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HomeMy WebLinkAbout2013-0114 PECTOWN OFVAIL'� PLANNING AND ENVIRONMENTAL COMMISSION January 14, 2013 at 1:OOpm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road W. - Vail, Colorado, 81657 **order and times of agenda items are subject to change** 12:30pm Legal Training — Town Attorney MEMBERS PRESENT MEMBERS ABSENT Site Visits: Lionshead Centre — 520 East Lionshead Circle 60 minutes 1. 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 redevelopment of the Vail Golf Course Club House (i.e. accessory buildings, permanent and temporary, and uses customarily incidental and accessory to permitted or conditional outdoor recreational uses, and necessary for the operation thereof, including restrooms, drinking fountains, bleachers, concessions, storage buildings, and similar uses), located at 1775 Sunburst Drive/Lot 3, Sunburst Filing 3 and Unplatted Parcels (a complete metes and bounds description is available at the Community Development Department Office), and setting forth details in regard thereto. (PEC120036) Applicant: Town of Vail, represented by Greg Hall Planner: Bill Gibson 20 minutes 2. A request for a recommendation to the Vail Town Council on an application for an encroachment into an existing view corridor, pursuant to Section 12-22-6, Encroachments Into Existing View Corridors, Vail Town Code, to allow for the encroachment of an addition to the Lionshead Centre Building into View Point #8, located at 520 East Lionshead Circle/Lot 5, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC120047) Applicant: Jorge Esteve, Javier Barrios, and Lucilia DeLaLama, represented by Suman Architects and Mauriello Planning Group Planner: Bill Gibson 20 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 amendments to the allowable Gross Residential Floor Area (GRFA), located at 3946 Lupine Drive/Lot 5A, Block 2, Bighorn Subdivision 1 st Addition, and setting details in regards thereto. (PEC120048) Applicant: Edwardo and Pilar Vigil, represented by RKD Architects Planner: Warren Campbell 4. A request for the review of a conditional use permit, pursuant to Section 12-71-5, Conditional Uses, Generally (On all levels of a building or outside of a building), Vail Town Code, to allow for a ski lift and tow (gondola), located at 934 South Frontage Road/ Unplatted, and a request for a conditional use permit, pursuant to 12-8B-3, Conditional Uses, Vail Town Code to allow for a ski lift and tow (gondola), located at 830 Forest Road/Unplatted and setting forth details in regard thereto. (PEC120035) Applicant: Vail Resorts Development Company, represented by the Mauriello Planning Group Planner: Warren Campbell ACTION: Withdrawn Page 1 5. A request for the review of a variance from Section 12-6G-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of a garage within the setbacks, located at 4192 Columbine Way/Lots 25 & 26, Bighorn Terrace, and setting forth details in regard thereto. (PEC120027) Applicant: Anne Upton, represented by Pierce Architects Planner: Bill Gibson ACTION: Withdrawn 6. Approval of December 10, 2012 minutes 7. Information Update - Ford Park amphitheater restroom venting 8. 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. Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. 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 January 11, 2013 in the Vail Daily. Page 2 Ad Name: 8719781 A THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE Customer: TOWN OF VAIL/PLAN DEPT/COMM NOTICE IS HEREBY GIVEN that the Planning and Your account number is- 1 OP2P 33 Environmental Commission of the Town of Vail will vam hold a public hearing in accordance with section 12-3-6, Vail Town Code, on January 14, 2013 at 1:00 pm in the Town of Vail Municipal Building. y, A request for a recommendation to the Vail Town Council on an application for an encroachment into PROOF OF PUBLICATION an existing view corridor, pursuant to Section 12-22-6, Encroachments Into Existing View Corri- dors, Vail Town Code, to allow for the encroach- Build - ment of an addition to the Lionshead Centre Build - STATE OF COLORADO } in into view Point #8, located it ion East Lionshead Circle/Lot 5, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. 1 S' S' (PEC 120047) I Applicant:Jorge Esteve, Javier Barrios, and Lucilia COUNTY OF EAGLE } DeLaLama, represented by Suman Architects and Mauriello Planning Group Planner: Bill Gibson I, Don Rogers, do solemnly swear that I am a qualified A request for the review of a final plat, pursuant to Chapter 13-12, Exemption Plat Review Proce- representative ofthe Vail Daily. That the same Daily newspaper dures, Vail Town Code, to allow for amendments to the allowable Gross Residential Floor Area printed, in whole or in art and published in the Count (GRFA), located at 3946 Lupine Drive/Lot 5A, Block 2, Bighorn Subdivision 1st Addition, and set- of Ea le, State of Colorado, and has a eneral circulation g g ting details in regards thereto. (PEC 120048) Applicant:Architects wardo and Pilar Vigil, represented by RKD Arrchitects therein; that said newspaper has been published continuously Planner: Bill Gibson and uninterruptedly in said County of Eagle for a period of The applications and information about the propos- als are available for public inspection during office more than fifty-two consecutive weeks next prior to the first hours at the Town of Vail Community Develop - ment Department, 75 South Frontage Road. The publication of the annexed legal notice or advertisement and public is invited to attend site visits. Please call 970-479-2138 for additional information. that said newspaper has published the requested legal notice sign language interpretation is available upon re - 24-hour Please and advertisement as requested. q quest, with notification. call 970-479r information. Telephone for the Hearing Im- paired, for information. Published December 28, 2012, in the Vail Daily. The Vail Daily is an accepted legal advertising medium, (8719781) only for jurisdictions operating under Colorado's Home Rule provision. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of 1 consecutive insertions; and that the first publication of said notice was in the issue of said newspaper dated 12/28/2012 and that the last publication of said notice was dated 12/28/2012 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 12/28/2012. General Manager/Publisher/Editor Vail Daily Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 12/28/2012. Pamela J. Schultz, Notary Public My Commission expires: November 1, 2015 �p RY AU •. 9 ' PAMELA J. SCHULTZ My Commission Expires 11/0112015 TOWN OF WAIL' PLANNING AND ENVIRONMENTAL COMMISSION January 14, 2013 at 1:OOpm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road W. - Vail, Colorado, 81657 **order and times of agenda items are subject to change** 12:30pm Legal Training — Town Attorney MEMBERS PRESENT MEMBERS ABSENT Bill Pierce Susan Bird John Rediker Henry Pratt Luke Cartin Pam Hopkins departed after recusing on item 1 for a family matter. Michael Kurz arrived after the legal training Site Visits: No site visits 60 minutes 1. 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 redevelopment of the Vail Golf Course Club House (i.e. accessory buildings, permanent and temporary, and uses customarily incidental and accessory to permitted or conditional outdoor recreational uses, and necessary for the operation thereof, including restrooms, drinking fountains, bleachers, concessions, storage buildings, and similar uses), located at 1775 Sunburst Drive/Lot 3, Sunburst Filing 3 and Unplatted Parcels (a complete metes and bounds description is available at the Community Development Department Office), and setting forth details in regard thereto. (PEC120036) Applicant: Town of Vail, represented by Greg Hall Planner: Bill Gibson ACTION: Tabled to January 28, 2013 MOTION: Rediker SECOND: Cartin VOTE: 4-1-2 (Kurz opposed, Pierce and Hopkins recused) Commissioners Pierce and Hopkins recused themselves from the hearing on this item due to a financial conflict of interest. Bill Gibson gave a presentation per the staff memorandum. He highlighted correspondence received from the public since the Commission's last hearing and entered it into the record. Tom Braun, of Braun Associates, representing the applicant, introduced the members of the applicant's team present at the hearing. He started by answering a question raised at the previous hearing regarding the ability to request a conditional use permit for a golf course clubhouse. He then gave a power point presentation highlighting the revisions made to the project based upon input from the Commission's previous hearings. He specifically addressed the floor area devoted to the various uses in comparison with the current uses, building height and the architectural tower element, parking, and the proposed operations and maintenance plan for the golf course clubhouse. He clarified that the proposed 200 attendant size limit for future banquet events applied to the combined area of the banquet room, patio, and lawn areas. He clarified that no tents would be allowed outside the clubhouse without a special event permit or a separate conditional use permit. He clarified that the old 18th green would only be used for golf Page 1 practice and lessons, and that no other use would be allowed. He further clarified that the Vail Recreation District (VRD) would be responsible for managing both the golf course and the clubhouse banquet facilities, so that the scheduling of events could be coordinated by one entity to avoid conflicts. He then described the proposed VRD neighborhood liaison position and proposed methods for informing neighbors of upcoming clubhouse events. He also described the proposed on-site event management and requirements of the clubhouse rental agreement. Commissioner Pratt inquired as to the VRD/catering entity being a point of contact during the event and how their contact information would be made available to the public. He recommended that they be the first point of contact for the neighbors, rather than the Police Department. Tom Braun, stated that he would respond after the following presentation on traffic and parking. Chris Fasching from Felsburg, Holt, and Ullevig, representing the applicant, gave a presentation on traffic impacts. He highlighted existing traffic volumes, peak impact, and carrying capacity of Sunburst Drive. He spoke to the assumptions made in performing the traffic analysis. The conclusion was that the road would not be overburdened by the increased traffic anticipated by the changes being proposed. He continued by highlighting how shared parking is addressed when several uses have differing peak times throughout the day. He highlighted the assumptions made in the analysis such as tee time data, trip generation, and persons per vehicle. The conclusion was that the proposed construction of 12 new parking spaces and the proposed parking management plan would adequately address the future parking need of the clubhouse. He also presented three scenarios where the proposed four -step parking management process would be utilized to determine parking availability and strategies to accommodate parking demand. Commissioner Cartin inquired as to the solution for a function during the peak golf season. He suggested that there should always be an off-site requirement. Chris Fasching responded that it depends on the size of the function and how much parking is needed. Commissioner Cartin inquired as to any conflict between pedestrians, bikes and cars on Sunburst Drive. Chris Fasching responded that there are street design elements that could be implemented to reduce conflicts and increase safety. Commissioner Bird inquired how current day skier, trial hiker, and bike path user parking in the clubhouse parking lot is addressed by the analysis. Greg Hall spoke to how day skier parking is currently permitted at the golf course and how the parking lot will be managed on days when parking is needed for an event. He noted that day skier parking may be further restricted at the clubhouse in the future. He identified how those impacts were considered and addressed in the parking strategy and analysis. Tom Braun described how the proposed off-site valet parking option would operate with use of the Public Works facility parking lot. He also described how Colorado Mountain Express currently provides shuttle services for weddings at Piney Ranch, Cordillera, and Beaver Creek; and that they could provide similar services for events at the clubhouse. He then described the proposed on-site valet parking layout. Page 2 Adam Kahn, VIP Parking Solutions, a valet business owner/operator for Golden Peak, Bravo events, two country clubs in the Denver area, and ten restaurants in Denver; described the potential valet operations for the clubhouse. He noted that valeting cars at the clubhouse would be less difficult than the valet service they provide at other venues. Commissioner Kurz suggested that any large event on a peak day should automatically be required to provide off-site valet. Dale Bugby, resident, inquired as to the cost of valet. Adam Kahn responded that it would be approximately $25 per hour. Commissioner Cartin asked if the valet service would be coordinated by the VRD or by the event holder. Tom Braun clarified that there would be a single valet provider that you would be required to be used and event holders could not bring in a different provider. Tom Braun concluded the presentation by highlighting the need for the upgrade and changes at the clubhouse. He noted that the conditional use permit application includes a 15% increase in floor area and that the proposed use of the clubhouse is the same as the historic uses of the building. He noted that today there is no management plan for events at the clubhouse, and that the applicant's proposed management plan is more restrictive than the Town Code. The operation plan was developed to help everyone understand how the facility would be used. He spoke to several factors about the project which he believes had been distorted by the project opponents in previous public hearings: • it is untrue