude
any specific park program element from the Updated Ford Park Management Plan.
The areas of general consensus include the following Improvement Program elements:
• Realignment of the athletic fields to allow 3 identical, full outfield depth softball
fields and 2 end-to-end soccer/lacrosse field configurations including parking lot
modifications, fencing, retaining wall, and the need for new and expanded
restrooms, concessions and storage facilities.
• Internal improvements to the GRFA including the regarding of the lawn seating
(design details not withstanding), modifications to the existing restrooms and
ticketing areas and the development of additional restrooms near the east exit of
the amphitheater.
• The need for the GRFA Social Plaza as an enhancement to the guest experience
within the Amphitheater.
• The need for improvements to the Frontage Road access points, bus and
passenger vehicle drop-off areas, and parking lot configuration.
• The need to replace and/or improve the existing playground restroom facility as
an aesthetic and guest service enhancement on the lower bench Commons area.
• Enhancements to the pedestrian and park experience through streetscape
improvements to Betty Ford Way with particular attention to the section between
the Manor Vail Covered Bridge and the GRFA including an iconic tribute to the
Ford Family, way finding improvements, and enhanced park furniture and
landscape treatments.
• Expansion of the Art in Public Places temporary art program to additional areas
of the park including the BFAG and GRFA.
Town of Vail Page 4
• Improvements to the East Access Road (East Betty Ford Way) to accommodate
semi and delivery truck access to the GRFA loading dock area. (Not
withstanding the acceptance of the projected cost of construction).
The areas where more definitive direction is needed include the following Improvement
Program elements:
• The acceptable overall number of buildings to be included in the park.
• The inclusion and location of the proposed BFAG Education Center building.
• The inclusion or deletion of the covered outdoor terrace (Pavilion) structure and
the possibility of upgrades to the existing picnic shelter facility.
• The final configuration and partial covering of the GRFA Social Plaza and the
degree to which it is available to the general park user.
• Possible extension of the Streamwalk across Gore Creek and following the
stream on the south side behind Manor Vail. Improvement of existing soft
surFace trails along the north side of Gore Creek between the Gardens and
Manor Vail Bridge.
The areas where there is consensus with a concept but are still evolving through design
solutions include the following Improvement Program elements:
• Final design of the restroom/concession and West Restroom buildings as low
profile and integrated into the landscape as much as possible.
• The location of the replaced or improved Playground restroom building.
• The need and ability to turn semi trucks around in front of the GRFA to allow
them to exit the park via the East Access Road.
• The final configuration of the pedestrian access routes between the upper and
lower bench areas.
• General restriction on the amount of private vehicle traffic and parking allowed
through the lower bench area.
• The desire for and funding of an internal shuttle system to assist park users in
the movement between the upper and lower bench areas.
• The amount, location and funding of enhanced floral displays and landscaping
through the park as a unifying design element.
• The possibility of establishing an inter-agency joint maintenance and operations
program for non-athletic associated landscape and amenities.
V. ACTION REQUESTED BY COUNCIL
Staff is asking the Town Council to consider each of the Park Improvement Program
elements listed above and provide specific direction to leave it in, remove it from, or
modify it within the Updated Ford Park Management Plan submittal to the PEC.
Town of Vail Page 5
TDWN OF VAIt
Department of Community Development
75 South Frontage Road
Vail, CO 81657
PH: 970-479-2138
FAX: 970-479-2452
www. vailgov. com
February 9, 2012
Re: A report to the Planning and Environmental Commission of an administrative action
approving a request for an amendment to a conditional use permit, pursuant to Sections
12-9C-3, Conditional Uses, and 12-16-10, Amendment Procedures, Vail Town Code, to
allow for the temporary relocation of the Vail Public Library to Dobson Ice Arena,
located at 321 East Lionshead Circle, part of Lot 5, Block 1, Vail Lionshead Filing 2, and
setting forth details in regard thereto (PEC120005).