that no one wants this project • it is untrue that 500 to 600 person events would occur since the applicant is proposing a total size limit of 200 persons • it is untrue that a wedding chapel, not a clubhouse, is being proposed • it is untrue that the applicant is requesting special privileges for parking, since the applicant meets the number of required spaces in addition to proposing a parking management plan • it is untrue that the old 18th green will become a parking lot • it is untrue that parking at the golf course can't be managed Commissioner Pratt inquired about the weddings that have been occurring over the past 5-10 years at the golf course clubhouse. Mike Ortiz, VRD Director, stated that the largest recent wedding event was 160 people and parking was not an issue as guest were shuttled to the site. He estimated that 15 weddings have occurred at the clubhouse each year. Before opening public comment, Commissioner Pratt clarified that the proposed relocation of the 18th green is a Town Council matter and not a decision for the Commission. Dale Bugby, resident, asked the members of the Commission to review his email which was included in the Commission's packet. He does not believe there is enough parking today and that the 12 additional parking spaces are already informally being used today. Restriping the lot does not gain any new area. People are parking there today regardless of there being a striped parking space. He noted that the applicant's proposal violates the Pulis restrictive covenants. He asked the Commission to turn down the project based upon a flawed parking plan. Page 3 Chris Toll from Holland & Hart, attorney representing adjacent homeowners, disclosed that his firm is involved in the current lawsuit against the town. He stated that he provided a letter with the concerns of his clients. He believes the applicant's proposal puts a square peg in a round hole and spoke to the fundamental flaw of putting a commercial land uses in an open space and residential neighborhood. He then spoke to how accessory uses must be "necessary" to the function and operation of the golf course. He continued by highlighting the need to look at the component parts of the proposal and asked if all of that is necessary to operate the Vail Golf Course. He believes the answer is obviously no. He continued by stating that a banquet facility is not customary or incidental to a golf course. There has been no testimony showing that other golf courses in Eagle County have a banquet facility for 200 people. The final concern highlighted the lack of public support for the project. He does not believe the public knew the details of this project last year and the results of the election do not indicate public support for this proposal. Dale Bugby and 80 other golfers have stated their opposition the project. The Commission needs to balance the interests of the business community and the residents. This project goes over a line in addressing business interests over the interests of the neighbors. Commissioner Rediker, spoke to Mr. Tolls points about accessory uses being more applicable to the Commissions review than other points that appealed more to emotion. He spoke to his personal experiences that golf course clubhouses typically contain a banquet facility. He asked Mr. Toll why a banquet facility is not incidental in this case? Chris Toll responded that several elements of the current project proposal may not be of the same scope as those Mr. Rediker may have experienced. The town's goal is to increase the number of weddings which will have huge impacts on the neighborhood. There is a change to the current quiet facility to a more heavily used facility. He stated that this proposal is for an event center and not a golf course clubhouse. This facility is opening the door to an unlimited number of events with outdoor parties and tents all over the lawn areas. Commissioner Rediker spoke to his understanding of the concerns of the neighbors. He clarified that the applicant's proposal would increase the banquet facility from 160 people today to 200 people. He then wanted to focus on the determination of necessary, customary, and incidental with regard to the banquet facility. He asked Mr. Toll how the town was wrong in determining that a banquet facility is "necessary" for the operation of the golf course when similar facilities exist all over the country and are often used as revenue generators. Chris Toll spoke to reports by the town identifying the revenue generated by events would be much less than the golf course revenue. He believes the proposed banquet uses would threaten the primary revenue generator of golf. Commissioner Kurz described the overall economic benefits of events on the town (hotels, restaurants, retail, etc.) and noted that there is a 40 to 1 return on dollars spent at a banquet facility. Chris Toll noted his understanding of the ancillary economic impact, but the applicant's proposal would be detrimental to the town's outdoor recreation. There are numerous other locations to locate a facility for events in Vail that are not adjacent to a residential neighborhood. Commissioner Rediker asked how Mr. Toll viewed the Town Council's charge to provide community facilities at the clubhouse with the Commission's review of the proposed conditional use permit amendment. Page 4 Chris Toll noted that his clients are not opposed to remodeling the clubhouse. However, they believe the applicant's proposal should be rejected and the applicant should be told to remodel the facility inside the existing building footprint with no expansion of the banquet room. His clients do not have any problem with the way weddings have occurred in the past. Commissioner Rediker summarized that the according to Mr. Toll, the neighbors' real concern is only the size of the banquet facility and not whether or not a banquet facility is permissible. Chris Toll stated that he should correct himself and reach out to his clients for their specific input. Sam Maslak, resident of Sunburst Drive, spoke to the flawed operation plan. He spoke to flaws in the allowable size of events, tent locations, and parking. Why doesn't the applicant say that they will not permit any tents instead of just saying tents won't be on the green which is in their own self interest. He does not believe the existing conditions estimates of the traffic report since there are only six full-time residents on Sunburst Drive past the clubhouse. He noted concerns that a scheduled wedding could preclude a golfing event. He stated that he is objecting to the banquet facility not a remodel of the golf course clubhouse. He believes the clubhouse is being re -purposed into an event center. He believes the proposed parking must be in violation of Town Code. Kaye Ferry, resident of Vail Valley Drive, spoke to her past experiences with events at the clubhouse. She stated there is absolutely a need to remodel the clubhouse, today the building is an embarrassment. She spoke to her attempt to expand her business on Bridge Street years ago and the requirements for her to pay for parking. She is opposed to the town not adhering to its own parking standards. The Commission needs to ensure that the parking requirement is met. She recommended that the Fire Marshall's occupancy limit for the clubhouse be identified. Bill Gibson clarified that the Vail Town Code does not prescribe a required parking number for golf courses and therefore the Commission must determine the parking requirements. He also clarified that the parking pay -in -lieu fees described by Ms. Ferry had been repealed many years ago. Kaye Ferry clarified she was not speaking about the golf course parking requirement, but the banquet facility parking. Art Albplanalp, representing adjacent property owners, spoke to the fact that today an existing restaurant is occasionally used for events; it is not a banquet facility. He continued by stating that he visited all the golf courses in Eagle County and not one has a banquet facility incorporated in the clubhouse. Some golf course restaurants are used for events and some golf courses have separate event locations. This application is not for a golf course clubhouse, but instead it is for a mini convention center. Jim Lamont, Vail Homeowners Association, stated that his group did not feel that the proposal was in keeping with the intent of the restrictive covenants on the property. The residents adjacent to the project are not the only opposed members of the community. Economics plays no role in the review of this project. The argument that this needs to be an economic development tool is minor in scope and a banquet facility should not be used to support the project. He added that previously the conference center funds were to be used for a proposed convention center adjacent to the Lionshead Transportation Center with its own parking. He spoke to the disgrace associated with the town giving itself a special privilege to not provide parking for the banquet facility. On -street parking is not allowed elsewhere in town and parking should not be allowed on the Sunburst Drive. What other business is permitted to have off-site Page 5 valet? Only this entity chooses to constantly not provide parking for its land uses. By contrast, the Town obstructed Vail Resort's Ever Vail project for many years over the issue of parking. Dale Bugby, resident, spoke to his research regarding the Pulis family ranch and the initial agreements prohibiting restaurants at the golf course. He added that in today's world a restaurant could be argued as necessary to a golf clubhouse. This proposal is for a restaurant and banquet facility. Because there is a restaurant there today does not result in it being acceptable to have any size of restaurant in the future. It does not work. Jim Lamont stated that the Commission has the responsibility to protect the neighborhood and the community. Sam Maslak spoke to his analysis of what portion of the new construction was for golf and what was for non -golf use. His calculations show that the proposal is to re -purpose the clubhouse for a banquet facility at the cost of the golf. Tom Braun stated that there are 12 new parking spaces being proposed. The applicant is not asking for a waiver of the parking requirements. The applicant has reviewed the Town Code and the golf course clubhouse is not a listed land uses and an analysis has been performed to allow the Commission to determine the appropriate parking count. He spoke to the reality that many Eagle County golf course clubhouses hold numerous events. He spoke specifically of Cordillera. He spoke to the fact that the existing banquet facility holds 160 people. The proposal is to increase the allowed attendance to 200 people. He spoke to the various square footage increases for the activities in the facility. Commissioner Kurz stated that this is a complex issue. He inquired as to the second finding statement which includes the term "materially injurious". What does the mean? George Ruther, Community Development Director, directed the Commission to review the specific purposes of the Town Zoning Code found under the applicable documents section of the memorandum. Commissioner Kurz asked if that phrase meant the Town is warranting the application against any decrease in property value, negative traffic impacts, etc. George Ruther and Bill Gibson directed the Commission to various sections of the Town Code Commissioner Bird inquired as to the parking generation and calculation performed by the applicant. She asked for clarity regarding how the restaurant was calculated with regard to parking. Tom Braun responded that the restaurant parking generation was included in the parking generation analysis for golf users. It was assumed that the restaurant would be occupied by golfers. Commissioner Cartin stated that the relocation of the 18th hole is not an element of this application. He believes that the issue of traffic, pedestrians, and path access has not been fully addressed by the applicant. He also spoke to the review process for obtain a permit for a tent. Commissioner Rediker also had concerns over the traffic and parking issues and whether they have been fully addressed. He stated that he hears the neighbors' concerns, but their rhetoric is sometimes overblown. He would like to support the project as the building is in need of redevelopment. Page 6 Commissioner Pratt stated that good points have been made by both sides. He asked if the language could be amended to state that the maximum of 200 people applies to the building, grass area, or outdoor patio. He added that language should also be added to prohibit all tents. He stated a concern with the findings language and impacts on the neighborhood. He believes the site planning and architectural design have been well done; however, the management plan is too complex. He suggested that the banquet facility be reduced in size. Commissioner Kurz made a motion to approve the conditional use permit amendment with the conditions identified in the staff memorandum, plus conditions that the 200 person banquet capacity includes all outdoor areas and that all tents are prohibited. After this motion failed due to a lack of a second, there was a discussion about what additional information is needed. Commissioner Bird asked to see a copy of the proposed contracts that individuals using the banquet facility will be required to sign. Commissioner Cartin asked for additional information regarding parking and traffic and the impacts to the neighborhood. Commissioner Pratt stated that the parking management plan does not seem to address situations that were not anticipated. It appears that there are not enough parking spaces to capture the number of people being brought to the site. Greg Hall described the five overflow parking events that occurred last summer at the golf course. He asked for further clarification of the Commission's concerns. Commissioner Rediker noted that he does not want to see the whole project stopped because a parking solution could not be found. Greg Hall noted that a two year limit could be a condition of approval to allow the parking plan to be refined or the banquet facility size could be capped. Commissioner Rediker noted that their may be an middle ground on banquet room size that addresses the neighbors' concerns. Sam Maslak, speaking from the audience, express that their concerns are not only about the size of the room, but the possibility of more events occurring. 20 minutes 2. A request for a recommendation to the Vail Town Council on an application for an encroachment into an existing view corridor, pursuant to Section 12-22-6, Encroachments Into Existing View Corridors, Vail Town Code, to allow for the encroachment of an addition to the Lionshead Centre Building into View Point #8, located at 520 East Lionshead Circle/Lot 5, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC120047) Applicant: Jorge Esteve, Javier Barrios, and Lucilia DeLaLama, represented by Suman Architects and Mauriello Planning Group Planner: Bill Gibson ACTION: Recommendation of Approval with Conditions MOTION: Kurz SECOND: Cartin VOTE: 6-0-0 CONDITION(S): 1. Approval of this encroachment into an existing view corridor is specific to the associated design review application for an addition to Units 208, 308, and 309 Page 7 Lionshead Centre, as approved by the Design Review Board on December 5, 2012 (DRB120433). 2. Approval of this encroachment into an existing view corridor shall become null and void upon the demo/rebuild (as defined by Chapter 12-2, Definitions, Vail Town Code) of the Lionshead Centre Building. Commissioner Hopkins recused herself on the first item, and due to a family emergency departed the hearing before item #2. Bill Gibson gave a presentation per the staff memorandum. Dominic Mauriello, Mauriello Planning Group, representing the applicant, gave a power point presentation discussing the proposal and the criteria for review. The presentation included computer modeling of the encroachment and photographs of the existing conditions. Commission Cartin felt the application meet the review criteria. Commissioner Pratt stated that he didn't agree with Dominic Mauriello's rationale, but he felt the application complied with the review criteria. Commissioners Bird, Rediker, and Kurz supported the application. 20 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 amendments to the allowable Gross Residential Floor Area (GRFA), located at 3946 Lupine Drive/Lot 5A, Block 2, Bighorn Subdivision 1St Addition, and setting details in regards thereto. (PEC120048) Applicant: Edwardo and Pilar Vigil, represented by RKD Architects Planner: Warren Campbell ACTION: Approved MOTION: Kurz SECOND: Cartin VOTE: 6-0-0 Warren Campbell gave a presentation per the staff memorandum. The applicant's representative, Jack Snow from RKD Architects, was available for questions. The Commissioners expressed support for the application and believed it complied with the review criteria. 4. A request for the review of a conditional use permit, pursuant to Section 12-71-5, Conditional Uses, Generally (On all levels of a building or outside of a building), Vail Town Code, to allow for a ski lift and tow (gondola), located at 934 South Frontage Road/ Unplatted, and a request for a conditional use permit, pursuant to 12-8B-3, Conditional Uses, Vail Town Code to allow for a ski lift and tow (gondola), located at 830 Forest Road/Unplatted and setting forth details in regard thereto. (PEC120035) Applicant: Vail Resorts Development Company, represented by the Mauriello Planning Group Planner: Warren Campbell ACTION: Withdrawn 5. A request for the review of a variance from Section 12-6G-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of a garage Page 8 within the setbacks, located at 4192 Columbine Way/Lots 25 & 26, Bighorn Terrace, and setting forth details in regard thereto. (PEC120027) Applicant: Anne Upton, represented by Pierce Architects Planner: Bill Gibson ACTION: Withdrawn 6. Approval of December 10, 2012 minutes ACTION: Approved MOTION: Cartin SECOND: Rediker VOTE: 6-0-0 7. Information Update - Ford Park amphitheater restroom venting Commissioners Pierce and Pratt had concerns about the letter from Zehren and Associates addressing their concerns about the venting of the new amphitheater restroom. The Commissioners recommended that the applicant engage a mechanical engineer to address the issue. 8. 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. Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. 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 January 11, 2013 in the Vail Daily. Page 9 rowx of va PLANNING AND ENVIRONMENTAL COMMISSION December 10, 2012 1:OOpm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road W. - Vail, Colorado, 81657 "Order and times of agenda items are subject to change" MEMBERS PRESENT MEMBERS ABSENT Bill Pierce Pam Hopkins Henry Pratt Luke Cartin Susan Bird John Rediker Michael Kurz 15 minutes A report to the Planning and Environmental Commission of an administrative action approving a request for an amendment to an existing conditional use permit, pursuant to Sections 12-9C-3, Conditional Uses, and 12-16-10, Amendment Procedures, Vail Town Code, to allow for changes to the approved plans for the new east restroom building at the Gerald R. Ford Amphitheater, located at 540 South Frontage Road East (Ford Park)/Unplatted, and setting forth details in regard thereto (PEC120044). Applicant: Vail Valley Foundation, represented by Hunn Consulting Group Planner: Bill Gibson ACTION: Upheld the administrative approval MOTION: Pratt SECOND: Kurz VOTE: 6-0-0 Bill Gibson gave a presentation per the staff memorandum. He highlighted the process followed to allow for an administrative approval of the amendment to the conditional use permit. Pedro Campos, Zehren and Associates, representing the applicant, described in detail the changes to this phase of the Ford Park Amphitheater project. He highlighted the shift of the restroom building to the north to allow for increased space between the restroom and concessions stand at the east entry. He added that the shift of the restroom to the north resulted in more of the restroom building being tucked into the slope. Commissioner Pierce asked how close the restroom roof would be to grade and would it need a railing to prevent people from accessing the roof and falling off? Pedro Campos explained that the roof had a parapet wall and boulders were being used to block access to the rooftop. He continued by describing changes to the alignment of the steps in the lawn seating area. Approval had been granted to place three stairs in the redesigned lawn area, but after further discussion they were reducing the number of stairs back to two. The two sets of stairs would be aligned with the large support columns that the covered portion of the amphitheater thus placing the stairs in the previously undesirable seating areas with blocked stage views. Commissioner Pierce stated that Commissioner Hopkins, who was not present, raised the issue of aligning the stairs with the roof support columns during the previous Commission review. He was glad the design had been revised to address this issue. Page 1 Commissioner Bird asked about the existing donor engraved pavers and flagstone at the east entry to the amphitheater along East Betty Ford Way. Pedro Campos explained that all the engraved pavers and flagstone were carefully taken up and put on pallets for temporary storage during construction until they can be re -installed. The Vail Valley Foundation is considering installing the pavers at the south entry plaza, so they'll be in a more prominent location. Commissioner Bird inquired about grade changes at the current east entrance to the amphitheater. Pedro Campos described how grades have been manipulated to address the required slopes for ADA access. Commissioner Pierce pointed out a concern about the restroom plumbing vent and its close proximity to the patrons on the lawn seating area. Pedro Campos stated that the design team has been working with a mechanical engineer to address and avoid any potential negative impacts caused by the bathroom venting on the adjacent seated public. 2. A request for the review of a conditional use permit, pursuant to Section 12-71-5, Conditional Uses, Generally (On all levels of a building or outside of a building), Vail Town Code, to allow for a ski lift and tow (gondola), located at 934 South Frontage Road/ Unplatted, and a request for a conditional use permit, pursuant to 12-8B-3, Conditional Uses, Vail Town Code to allow for a ski lift and tow (gondola), located at 830 Forest Road/Unplatted and setting forth details in regard thereto. (PEC120035) Applicant: Vail Resorts Development Company, represented by the Mauriello Planning Group Planner: Warren Campbell ACTION: Tabled to January 14, 2013 MOTION: Kurz SECOND: Cartin VOTE: 6-0-0 3. A request for a recommendation to the Vail Town Council for a prescribed regulations amendment, pursuant to 12-3-7, Amendment, Vail Town Code, to allow for amendments to Title 12, Zoning Regulations, to amend the development review process, and setting forth details in regard thereto. (PEC120010) Applicant: Town of Vail Planner: Rachel Dimond ACTION: Tabled to February 11, 2013 MOTION: Kurz SECOND: Cartin VOTE: 6-0-0 4. A request for the review of a variance from Section 12-6G-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of a garage within the setbacks, located at 4192 Columbine Way/Lots 25 & 26, Bighorn Terrace, and setting forth details in regard thereto. (PEC120027) Applicant: Anne Upton, represented by Pierce Architects Planner: Bill Gibson ACTION: Tabled to January 14, 2013 MOTION: Kurz SECOND: Cartin VOTE: 6-0-0 5. 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 redevelopment of the Vail Golf Course Club House (i.e. accessory buildings, permanent and temporary, and uses customarily Page 2 incidental and accessory to permitted or conditional outdoor recreational uses, and necessary for the operation thereof, including restrooms, drinking fountains, bleachers, concessions, storage buildings, and similar uses), located at 1775 Sunburst Drive/Lot 3, Sunburst Filing 3 and Unplatted Parcels (a complete metes and bounds description is available at the Community Development Department Office), and setting forth details in regard thereto. (PEC120036) Applicant: Town of Vail, represented by Greg Hall Planner: Bill Gibson ACTION: Tabled to January 14, 2013 MOTION: Kurz SECOND: Cartin VOTE: 6-0-0 6. A request for the review of conditional use permits, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, for a healthcare facility and a public building and grounds, to allow for the redevelopment of the Town of Vail municipal site with a medical research, rehabilitation, and office building and a municipal office building located at 75 and 111 South Frontage Road West/ Unplatted, and setting forth details in regard thereto. (PEC120012) Applicant: Vail MOB, LLC, represented by Triumph Development and Town of Vail, represented by Consilium Partners, Vail Planner: Warren Campbell ACTION: Withdrawn 7. Approval of November 26, 2012 minutes MOTION: Cartin SECOND: Bird VOTE: 6-0-0 8. Information Update —Ever Vail 9. Adjournment MOTION: Cartin SECOND: Rediker 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 December 7, 2012, in the Vail Daily. Page 3 Ael TOWN 1"VAIL' Id=11.* IIq .II TO: Planning and Environmental Commission FROM: Community Development Department DATE: January 14, 2013 SUBJECT: 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 redevelopment of the Vail Golf Course Clubhouse (i.e. accessory buildings, permanent and temporary, and uses customarily incidental and accessory to permitted or conditional outdoor recreational uses, and necessary for the operation thereof, including restrooms, drinking fountains, bleachers, concessions, storage buildings, and similar uses), located at 1775 Sunburst Drive/Lot 3, Sunburst Filing 3 and Unplatted Parcels (a complete metes and bounds description is available at the Community Development Department Office), and setting forth details in regard thereto. (PEC120036) Applicant: Town of Vail, represented by Greg Hall Planner: Bill Gibson I. SUMMARY The applicant, Town of Vail, is requesting the Planning and Environmental Commission's review of an amendment to an existing conditional use permit to facilitate the renovation of the Vail Golf Course clubhouse. This is a continuation of the Planning and Environmental Commission public hearing of this item from its October 22, 2012 and November 12, 2012 meetings. This conditional use permit application is associated with two other development applications previously reviewed by the Planning and Environmental Commission: 1. Zone district boundary amendment to rezone the golf course parking lot from the General Use (GU) District to the Outdoor Recreation (OR) District. 