Applicant: Town of Vail, represented by Greg Hall
Planner: Warren Campbell
Dear Planning and Environmental Commission members and adjacent property owners:
The purpose of this letter is to inform you that the Town of Vail Staff has administratively
approved an amendment to the approved conditional use permit for the Dobson Ice
Arena to allow for the temporary relocation of the Vail Public Library within the building.
The review was completed pursuant to the development review procedures outlined in
Section 12-16-10, Amendment Procedures, Vail Town Code.
The Vail Public Library will be undergoing a renovation and addition beginning in April
2012. In order to provide continued library services to the community, the library will
relocate to a 1,200 square foot space on the upper floor of the Dobson Ice Arena. This
space is currently an office and green room for events. From this space, the library will
be able to continue offering collection items for circulation, children's programs,
computer access, and other library services. The relocation will be from April 1, 2012
through August 31, 2012 at which point the library will return to the renovated library
building.
The temporary relocation of the library into the Dobson Ice Arena building allows for
minimal disruption to those who are seeking these services as it will be generally in the
same location. Additionally, it allows for the Lionshead Parking Structure to remain the
parking for library guests. There are no exterior changes to the building.
This administrative approval of the conditional use permit amendment will be forwarded
to the Town of Vail Planning and Environmental Commission at its public hearing on
Monday, February 27, 2012 at 1:00 p.m. in the Vail Town Council Chambers, located at
75 South Frontage Road West.
Staff approved the conditional use permit amendment with the following condition:
The Town of Vail shall cease all library activities within the Dobson Ice Arena
no later than August 31, 2012.
Should you have any questions, please feel free to contact me directly at 970-479-
2148, wcampbell(a�vailgov.com, or attend the Planning and Environmental Commission
meeting on February 27, 2012.
Sincerely,
� '�,,� • C+n"'^`,��
Warren Campbell, AICP, LEED AP
Chief of Planning
Attachment:
Dobson Ice Arena Floor Plan Depicting Relocated Library Space
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MEMBERS PRESENT
Bill Pierce
Henry Pratt
Michael Kurz
Tyler Schneidman
Pam Hopkins
Luke Cartin
PLANNING AND ENVIRONMENTAL COMMISSION
February 13, 2012
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS ABSENT
John Rediker
45 minutes
A request for a recommendation to the Vail Town Council for a prescribed regulations
amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to amend Chapter 12-22,
View Corridors, Vail Town Code, to allow for the maintenance of designated view corridors
impacted by vegetation, and setting forth details in regard thereto. (PEC110056)
Applicant: Town of Vail
Planner: Warren Campbell
ACTION: Recommendation of approval
MOTION: Pratt SECOND: Hopkins VOTE: 3-3-0 (Kurz, Cartin, Schniedman opposed)
The motion failed to be approved. There were no other motions made.
Warren Campbell made a presentation per the Staff inemorandum.
Commissioner Kurz stated that this topic came up previously. He stated that he believes the
Design Review Board made appropriate finding in taking their action. He stated that he was
concerned about the long term effects of the removal of healthy trees and the environmental
charge of the Commission. The view corridors today are narrow and many have building and
streetscape element encroachments. He added that with the new larger buildings being
constructed view corridors are not a viable concept. He stated that the proposal does not make
sense and he is against the amendment.
Commissioner Cartin asked who would be responsible for removal of a tree on private property
should it be deemed to be detrimental to a view corridor.
Warren Campbell responded that the Town would work with a private property owner to address
all issues.
Commissioner Cartin asked what the threshold would be to determine whether the tree was
detrimental.
Warren Campbell responded that criteria were not included in order to allow the DRB to make
these determinations as they do currently for all landscaping changes. He added that all view
corridor points originate on public property, although many cross private property.
Commissioner Cartin stated that there needs to be a balance between water quality and view
corridors, as many of the trees in the photos of view corridors are trees along Gore Creek. With
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stream health becoming a paramount concern recently he is sensitive to the need to shade and
stabilize the creek with trees.