2. Prescribed regulation amendment to allow building heights for golf course clubhouses of up to 33 feet for sloping roofs of within the Outdoor Recreation (OR) District. Based upon Staff's review of the criteria outlined in Section VIII of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission approves, with conditions, the amendments to a conditional use permit application to allow for renovations to the golf course clubhouse, subject to the findings noted in Section IX of this memorandum. Since the proposed amendments to the use of the golf course clubhouse are associated with the construction of physical improvements to the existing facility which specifically involve increasing the height of the building to 33 feet, Staff recommends this conditional use permit approval be contingent upon the application obtaining Town of Vail approval of the associated design review applications and associated prescribed regulations amendment to the allowable building height within the Outdoor Recreation District. II. DESCRIPTION OF THE REQUEST The applicant, Town of Vail, in cooperation with the Vail Recreation District, is requesting the Planning and Environmental Commission's review of an amendment to an existing conditional use permit to facilitate the renovation of the Vail Golf Course clubhouse. As identified in the applicant's operations and management plan dated January 10, 2013 (Attachment C), the Vail Golf Course clubhouse includes the following elements: "Golf Pro Shop Nordic Center Administrative Offices Eating and Drinking Establishments (referred to below as Golfer Grille and deck) Banquet Facilities (referred to below as Banquet Room/Banquet Patio/Banquet Lawn) Lockers/Restrooms/Circulation/Storage Golf Cart Storage (referred to below as Cart Barn)" As identified in the applicant's request dated October 31, 2012, (Attachment B), the proposed golf course clubhouse renovation involves numerous project elements including the following: • "Dedicated banquet room with a capacity for 200 people, • Pre -convene space sufficient to support the banquet room, • The common areas, restrooms, elevator and stairs to be shared throughout the building, however there will be separate entrances for the banquet room and the recreation uses. • A grill/bar sized for +/--40 people plus outdoor/deck space, • A kitchen sized to serve the grill and a separate "warming kitchen" space for the banquet room, • Arrival to golf/ pro shop and Nordic space at the parking lot level, • Project design that provides for both winter and summer use to a finished quality expected for Vail guests, Town of Vail Page 2 • The separation of uses and enhancement of circulation throughout site and within the building, • Location of golf course finish area on the east side of the building in order to encourage golfers to exit through the grill/pro shop, • Clarification of circulation and entry on the front side of the building, • Maintain approximate existing building square footages while increasing the efficiency and functionality of the building, • Two-story tall (4 level) building, and • Reuse of as much of the existing building structure, which is critical to maintain the original project budget." Since the Planning and Environmental Commission's November 12, 2012 meeting, the applicant has revised the proposed application as outlined in the attached addendum (Attachment B): "The following is an addendum to the CUP application for the remodeling of the Vail Golf Course Club House. The purpose of this addendum is to provide additional information on the proposed CUP in response to staff and Planning and Environmental Commission comments and questions. Management and Operations Plan [Attachment D] A revised Management and Operations Plan has been submitted under separate cover. Revisions to this Plan have been made in response to PEC comments at its November 12th hearing. Changes made to this Plan include: • Clarification that in no cases shall temporary tents be permitted on the proposed practice/teaching green. • Refinements to the parking management element of the Plan. • Refinements to the neighborhood relations program and neighborhood liaison. Traffic Impact Assessment [Attachment E] A Traffic Impact Analysis of the proposed project has been prepared by Felsburg Holt and Ullevig. A copy of this report is provided under separate cover. Parking Assessment and Management Plan [Attachment F] A Parking Analysis of the proposed project has been prepared by Felsburg Holt and Ullevig. A copy of this report is provided under separate cover. This report addresses how a shared parking plan can be implemented in order to provide parking necessary to meet the needs of the various uses of the Club House and Golf Course. Building Height [Attachment B] Questions were asked regarding the height of the tower element on the building. The most recent PEC submittal included a roof plan and this plan depicted the height of the tower to be 40'0" As an architectural element, this height is permissible by zoning regulations. A copy of the roof plan is attached. Town of Vail Page 3 Water Quality The Town commits to providing storm water treatment as necessary to ensure the quality of water/runoff from the project. Storm water treatment will be depicted on final civil drawings for the project (to be completed at time of final DRB review) and will include oil/sand separators or other comparable Best Management Practices (BMP's), i.e. bio -swales and/or detention ponds." Based upon the testimony from the Planning and Environmental Commission's November 12, 2012 meeting, there may be some confusion about what is a permitted use, conditional use, or accessory use in the Outdoor Recreation District. For clarification: • The applicant is requesting an amendment to the current conditional use permit for the existing golf course clubhouse. • A golf course is a permitted use within the Outdoor Recreation District (Section 12-8B-2, Permitted Uses, Vail Town Code). • Accessory buildings, such as the Vail Golf Course clubhouse, are allowed in the Outdoor Recreation District as conditional uses (Section 12-8B-3, Conditional Uses, Vail Town Code). • The existing golf course clubhouse is an accessory use to the permitted Vail Golf Course. • As an accessory use, the existing golf course clubhouse is a conditional use in the Outdoor Recreation District (Section 12-8B-3, Conditional Uses, Vail Town Code). • The activities occurring at the existing golf course clubhouse simply define a golf course clubhouse. • An attempt to dissect any land use into successively smaller components (an accessory to an accessory to an accessory, etc.) creates a spiral that distorts the original intent of the subject zoning legislation. A vicinity map (Attachment A), application addendum (Attachment B), applicant's request (Attachment C), revised management and operations plan (Attachment D), traffic impact assessment (Attachment E), parking assessment and management plan (Attachment F), preliminary drainage report (Attachment G), architectural plans (Attachment H), and new public comment (Attachment 1) have been attached for review and inclusion in the record. Town of Vail Page 4 III. BACKGROUND The Vail Golf Course was constructed under Eagle County jurisdiction in the 1960's. In 1972, the subject portions of the Vail Golf Course (clubhouse and parking lot sites) were annexed into the Town of Vail through Ordinance No. 5, Series of 1972. While it is not clear from the Town's archives, the golf course clubhouse site appears to have been subsequently zoned Agriculture District. In 1973, the Town of Vail approved a final plat for the Sunburst at Vail Subdivision which included the golf course parking lot property. On August 7, 1973, the Town of Vail adopted Ordinance No. 8, Series of 1973, which established comprehensive zoning regulations for the Town of Vail. In establishing comprehensive regulations, this ordinance created 12 new zone districts including the Agriculture and Open Space District. The golf course clubhouse was site subsequently rezoned to the Agriculture and Open Space District. This ordinance also established Special Development District No. 1 for the "Sunburst Development", which included the golf course parking lot property. On August 16, 1977, the Town of Vail adopted Ordinance No. 17, Series of 1977, which rezoned the golf course parking lot property from Special Development District No. 1 to the Public Use District. On September 14, 1977, the Town of Vail approved the Sunburst Filing 2 plat which established the golf course parking lot property as Lot 3. On December 20, 1977, the Town of Vail approved the final plat for Sunburst Filing 3, a re -subdivision of Sunburst Filing 2. In January of 1984, the Town of Vail purchased the Vail Golf Course property from the Pulis Ranch. On October 4, 1994, the Town of Vail adopted Ordinance No. 21, Series of 1994. In part, this ordinance repealed the Public Use District and reestablished it as the General Use District. This ordinance also established a new zone district named the Outdoor Recreation District. On November 7, 1995, the Vail Town Council adopted Ordinance No. 19, Series of 1995, which rezoned 67 properties to the Natural Area Preservation District, Outdoor Recreation District, or General Use District. Portions of the Vail Golf Course were rezoned from the Agriculture and Open Space District to the new Outdoor Recreation District. This ordinance also amended the Outdoor Recreation District to allow "golf course" as a permitted use. In 2000, the Vail Jr. Hockey Association, Vail Recreation District, and Town of Vail proposed constructing a seasonal ice rink at the Vail Golf Course driving range. To Town of Vail Page 5 facilitate construction of the proposed seasonal ice rink, three development applications were submitted: minor subdivision, rezoning, and a conditional use permit. On September 25, 2000, the Planning and Environmental Commission approved a final plat to subdivide the golf course clubhouse and driving range sites into a new Vail Golf Course Clubhouse Subdivision and a conditional use permit for the construction of a seasonal ice rink. The Commission forwarded a recommendation of approval to the Vail Town Council for the proposed rezoning of the clubhouse and driving range from Outdoor Recreation District to General Use District. On April 17, 2001, the Vail Town Council adopted Ordinance No. 9, Series of 2001, to rezone the Vail Golf Course Clubhouse Subdivision from Outdoor Recreation District to the General Use District. Adjacent property owners opposed to the seasonal ice rink subsequently filed an appeal of the ice rink approvals. A court decision on the appeal nullified the rezoning of the golf course clubhouse and driving range due to procedural errors. The merits of the rezoning were not reviewed by the court. The Vail Golf Course Clubhouse Subdivision final plat was not executed and recorded within the one-year timeframe prescribed by the Planning and Environmental Commission, so the Commission's approval of the plat expired. Rather than pursuing the rezoning of the golf course clubhouse and driving range further, the Vail Jr. Hockey Associated, Vail Recreation District, and Town of Vail chose instead to propose amendments to the Outdoor Recreation District to allow the seasonal ice rink at the golf course driving range. On October 14, 2002, the Planning and Environmental Commission approved a conditional use permit for the seasonal ice rink contingent upon the Vail Town Council's approval of amendments of the Outdoor Recreation District. On November 5, 2002, the Vail Town Council adopted Ordinance No. 29, Series of 2002, which allowed a "seasonal use or structure" as a conditional use in the Outdoor Recreation District. On November 8, 2011, the Town of Vail electorate approved ballot question #1 which stated "Without increasing taxes, shall the Town of Vail use the remainder of the one and one-half percent lodging tax revenues and one-half percent sales tax revenues collected from January 1, 2003 through December 31, 2005 to fund the following projects that will promote recreation, promote tourism and support the economy in the Town of Vail: Expansion and improvement of the clubhouse at the Vail Golf Course and Nordic Center, including multi -use community space,- Field pace, Field expansion and restroom renovation at the Ford Park Sports Complex, and Town of Vail Page 6 Ford Amphitheater improvements, including outdoor seating and restroom improvements?" On April 16, 2012, the Town of Vail (golf course property owner), in cooperation with the Vail Recreation District (golf course operator), submitted a final plat application and a rezoning application intended to facilitate future renovations to the Vail Golf Course clubhouse in response to the 2011 election. On May 14, 2012, the Planning and Environmental Commission approved a final plat creating the Vail Golf Course Clubhouse Parcel and forwarded a recommendation of approval to the Vail Town Council for the rezoning of the golf course clubhouse site from Outdoor Recreation District to General Use District. Based upon subsequent public input, the applicant has withdrawn those applications. Prior to submitting new development applications for renovating the Vail Golf Course clubhouse, the Vail Town Council and the Vail Recreation District held multiple public hearings and community open houses to obtain additional public input on a variety of golf course related issues and proposals, including: a re -zoning process for the site, proposed parameters for use of temporary tents on the clubhouse site, possible uses for the existing 18th green following realignment of the hole, parking lot access, netting for the driving range, clubhouse remodel design, including site layout, landscaping, circulation, floor plans and elevations, etc. On September 24, 2012, the Town of Vail, in cooperation with the Vail Recreation District, submitted the subject zone district boundary amendment, prescribed regulation amendments, and conditional use permit amendment applications to facilitate renovations to the Vail Golf Course clubhouse. On October 11, 2012, the Town of Vail and the Vail Recreation District were notified of a complaint filed by adjacent property owners in Eagle County District Court alleging the golf course renovation project violates an existing covenant on the golf course property, among other claims. At this time, the lawsuit does not prevent the Planning and Environmental Commission's review of the three submitted development applications. On October 22, 2012, the Planning and Environmental Commission held a public hearing to discuss the three submitted applications: (zone district boundary amendment to rezone the golf course parking lot from the General Use District to the Outdoor Recreation District, prescribed regulation amendment to allow building heights of up to 33 feet for sloping roofs within the Outdoor Recreation (OR) District, and the conditional use permit amendments to allow for the redevelopment of the Vail Golf Course Clubhouse). The applicant introduced the golf course clubhouse project, public testimony was heard, the Commission asked questions of the applicant, and the public hearing was continued to a future meeting. At its November 7, 2012, public hearing the Design Review Board held a conceptual review of the proposed clubhouse renovation. The applicant introduced the golf course Town of Vail Page 7 clubhouse project, public testimony was heard, the Board asked questions of the applicant. The following