Commissioner Schneidman stated that he was curious about other communities that have view
corridors and how they address this vary issue.
Commissioner Pierce stated he is in support of the proposal as he felt the DRB could make the
determination if landscaping was detrimental to a particular view corridor. The amendments
provided flexibility, but would also prevent removal without consideration of the purpose of the
view corridor.
Commissioner Hopkins stated that healthy forests with trees of varying ages would be helpful for
maintaining forested health and promoting water quality. She added that to maintain views tree
maintenance was necessary.
Warren Campbell clarified that the proposal would only allow for removal of trees in adopted
view corridors and not views from private property.
There was no public comment.
Henry Pratt made a motion to recommend approval. Pam Hopkins 2nd the motion. The vote was
3-3-0. The motion failed to be approved.
Commissioner Kurz stated the view corridors are antiquated.
Commissioner Schneidman said it would be better to say "no greater than what is necessary ..."
to ensure the minimal amount of alteration was applied for and approved.
Commissioner Cartin stated that the trees break up bulk and mass of the large scale buildings
and sacrificing large trees that are appealing to the general public to save a certain angle of a
certain view is not worth it. He added that the review of the alteration of landscaping in a view
corridor was subjective. He continued by asking if trees were a part of a view corridor and added
to its appeal or are they detrimental?
Commissioner Pierce asked Commissioner Schneidman if there were any changes he would
propose to the language which would gain his support?
Commissioner Schneidman stated no.
Commissioner Kurz stated maintenance of view corridors including trimming would be ok, but not
removal of healthy trees. He stated that view corridors are very narrow and you don't even know
you're looking through a corridor unless you're in a very specific location.
Commissioner Pierce added that the view corridors are not static and you can see them through
many different points.
Commissioner Hopkins stated that she was on the Commission when the view corridors were
established. They were established after Beaver Creek was built and very few views were
preserved to the natural environment. The view corridors are achieving their intent.T
Warren Campbell outlined how view corridors have been established in conjunction with the
introduction of new buildings in the Town.
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Commissioner Kurz stated that removal of a tree for to achieve a view corridor in Colorado is
offensive.
60 minutes
2. A request for a final recommendation to the Vail Town Council for prescribed regulations
amendments to Title 12, Zoning Regulations and Title 14, Development Standards, Vail Town
Code, pursuant to Section 12-3-7, Amendment, Vail Town Code, to provide regulations that will
implement sustainable building and planning standards, and setting forth details in regard
thereto. (PEC090028)
Applicant: Town of Vail
Planner: Rachel Dimond/ Kristen Bertuglia
ACTION: Tabled to March 12, 2012
MOTION: Kurz SECOND: Cartin VOTE:6-0-0
Kristen Bertuglia made a presentation per the Staff inemorandum.
Buildinq Desiqn
Commissioner Kurz asked if composting would be required in a home.
Kristen Bertuglia responded that composting areas could count as recycling areas, but would not
be required.
Regarding heat tape, Commissioner Pierce stated that ice damming can be avoided with other
regulations.
Commissioner Hopkins stated that gutters can be problematic, and that unless you have larger
gutters, there is always dripping.
Commissioner Kurz stated that one major issue is roof forms shedding water onto parking lots
that turns to ice as in his neighborhood.
Kristen Bertuglia responded that you want to hold snow or divert melted snow from the driveway
and walkways.
Commissioner Pratt stated that a roof that is meant to hold snow and doesn't have gutters will
still drip when melting. He added that there are many points that one can change after final
approval.
Commissioner Pierce stated that insulation can prevent ice damming.
Warren Campbell asked if you can put controls on heat tape.
Commissioner Pierce stated that some heat tape is triggered by temperature.
Commissioner Cartin stated that Vail Resorts has heat tape with temperature controls.