is a summary of the conceptual comments from the Design Review Board: • The Board was generally complimentary of the building design direction and the proposed landscaping plan. • The clubhouse should have traditional, mountain architecture detailing; rather than contemporary, mountain architecture detailing. • There needs to be are consistent architectural theme among all the golf course buildings. • The proposed primary roof ridge should be "broken up" with a ridgeline step, dormer, architectural projection, or some other method. • The north elevation of the clubhouse should be more decorative. • Exterior signage should be considered at this time and not at the end of the project design development. • The vehicle entrance should be visually enhanced to reduce confusion about which driveway should be used to enter the site. • Electric power should be incorporated into the landscape plan to facilitate the lighting of a "holiday tree" or trees. On November 12, 2012, the Planning and Environmental Commission reopened the public hearing of the three submitted golf course clubhouse renovation applications (zone district boundary amendment to rezone the golf course parking lot from the General Use District to the Outdoor Recreation District, prescribed regulation amendment to allow building heights of up to 33 feet for sloping roofs within the Outdoor Recreation (OR) District, and the conditional use permit amendments to allow for the redevelopment of the Vail Golf Course Clubhouse). The applicant answered questions from the Planning and Environmental Commission's previous meeting, described revisions to the golf course clubhouse project, public testimony was heard, and the Commission asked questions of the applicant. The Planning and Environmental Commission then forwarded the Vail Town Council a recommendation of approval for the proposed zone district boundary amendment application and the proposed prescribed regulations amendment application by votes of 5-0-2 (Pierce and Hopkins recused). The Planning and Environmental Commission continued the public hearing of the proposed conditional use permit amendment application to a future meeting. IV. ROLES OF THE REVIEWING BODIES Planning and Environmental Commission: The Planning and Environmental Commission is responsible for final approval, approval with modifications, or denial of a conditional use permit application, in accordance with the provisions of Chapter 12-16, Conditional Use Permits, Vail Town Code. Design Review Board: The Design Review Board has no review authority over a conditional use permit amendment application. However, the Design Review Board is responsible for the Town of Vail Page 8 final approval, approval with modifications, or denial of any accompanying design review application. Town Council: The Town Council has the authority to hear and decide appeals from any decision, determination, or interpretation by the Planning and Environmental Commission and/or Design Review Board. The Town Council may also call up a decision of the Planning and Environmental Commission and/or Design Review Board under certain conditions. V. APPLICABLE REGULATIONS VAIL LAND USE PLAN CHAPTER II: LAND USE PLAN GOALS / POLICIES (in part) The goals articulated here reflect the desires of the citizenry as expressed through the series of public meetings that were held throughout the project. A set of initial goals were developed which were then substantially revised after different types of opinions were brought out in the second meeting. The goal statements were developed to reflect a general consensus once the public had had the opportunity to reflect on the concepts and ideas initially presented. The goal statements were then revised through the review process with the Task Force, the Planning and Environmental Commission and Town Council and now represent policy guidelines in the review process for new development proposals. These goal statements should be used in conjunction with the adopted Land Use Plan map, in the evaluation of any development proposal. The goal statements which are reflected in the design of the proposed Plan are as follows: 1. 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. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.10 Development of Town owned lands by the Town of Vail (other than parks and open space) may be permitted where no high hazards exist, if such development is for public use. 1.12 Vail should accommodate most of the additional growth in existing developed areas (in fill areas). 2. Skier/ Tourist Concerns Town of Vail Page 9 2.1 The community should emphasize its role as a destination resort while accommodating day visitors. 2.4 The community should improve summer recreational options to improve year- round tourism. 2.5 The community should non -skier recreational options to improve year-round tourism. 6. Community Services 6.1 Services should keep pace with increased growth. 6.2 The Town of Vail should play a role in future development through balancing growth with services. 6.3 Services should be adjusted to keep pace with the needs of peak periods. CHAPTER VI: PROPOSED LAND USE (IN PART) P — Parks: Included in this category are town owned parcels intended for both active recreation activities such as athletic fields, golf courses and playgrounds, as well as areas for various passive recreation activities. TITLE 12: ZONING REGULATIONS Chapter 12-1: Title, Purpose, Applicability (in part) 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. 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. Town of Vail Page 10 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. Chapter 12-2: Definitions (in part) LOT OR SITE: A parcel of land occupied or intended to be occupied by a use, building, or structure under the provisions of this title and meeting the minimum requirements of this title. A lot or site may consist of a single lot of record, a portion of a lot of record, a combination of lots of record or portions thereof, or a parcel of land described by metes and bounds. Article 12-813: Outdoor Recreation District Section 12-8B-1: Purpose The outdoor recreation district is intended to preserve undeveloped or open space lands from intensive development while permitting outdoor recreational activities that provide opportunities for active and passive recreation areas, facilities and uses. 12-8B-2: Permitted Uses The following uses shall be permitted in the OR district: Bicycle and pedestrian paths. Golf courses. Town of Vail Page 11 Interpretive nature walks. Nature preserves. Passive outdoor recreation areas and open spaces. 12-88-3: Conditional Uses The following conditional uses shall be permitted, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title: Accessory buildings (permanent and temporary) and uses customarily incidental and accessory to permitted or conditional outdoor recreational uses, and necessary for the operation thereof, including restrooms, drinking fountains, bleachers, concessions, storage buildings, and similar uses. Cemeteries. Communications antennas and appurtenant equipment. Equestrian trails, used only to access national forest system lands. Public parks and active public outdoor recreation areas and uses, excluding buildings. Public utility and public service uses. Seasonal use or structure. Ski lifts, tows and runs. Well water treatment facilities 12-88-4: Accessory Uses The following accessory uses shall be permitted in the OR district: Accessory uses in the OR district are subject to conditional use permit review in accordance with the provisions of chapter 16 of this title. 12-88-5: Lot Area and Site Dimensions: Not applicable in the OR district. 12-88-6: Setbacks: In the OR district, the minimum setback shall be twenty feet (20) from all property lines, except as may be further restricted by the planning and environmental commission in conjunction with the issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title. Town of Vail Page 12 12-8B-7: Height: For a flat roof or mansard roof, the height of buildings shall not exceed twenty one feet (21'). For a sloping roof, the height of buildings shall not exceed twenty four feet (24). 12-8B-8: Density. Not applicable in the OR district. 12-8B-9: Site Coverage: Site coverage shall not exceed five percent (5%) of the total site area. 12-8B-10: Landscaping And Site Development: Landscape requirements shall be determined by the design review board in accordance with chapter 11 of this title. 12-8B-11: Parking: Off street parking shall be provided in accordance with chapter 10 of this title. 12-8B-12: Additional Development Standards: Additional regulations pertaining to site development standards and the development of land in the outdoor recreation district are found in chapter 14 of this title. 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. VI. SITE ANALYSIS Vail Golf Course Parking Lot Address: 1775 Sunburst Drive Legal Description: Lot 3, Sunburst Filing 3 Town of Vail Page 13 Zoning: Outdoor Recreation District Land Use Designation: Park Mapped Geological Hazards: High Severity Rockfall Lot Area: 1.01 acres (+/- 43,995 sq. ft.) Vail Golf Course Clubhouse Address: 1775 Sunburst Drive Legal Description: Unplatted Zoning: Outdoor Recreation District Land Use Designation: Park Mapped Geological Hazards: High Severity Rockfall Lot Area: 90.75 acres (+/- 3,995,070 sq.ft.) Standard Allowed/Required Lot/Site Area: n/a Setbacks Front: 20 ft. or per PEC West Side: 20 ft. or per PEC East Side: 20 ft. or per PEC Rear: 20 ft. or per PEC Height: Height, Architectural Projection Density & GRFA: Site Coverage: Landscaping: Parking: 30 ft. flat / 33 ft. sloped 41.25 ft.* n/a 199,853 sq.ft. (5%) Proposed 91.76 ac (3,997,065 sq.ft.) >20 ft. >20 ft. >20 ft. >20 ft. 33 ft. sloped 40 ft. tower n/a 23,510 sq.ft. (0.6%) per Design Review Board n/a 122 spaces 124 spaces *Pursuant to Section 14-10-4-F, Vail Town Code, architectural projections may extend above the height limit by a distance of up to 25% of the height limit (33'+25%=41.25'). VII. SURROUNDING LAND USES AND ZONING Existing Use Zoning District North: 1-70 n/a South: Residential Single Family District and SDD #24 West: Residential Low Density Multiple Family District East: Residential Two -Family Primary/Secondary District Town of Vail Page 14 VIII. REVIEW CRITERIA Before acting on an amendment to an existing 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 proposed amendment to an existing conditional use permit is intended to facilitate renovations to the Vail Golf Course clubhouse in response to the 2011 election in which the Vail electorate re -allocated conference center funds specifically for the "expansion and improvement of the clubhouse at the Vail Golf Course and Nordic Center, including multi -use community space"which Staff finds consistent with the development objectives of the Town. The proposed conditional use permit amendment maintains the historic uses of the Vail Golf Course clubhouse and surrounding grounds for a golf pro shop, administrative offices, locker rooms, restrooms, golf cart storage, eating and drinking establishments, meeting rooms, banquet facilities, etc. The proposed conditional use permit amendments will facilitate the updating and upgrading of the aged, existing clubhouse to improve the recreational and cultural opportunities for Vail citizens and guest in keeping with the Town of Vail's stated vision and mission: "Our Vision - To be the Premier International Mountain Resort Community! Our Mission - We will provide the citizens of Vail and our guests superior services, outstanding environmental stewardship and an abundance of recreational, cultural and educational opportunities." The Vail Golf Course is designated as Park by the Vail Land Use Plan. The proposed amendment to an existing conditional use permit for the golf course clubhouse continues the use of the Vail Golf Course property for active and passive outdoor recreation activities, such as golf and Nordic sports, consistent with the purpose of the Park land use designation: "P — Parks: Included in this category are town owned parcels intended for both active recreation activities such as athletic fields, golf courses and playgrounds, as well as areas for various passive recreation activities." The proposed amendment to the existing conditional use permit for the golf course clubhouse is consistent with the goals of the Vail Land Use Plan as outlined in Section V of this memorandum. By renovating the existing clubhouse building, rather than constructing additional buildings at the Vail Golf Course, Vail will 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 and additional growth is accommodated within existing developed areas. The proposed renovations to Town of Vail Page 15 the clubhouse will facilitate an upgrade the quality of development at the Vail Golf Course. Constructing a "world-class" clubhouse promotes Vail's role as a destination resort and improves the summer recreational options to improve year-round tourism. A renovated golf course clubhouse will also further Vail's goal of providing non -skier recreational options to improve year-round tourism. The proposed conditional use permit amendment also expands the community's recreational services to keep pace with increased growth and the needs of peak periods. Staff finds other goals of the Vail Land Use Plan as outlined in Section V of this memorandum to not be applicable to this amendment to an existing conditional use permit application. Based upon the proposed architectural plans, proposed management and operations plans, proposed parking management plan, etc. Staff finds that the proposed amendment to the existing conditional use permit furthers the general and specific purposes of the Town's adopted Zoning Regulations as prescribed by Title 12, Zoning, Vail Town Code - "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. 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. Town of Vail Page 16 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." The proposed amendment to the conditional use permit for the clubhouse continues to preserve undeveloped and open spaces lands while providing opportunities for passive and active outdoor recreation activities such as golf and Nordic sports. The proposed amendment to an existing conditional use permit therefore advances the purposes of the Outdoor Recreation District as prescribed by Article 12-8B, Vail Town Code: "Section 12-8B-1: Purpose The outdoor recreation district is intended to preserve undeveloped or open space lands from intensive development while permitting outdoor recreational activities that provide opportunities for active and passive recreation areas, facilities and uses." There is only one golf course in Vail. Because of its unusual and special characteristics, the applicant is proposing a management and operations plan and a parking management plan to ensure the effects of clubhouse renovation are compatible and harmonious with the surrounding properties and the Town as a whole, while also achieving the development objective of the community. Therefore Staff finds proposed amendments to a conditional use permit to be consistent with the purposes of Chapter 12-16, Conditional Use Permit, Vail Town Code. "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 17 Based upon these factors, Staff finds the proposed amendments to an existing conditional use permit to be consistent 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. Based upon the scope of the applicant's proposal, Staff finds that the proposed conditional use permit will have no significant impacts on the light and air, distribution of population, transportation facilities, utilities, schools, or other public facilities needs in comparison to existing conditions. Staff finds that the proposed amendments to the conditional use permit will have positive impacts on the community's park and recreation facilities. The proposed amendment will facilitate the construction of updates and improvements to an existing, aged golf course clubhouse. As further identified in the applicant's request, the proposed renovation of the clubhouse includes: • "Dedicated Banquet Room with a capacity for 200 people, • Pre -convene space sufficient to support the Banquet Room, • The common areas, restrooms, elevator and stairs to be shared throughout the building, however there will be separate entrances for the Banquet Room and the recreation uses. • A grill/bar sized for +/--40 people plus outdoor/deck space, • A kitchen sized to serve the grill and a separate "warming kitchen" space for the Banquet Room, • Arrival to Golf/ pro shop and Nordic space at the parking lot level, • Project design that provides for both winter and summer use to a finished quality expected for Vail guests, • The separation of uses and enhancement of circulation throughout site and within the building, • Location of golf course finish area on the east side of the building in order to encourage golfers to exit through the grill/pro shop, • Clarification of circulation and entry on the front side of the building, • Maintain approximate existing building square footages while increasing the efficiency and functionality of the building, • Two-story tall (4 level) building, and • Reuse of as much of the existing building structure, which is critical to maintain the original project budget." As part of this conditional use permit amendment proposal, the applicant is proposing a management and operations plans (Attachment F). Staff finds that the proposed management and operations plans minimizes any negative impacts of this proposal on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Staff also finds that the proposed management and operations plan minimizes impacts of this proposal on Town of Vail Page 18 neighboring property owners. The proposed management and operations plan addresses the following items: • Golfer grill and patio • Banquet room, banquet patio, and banquet lawn • Tents • Golf cart access and flow • Parking and parking management • Lighting • Noise and amplified sound • Hours of operation • Use of the old 18th green • Neighbor notification and liaison • Approval process and amendments to the plan Staff finds the proposed amendments to the conditional use permit, along with the restrictions imposed by the management and operations plan are consistent with this review criterion. 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. The proposed amendment to a conditional use permit includes modifications to the golf course traffic patterns and upgrades to the configuration and design of the parking lot. These modifications will better accommodate and delineate vehicular arrival and access, patron drop-off, bus maneuvering, trash pickup, delivery access, and emergency vehicle staging than the existing conditions. Snow removal will be accommodated in accordance with the applicant's proposed management and operations plan (Attachment D). The existing bus stop along Sunburst Drive will be maintained. The existing driveway curb -cuts will also be maintained, rather than being relocated to the south. Maintaining the existing curb -cut locations will not create any additional conflicts between vehicular traffic and pedestrian/bicycle traffic along Sunburst Drive. The parking requirements for a golf course are not specified in the parking schedules of Section 12-10-10, Parking Schedules, Vail Town Code. Therefore, the parking requirement shall be determined by the Planning and Environmental Commission (12- 10-10, Vail Town Code). The Town of Vail has development policies that require parking for land uses to be provided on-site and off-site, but not within the public streets. The applicant is proposing parking for the golf course on-site and off-site through a parking management plan. The applicant is not proposing parking for the Vail Golf Course on the adjacent Sunburst Drive. Town of Vail Page 19 A traffic impact assessment prepared by Felsburg Holt & Ullevig dated December 21, 2012, (Attachment E) examines the traffic impacts associated with the proposed renovation of the golf course clubhouse and the proposed changes in use associated with this conditional use permit amendment application. This report examines both the existing traffic conditions and the "expansion trip generation" associated with the applicant's request. This traffic impact assessment concludes that: 'Based on the available data and the assessment presented here regarding trip making, there is no indication that Sunburst Drive or Vail Valley Drive East would be overwhelmed by the net 2974 square -foot increase remodeling. The roadways appear to be functioning well below their comfortable capacity, and even a peak banquet room function associated with the expansion would generate only 200 trips per day, less than two percent of the road's carrying capacity." The proposed management and operations plan addresses both parking lot snow storage/removal and parking management to improve the functionality of the golf course parking lot compared to existing conditions. The proposed management and operations plan includes the following parking management elements: • Scheduling • Employee parking • Parking lot management • Parking lot permits • On-site valet parking • Off-site valet parking • Shuttles A parking assessment and management plan prepared by Felsburg Holt & Ullevig dated December 21, 2012, (Attachment F) further examines the parking impacts associated with the proposed renovation of the golf course clubhouse and the proposed changes in use associated with this conditional use permit amendment application. This report examines the existing parking conditions and the parking needs associated with the applicant's request. This report further defines a parking management plan to accommodate the parking demands of the various functions of the golf course clubhouse. This parking management plan involves both strategically scheduling activities at the golf course and implementing active management techniques such as on-site valet parking, off-site valet parking, and shuttles. The parking assessment and management plan concludes that: 'Based on the available data and the analysis presented herein, larger (200 person) and additional banquet room functions can be accommodated as part of the remodeling provided that: Banquet room functions are appropriately scheduled relative to their size. Active management strategies are implemented commensurate with the anticipated attendance level. Town of Vail Page 20 • The operations of the lot be monitored and assessed on a regular basis to refine the management process and develop best practices at managing the clubhouse parking." Based upon all these factors, Staff finds that the proposed amendment to a conditional use permit will improve 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 consistent with this review criterion. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. The proposed amendments to the conditional use permit will facilitate the remodel of the existing aged and worn Vail Golf Course clubhouse and grounds. The proposed physical improvements to this property will enhance the character of the area. As a renovation utilizing an existing building foundation, the location and general bulk and mass of the clubhouse is similar to existing conditions. The renovated clubhouse will be a 21,841 sq.ft. building located on an approximately 92 acre site. The golf course clubhouse is a significantly less dense development than the neighboring single- family, two-family, and multi -family residential zoned properties. The proposed 33 foot height of the golf course clubhouse are the same 33 foot heights allowed for the neighboring Two -Family Primary/Secondary Residential District, lower than the 38 foot heights allowed for the neighboring Low Density Multiple -Family District, and lower than the 30 foot height limit of the one adjacent Single -Family District zoned lot. The proposed golf course clubhouse exceeds the minimum 20 foot setbacks prescribed the Outdoor Recreation District. The clubhouse combined with the other nearby golf course buildings constitutes only 0.6% site coverage which is below the 5% allowed within the Outdoor Recreation District. Based upon these facts, Staff finds the proposed amendment to a conditional use permit is consistent with the scale, bulk and character of the surrounding uses. To further ensure a positive effect upon the character the area, the applicant is proposing a management and operations plan addresses the following items: • Golfer grill and patio • Banquet room, banquet patio, and banquet lawn • Tents • Golf cart access and flow • Parking and parking management • Lighting • Noise and amplified sound • Hours of operation • Use of the old 18th green Town of Vail Page 21 • Parking lot snow storage • Neighbor relations • Enforcement • Approval process and amendments to the plan The applicant is also construction parking lot improvements and implementing a parking management plan, including prohibiting parking along Sunburst Drive, to meet the anticipated parking demands of the renovated golf course clubhouse. Staff finds that the elements of the proposed management and operations plan and the parking management plan will minimize any negative effects upon the neighboring property owners and the character of surrounding area consistent with this criterion. IX. STAFF RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission approves, with conditions, these amendments to a conditional use permit, pursuant to Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for the redevelopment of the Vail Golf Course Clubhouse (i.e. accessory buildings, permanent and temporary, and uses customarily incidental and accessory to permitted or conditional outdoor recreational uses, and necessary for the operation thereof, including restrooms, drinking fountains, bleachers, concessions, storage buildings, and similar uses), located at 1775 Sunburst Drive/Lot 3, Sunburst Filing 3 and Unplatted Parcels (a complete metes and bounds description is available at the Community Development Department Office), and setting forth details in regard thereto. This recommendation is based upon the review of the criteria outlined in Section VIII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this conditional use permit amendment request, the Community Development Department recommends the Commission passes the following motion: "The Planning and Environmental Commission approves this request for amendments to a conditional use permit, pursuant to Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for the redevelopment of the Vail Golf Course Clubhouse (i.e. accessory buildings, permanent and temporary, and uses customarily incidental and accessory to permitted or conditional outdoor recreational uses, and necessary for the operation thereof, including restrooms, drinking fountains, bleachers, concessions, storage buildings, and similar uses), located at 1775 Sunburst Drive/Lot 3, Sunburst Filing 3 and Unplatted Parcels (a complete metes and bounds description is available at the Community Development Department Office), and setting forth details in regard thereto." Should the Planning and Environmental Commission choose to approve this conditional use permit amendment request, the Community Development Department recommends the Commission imposes the following conditions: Town of Vail Page 22 "1. This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approval of the associated design review applications (PRJ12-0156). 2. This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approval of the associated prescribed regulations amendment to the allowable building height within the Outdoor Recreation District (Ordinance No. 21, Series of 2012). 3. The applicant shall operate the subject golf course clubhouse in accordance with the management and operations plan prepared by the Town of Vail and the Vail Recreation District dated January 10, 2013 as approved by the Planning and Environmental Commission on January 14, 2013, and the parking management plan prepared by Felsburg, Holt & Ullevig dated December 21, 2012 as approved by the Planning and Environmental Commission on January 14, 2013. Failure by the applicant to operate the subject golf course clubhouse in accordance with the approved management and operations plans and the parking management plan shall be considered a violation of the Vail Town Code (Section 1-4-1, General Penalty, Vail Town Code, and Section 12-3-9, Compliance, Violations, Penalties). 