Commissioner Pierce questioned allowing water to drip on the ground.
Commissioner Pratt said if the policy is to reduce heat tape, this is one way to do that.
Landscapinq and Irrigation
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Commissioner Cartin asked how large trees are to be protected. Warren Campbell responded
that all trees on the survey would be subject to this point.
Commissioner Pratt stated that 2 feet from the trunk would not save the tree, but it may help
prevent materials be stored against it.
Commissioner Hopkins asked if we can require or incentive healthy trees through watering and
injections, or hiring an arborist to ensure the health of the tree.
Commissioner Pratt stated that the defensible space could be added to this discussion.
Commissioner Pierce stated that 2 feet is not enough to save a tree.
Commissioner Pratt asked if this applies to properties with irrigation only.
Commissioner Cartin stated that Vail uses more water in summer than in winter per the Eagle
River Water and Sanitation District.
Commissioner Pratt stated that the landscape requirements are pretty heavy, and now, 20 years
later, you can't see the house. He said it was a problem to force people to replace trees,
especially aspens. It should only be required for spruce trees. He said it should be more
flexible.
Commissioner Hopkins stated that on Mill Creek Circle, there are houses with massive trees that
would be difficult to replace foot-for-foot.
Commissioner Pierce stated that there are some projects that used poor site development tactics
that ended up with removing every tree on the property. In some cases on Forest Road, there is
no way to put those trees back on the site.
Warren Campbell asked if the way a tree is measured should be clarified. Trees considered 6
feet in height count the root ball as well, and the actual tree is only 4-5 feet tall.
Both Commissioner Pratt and Pierce said the DRB should be the decision maker on tree
replacement.
Commissioner Kurz stated that Aspens proliferate but other trees do not.
Commissioner Hopkins stated that some landscaping is worth removing.
Commissioner Pratt stated that portions of landscaping that are sod should be split into a few
levels of points.
Commissioner Pierce said the grass blocks are tough to plow.
Commissioner Hopkins asked if sand set block would count as permeable.
Commissioner Cartin added that any fees applied through the program should be used only for
the mitigation of environmental impacts for which it was collected.
Commissioner Pratt said some negative aspects of building should result in negative points (i.e.
more turf grass could result in negative points that would need to be made up elsewhere in the
checklist).
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5 minutes
3. A request for the review of a final plat, pursuant to Chapter 13-12, Exemption Plat Review
Procedures, Vail Town Code, to allow for the re-subdivision of Lots 2 and 3, Bighorn Subdivision
4th Addition, located at 4316 and 4336 Streamside Circle West, and setting details in regards
thereto. (PEC110063)
Applicant: Diamond Assets, represented by Triumph Development
Planner: Bill Gibson
ACTION: Table to February 27, 2012
MOTION: Kurz SECOND: Cartin VOTE:6-0-0
5 minutes
4. A request for findings of fact and a determination of accuracy and completeness, pursuant to
Chapter 12-3, Administration and Enforcement, Vail Town Code, and Article 12-7B, Commercial
Core 1 District, Vail Town Code, for applications 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 (Rucksack Building), located at 288 Bridge Street, Unit R-2/ Part of Lots C& D,
Block 5A, Vail Village Filing 1, and setting forth details in regard thereto. (PEC110045); and 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. (PEC110046, PEC110050)
Appellant: Bridge Street Building, LLC
Planner: Rachel Dimond
ACTION: Table to February 27, 2012
MOTION: Kurz SECOND: Cartin VOTE:6-0-0
5. Approval of January 30, 2012 minutes
MOTION: Kurz SECOND: Cartin VOTE:6-0-0
6. Information Update
Warren Campbell stated that there would be iPad training provided after the February 27t"
regular agenda was completed.
7. Adjournment
MOTION: Kurz SECOND: Cartin VOTE: 6-0-0
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479-2138 for additional
information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published February 10, 2012, in the Vail Daily.
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