4. Any future amendments to this conditional use permit approval shall be reviewed in accordance with the procedures prescribed by the Vail Town Code (Chapter 12-16, Conditional Use Permit, Vail Town Code)." Should the Planning and Environmental Commission choose to approve this conditional use permit amendment request, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Sections VIII of the Staff memorandum to the Planning and Environmental Commission dated January 14, 2013, 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 Outdoor Recreation 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, and, 3. The proposed conditional use permit complies with each of the applicable provisions of Chapter 12-16, Conditional Use Permit, Vail Town Code." Town of Vail Page 23 X. ATTAC H M E N TS A. Vicinity Map B. Addendum, dated December 20, 2012 C. Applicant's Request, dated October 31, 2012 D. Management and Operations Plan, dated January 10, 2013 E. Traffic Impact Assessment, dated December 21, 2012 F. Parking Assessment and Management Plan, dated December 21, 2012 G. Preliminary Drainage Report, dated November 7, 2012 H. Architectural Plans, stamped received January 10, 2013 I. Additional Public Comment received since November 12, 2012 Town of Vail Page 24 d 0 d 3 U A-1 U w M r O N r �J 0 40 a) E a) T 0 L Wm O O u •C.) 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The purpose of this addendum is to provide additional information on the proposed CUP in response to staff and Planning and Environmental Commission comments and questions. Management and Operations Plan A revised Management and Operations Plan has been submitted under separate cover. Revisions to this Plan have been made in response to PEC comments at its November 12th hearing. Changes made to this Plan include: • Clarification that in no cases shall temporary tents be permitted on the proposed practice/teaching green. • Refinements to the parking management element of the Plan. • Refinements to the neighborhood relations program and neighborhood liaison. Traffic Impact Assessment A Traffic Impact Analysis of the proposed project has been prepared by Felsburg Holt and Ullevig. A copy of this report is provided under separate cover. Parking Assessment and Management Plan A Parking Analysis of the proposed project has been prepared by Felsburg Holt and Ullevig. A copy of this report is provided under separate cover. This report addresses how a shared parking plan can be implemented in order to provide parking necessary to meet the needs of the various uses of the Club House and Golf Course. Building Height Questions were asked regarding the height of the tower element on the building. The most recent PEC submittal included a roof plan and this plan depicted the height of the tower to be 40' 0". As an architectural element, this height is permissible by zoning regulations. A copy of the roof plan is attached. Water Quality The Town commits to providing storm water treatment as necessary to ensure the quality of water/runoff from the project. Storm water treatment will be depicted on final civil drawings for the project (to be completed at time of final DRB review) and will include oil/sand separators or other comparable Best Management Practices (BMP's), i.e. bio-swales and/or detention ponds. Vail Golf Course Clubhouse Re -Model Rezoning Request Text Amendment to Outdoor Rec Zone District Amendment to Conditional Use Permit Prepared for: Town of Vail 75 South Frontage Road Vail, CO 81657 September 24, 2012 revised October 2, 2012, October 31, 2012 Vail Golf Course Club House Re -Model CUP Amendment/Rezoning/Text Amendment October 2012 INTRODUCTION The purpose of this report is to provide information regarding development applications for the proposed remodeling of the Vail Golf Course Club House. While no changes will be made to existing uses that have been in place at the Club House for the past forty years, the remodel will make significant upgrades to the building and to the overall guest experience of its users. A dedicated space for banquets and other functions is the most significant change to the building. Other improvements include a new bar/restaurant, improved spaces for the pro shop and nordic operations, expanded golf cart storage, and improved lockers, circulation, restrooms. The building and site design will dramatically improve the sense of arrival to the Club House and is also designed to better organize uses and where necessary separate the various users of the Club House. The following information is provided below: • Project Introduction, • Approach to design of project, • Applications submitted, • Background on the Club House and this proposal, and • Development applications. This application has been submitted on behalf of the Public Works Department of the Town of Vail in conjunction with participation of the Vail Recreation District (VRD). PROJECT INTRODUCTION In 2011 the Vail Town Council took steps to re -allocate Conference Center funds to other Town projects. The underlying goal of this effort was to utilize the approximately $9.4 million on projects that would "increase overall economic vitality" throughout the Town and among other things have the potential to increase occupancy, have the potential to increase sales tax growth as a result of the investment and enhance the experience for those who live, work and play in Vail. In the fall of 2011, voters endorsed the use of Conference Center funds for three projects — Golf Course Club House improvements, improvements to the Ford Amphitheater and improvements to Ford Park. Specific improvements for each of these projects were defined in response to the underlying goals articulated in the 2011 ballot language: Vail Golf Course Club House Remodel CUP Amendment/Rezoning/Text Amendment Page 1 Without increasing taxes, shall the Town of Vail use the remainder of the one and one-half percent lodging tax revenues and one-half percent sales tax revenues collected from January 1, 2003 through December 31, 2005 to fund the following projects that will promote recreation, promote tourism and support the economy in the Town of Vail: Expansion and improvement of the clubhouse at the Vail Golf Course and Nordic Center, including multi -use community space; Field expansion and restroom renovation at the Ford Park Sports Complex; and Ford Amphitheater improvements, including outdoor seating and restroom improvements? The main improvements envisioned for the Club House included a new, dedicated Banquet Room and a number of other improvements to the Club House that would significantly improve nordic and golf course operations and the overall aesthetics and guest experience of those who use the Club House. APPROACH TO THE DESIGN OF THIS PROJECT At a very general level, the following vision statement for the project has played a major role in design decisions over the past months: "... to design a facility that broadens the appeal of golf and nordic facilities while expanding the opportunities for year around use, by creating a unique and special sense of place that is aligned with guest expectations for a world class destination resort ... " This broad vision statement has influenced the overall direction of the project design. However, many other factors including but not limited to the development program, operations, existing conditions and the overall characteristics of the site have directly influenced the team's approach to project design. A plan set of proposed improvements has been submitted under separate cover. Specific parameters used in the project design included: Dedicated Banquet Room with a capacity for 200 people, Pre -convene space sufficient to support the Banquet Room, The common areas, restrooms, elevator and stairs to be shared throughout the building, however there will be separate entrances for the Banquet Room and the recreation uses, Vail Golf Course Club House Remodel CUP Amendment/Rezoning/Text Amendment Page 2 • A grill/bar sized for +/-40 people plus outdoor/deck space, • A kitchen sized to serve the grill and a separate "warming kitchen" space for the Banquet Room, • Arrival to Golf/ pro shop and Nordic space at the parking lot level, • Project design that provides for both winter and summer use to a finished quality expected for Vail guests, • The separation of uses and enhancement of circulation throughout site and within the building, • Location of golf course finish area on the east side of the building in order to encourage golfers to exit through the grill/pro shop, • Clarification of circulation and entry on the front side of the building, • Maintain approximate existing building square footages while increasing the efficiency and functionality of the building, • Two-story tall (4 level) building, and • Reuse of as much of the existing building structure, which is critical to maintain the original project budget. APPLICATIONS SUBMITTED Three related development applications are proposed in order to facilitate the remodel of the Club House. These include: 1. Rezoning a portion of the Club House area from General Use (GU) to Outdoor Recreation (OR), 2. A text amendment to the OR District to increase allowable building height for golf course club houses from 21' (flat roof) and 24' (sloping roof) to 30' (flat roof) and 33' (sloping roof), and 3. Amendment to existing Conditional Use Permit to allow for modifications to the Club House. The PEC's review of this project will involve one or more public hearings, the purpose of which will be to introduce the project, address the PEC and the public's initial questions and comments, scope potential issues and get other input on the project, and eventually, PEC action. BACKGROUND ON THE CLUB HOUSE AND THIS PROPOSAL Following an election in the fall of 2011 in which voters endorsed a reallocation of a portion of Conference Center Funds to the Club House project, the Town assembled a project team and design work on project began earlier this year. Since that time the team has held numerous meetings with the Town Council and the Recreation Sub -Committee to define the scope of the project and to review progress on the design of the project. In July a neighborhood meeting was held at the Club House to gather input from the public regarding issues and concerns with the project. Vail Golf Course Club House Remodel CUP Amendment/Rezoning/Text Amendment Page 3 This past summer and early fall the project team held a series of public work sessions with the Town Council. The focus of these work sessions was to discuss all aspects of the project, specifically dealing with neighborhood issues/concerns and potential alternatives for how the zoning, project design and operation of the modified Club House can address neighborhood concerns. In 1986 a Conditional Use Permit for the expansion of the Club House was approved by the PEC. Main elements of the '86 expansion was new golf cart storage, expansion of the bar/dining area, a new meeting room and an expanded kitchen. The Club House has not seen any significant upgrades since the '86 expansion. The Vail Golf Course is located on portions of Vail Village Filing 7, Vail Village Filing 8 and on a number of unplatted parcels. The existing Club House is located on a +/-90 acre unplatted parcel that is zoned Outdoor Recreation (OR). An area generally encompassing the Club House parking lot is located on Lot 3, Sunburst Filing 3 and is currently zoned General Use (GU). In both districts "golf courses" are a permitted use and "accessory buildings" (i.e. the Club House) are a conditional use. As such, an amendment to the current CUP is necessary in order to allow for the planned remodeling of the Club House. DEVELOPMENT APPLICATIONS The following summarizes the three development applications proposed for the Vail Golf Course Club House project. Rezoning of Parking Lot from General Use (GU) to Outdoor Recreation (OR) Currently the Club House area is zoned two different zone districts. The parking lot is zoned GU while the Club House building and immediately surrounding area is zoned OR. Having what is essentially one development site zoned two different zone districts creates an awkward situation and this rezoning request is proposed in large part to remedy this existing situation. Either the OR or GU district could provide a suitable and workable zoning for the golf course Club House area. Based in large part on input from the community, the GU portion of the Club House area is proposed to be rezoned to OR. Many residents in the golf course neighborhood expressed concern with the board range of land uses that could be proposed under GU zoning. In response to this concern the proposed rezoning would designate the entire Club House area as OR. Criteria to be used in evaluation of a proposed change to zone district are as follows: How the proposed change in district boundaries is consistent with the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and compatible with the Town of Vail's development objectives. Vail Golf Course Club House Remodel CUP Amendment/Rezoning/Text Amendment Page 4 Response The change in district boundaries is proposed in large part to resolve the existing condition of the club house area being zoned two different zone districts. Either the GU district or the OR district can provide a zone designation suitable for the operation of the golf course and the club house. The purpose of the change to district boundaries is to eliminate confusion inherent in both zone districts being in place. 2. How the proposed change in district boundaries is compatible with and suitable to adjacent uses and appropriate for the area. Response Either the GU or the OR district could provide a zone designation suitable for the operation of the golf course and Club House. The proposal to rezone the GU portion of the Club House area to OR is proposed specifically in response to neighborhood concerns with the wide range of potential uses that could be proposed under GU zoning. As such, the rezoning is proposed specifically to ensure compatibility and a suitable relationship to adjacent uses and properties. How the proposed change in district boundaries is in the best interest of the public health, welfare and safety. Response The proposed rezoning to OR will establish a zoning mechanism that includes permissible uses and other development controls that will allow for the ongoing operation of the Golf Course and Club House which furthers the health, welfare and safety of the entire community. s d, Course "ig Vail Golf Course Club House Remodel CUP Amendment/Rezoning/Text Amendment Page 5 Outdoor Recreation Zone District - Building Height Code Amendment The OR district currently limits building height to 21' (flat roof) and 24' (sloping roof). Simply stated, this height limitation creates a significant design constraint in creating a quality interior space within any golf course club house, including this Club House. This limitation is also the most restrictive height limitation of any zone district within the Town. In order to establish a building height that will allow for the design of an appropriate, quality golf course club house, a code amendment to allow for building height of 30' (flat roof) and 33' (sloping roof) is proposed. The following text amendment is proposed to section 12-8B-7 of the Outdoor Recreation zone district of the Vail Town Code: 12-813-7: HEIGHT: For a flat roof or mansard roof, the height of buildings shall not exceed twenty one feet (2P). For a sloping roof, the height of buildings shall not exceed twenty four feet (24'). For golf course club houses, for a flat or mansard roof, the height of buildings shall not exceed thirty feet (30 "). For a sloping roof, the height of buildings shall not exceed thirty-three feet (33 ). The rationale for this text amendment is as follows: • The 21'/24' building height limit in the OR District is the most restrictive height limitation in any zone district. • The 21'/24' building height does not provide sufficient height to create quality interior spaces. • As proposed, the amendment would allow building height of 30'/33' for a "golf course club house" only, which effectively limits this height increase from being utilized on other OR zoned properties which do not have a golf course club house. • The 30'/33' building height proposed for golf course club houses is consistent with allowable building heights on other similar buildings in the Town. Criteria to be used in evaluation of a proposed amendment to the zoning code are as follows: How the proposed amendment is consistent with the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and compatible with the Town of Vail's development objectives. Response The proposed amendment would establish some consistency with how other properties in the vicinity are treated and also allow building height sufficient to create a well-designed, quality golf course club house. 2. How the proposed amendment is compatible with and suitable to adjacent uses and appropriate for the area. Vail Golf Course Club House Remodel CUP Amendment/Rezoning/Text Amendment Page 6 Response Though the text amendment would apply generally to all districts zoned OR with a golf course club house, currently, only this property has a golf course club house. As it relates to this property, the proposed text amendment would allow for building heights that are consistent with allowable building height of properties in the vicinity of this Club House. As such, the scale of buildings at this Club House would be in keeping with those of the surrounding neighborhood. How the proposed amendment is in the best interest of the public health, welfare and safety. Response The proposed text amendment would allow for building heights sufficient to design and construct a well-designed, quality golf course club house, which promotes recreation, tourism and the economy of the Town of Vail, which in turn is in the best interest of the public health, welfare and safety. Amendment to Existing Conditional Use Permit (CUP) A CUP is currently in place for the Vail Golf Course Club House. An amendment to this CUP is proposed to allow for the remodeling of the Club House. Historically the Club House has been an accessory use to the golf course during summer months (cart storage, lockers, food and beverage, pro shop, offices, etc.), and has been used by the Vail Nordic Center during winter months. Throughout the year the Club House has traditionally been used to host banquets, parties and other functions, a use that is very common in golf course club houses throughout the county. When used for banquets and other functions the bar/restaurant area has a seated capacity of approximately 120 people. While this space has been used for these purposes for many years, the existing CUP includes no specific parameters or controls regarding this use of the Club House. Proposed uses for the Club House are the same as how the building has historically been used - the Golf Course will utilize the Club House in the summer, the Nordic Center will utilize the Club House in the winter and throughout the year the Banquet Room in the Club House will be used for banquets and other functions. With this remodel, the uses in the Club House will remain the same, however significant upgrades will be made to the building and to the overall guest experience of its users. The Banquet Room, a dedicated space for banquets and other functions with a capacity of 200 people, is the most significant change to the building. Other improvements include a new bar/restaurant (intended primarily to serve golfers), improved spaces for the pro shop and nordic operations, expanded golf cart storage, and improved lockers, circulation and Vail Golf Course Club House Remodel CUP Amendment/Rezoning/Text Amendment Page 7 restrooms. The building and site design will dramatically improve the sense of arrival to the Club House and is also designed to better organize uses and where necessary separate the various users of the building. The CUP includes two main elements — the Development Plan (comprehensive design drawings of the proposed building and site improvements and a Vail Golf Course Club House Management and Operations Plan (Operations Plan), a document outlining how the Club House will be used and managed. The CUP also includes a diagram defining the area covered by the CUP (see below). This area includes the Club House, parking lot and the immediately surrounding area. Improvements planned for the Club House are located within this area and commitments or obligations outlined in the proposed Operations Plan pertain to this area. k'W,4.(P (:o urs k"ning Below is a summary of the Development Plan and the Operations/Management Plan. Development Plan In accordance with submittal requirements for a CUP, a Development Plan for the project has been submitted. This plan provides comprehensive information on the design of the building and site/landscape improvements. Information provided includes building elevations and floor plans, roof plan, site plan, landscape plan, grading plan and lighting plan. The Development Plan has been submitted under separate cover. The proposed building and site improvements have been designed to conform to all zoning/development standards as outlined in the OR Zone District (assuming the Vail Golf Course Club House Remodel CUP Amendment/Rezoning/Text Amendment Page 8 proposed height amendment is approved). The following table summarizes these standards: Standard Minimum Lot Area/Site Dimensions N/A Setbacks Building Height (2) Density Site Coverage Landscape Area Parking 20' (all sides) 30'/33' N/A 5% of site area, or 197,631 SF (3) Determined by DRB 122 spaces Proposed 91.76 acres (1) 3 8' front 510' side 203'side 33' 23,510SF .006% (4) 124 spaces (1) Includes unplatted parcel (90.75 ac) and Lot 3 (1.01 ac) (2) Indicates proposed OR building height via text amendment, existing building height limitation is 21'/24' (3) Figure reflects 5% of acreage of unplatted tract on which the Club House is located (4) Landscape area of Lot 3 and the unplatted tract is estimated to be 98% Parking requirements for the proposed Club House can be satisfied with minor expansion and re -organization of the existing parking lot. The following summarizes how parking has been calculated for the Club House. The Town's Zoning Code does not include parking requirements specific to a golf course. As such, parking demand for the course and Club House has been determined based on the parking that currently exists and then assessing a new parking demand for the expansion or change to any of the parking generating uses within the Club House (i.e. the Banquet Room, restaurant and pro shop). Vail Golf Course Club House Remodel CUP Amendment/Rezoning/Text Amendment Page 9 Vail Gaif Course Parking Analysis I-Ckt-12 Existing P'arirfng Condition ............................ , „ .„,,,, ®.. � 1 h dstur s Parking Srpac s 11.2.11 104 rtdpeci spaces plusexcess asphalt area capable of acral-nire od citing $ 4d ditlprrai spates Pardt�rwuc g'reaNacicsvvr7, .�r aces, �„,�v„ Sf d.:er iReguiromeni as oer '”de I 1 �, itesta rsrant 18 8 1898 � 1 space per Y2ii "5i Q�4ee tlnj, l uc rrer m,,,,,, X95 1 space per 12f2 Sf 1. ...® --------- .......,_ Pro 'mlop 810 89911 space per 2CiSr Cnaff f.nGayrse 89.9 __-0 nfa 'No code mom.. fr�r course, parkonp,uleterrnitreed by sutptractlr7gc�tirer cases tr�rovn esrstunhspace Ad:rdal 11.2,11 � i 1 i Proposed Parking l4ernand .............. .....,m as�9"dee�uirevnrwr7t rregs� Req staAa�,t �.S 1025face a+ai2f5F _,.....,,m. Meetrn asseunhf space i 2311 2A�8 1 pace eu 120 Sf rsc 1092�I 300 Sa pro 4area 85.G sapP e ipelr *f� dr-Lra1iL 79Y determined f�'S4Sd]t,f;�r�'i�ryp fYti9k"r Np��mP's M (Tom �r"�W p'��9riN � Aa hdr°'�� i ... lotaf 128 1 .—,^.m.^... 2. 5% MU credit 3.1 .. `Fatal new reg uimmn r t rrei t Yi, 9 Sf are appara drnate and subject to change ...........................1 as designs are refined, „n..,a m,.,,,, M, .,1.,. A,� ,,,,.d .. ,,,, .a .....,,, ..., >, e.,, In order to meet the Code requirement for parking, an additional 14 spaces have been added to the existing parking lot. This has been accomplished with minor refinement and re -organization of the parking lot. There is a slight reduction to the overall size of the parking lot. The existing parking lot includes only 750SF of interior landscaped area, the proposed parking lot includes 2,000SF of interior landscaped area. It should be understood that this parking, while satisfying code requirements, does not address the potential parking impacts of an event being held in the Banquet Room during peak golf course operations. In these cases, a Parking Management Plan will be implemented. Potential parking management measures that may be implemented include moving employee parking off-site, employing a valet program, and using shuttles to transport patrons of the Banquet Room to and from the Club House. This plan is an element of the Management and Operations Plan for the Club House, a copy of which has been submitted under separate cover. It is the intention of the applicant that upon approval of the CUP the commitments and obligations outlined in the Plan will be binding on the operators of the Club House. Vail Golf Course Club House Remodel CUP Amendment/Rezoning/Text Amendment Page 10 F F w G F q, F 21111 - Management oManagement and Operations Plan The existing Club House has been used for banquets, parties and other functions for the past forty years. However, there are currently no parameters or limitations on how the Club House can be used for these purposes. It is recognized that operational parameters do need to be established in order to minimize any potential impacts of the Club House on the immediate neighborhood. By way of example, the proposed Operations Plan will address topics such as hours of operation, lighting and noise. The VRD has been directly involved in the preparation of the proposed Operations Plan for the Club House. This plan is considered to be a key element of the CUP and it is expected that it will be incorporated into any final approval for the project. A copy of the proposed Vail Golf Course Club House Management and Operations Plan has been submitted under separate cover. Criteria to be used in evaluation of a proposed CUP are as follows: 1. Describe the precise nature of the proposed use and measures proposed to make the use compatible with other properties in the vicinity. Vail Golf Course Club House Remodel CUP Amendment/Rezoning/Text Amendment Page 11 Response The uses proposed by this amendment to the existing CUP are the same as the uses that have taken place in the building for many years. A notable change to existing conditions is the creation of a dedicated room for banquets and other functions — the Banquet Room. The existing room can accommodate +/-120 people and the new Banquet Room will have a maximum capacity of 200 people. To ensure compatibility with other properties in the vicinity, a number of management and operational parameters are included in the proposed Vail Golf Course Club House Management and Operations Plan. This Plan addresses use of the building, hours of operations, tents, parking management, noise/amplified sound, use of the previous 18th green area and neighborhood relations. 2. The relationship and impact of the use on development objectives of the Town. Response In 2011 the Vail Town Council took steps to re -allocate Conference Center funds to other Town projects. The underlying goal of this effort was to utilize the approximately $9.4 million on projects that would "increase overall economic vitality" throughout the Town and among other things have the potential to increase occupancy, have the potential to increase sales tax growth as a result of the investment and enhance the experience for those who live, work and play in Vail. The purpose of the project is directly in keeping with the Town's development obj ectives. 3. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facility's needs. Response The project will enhance golf and nordic skiing operations and also create new community space that can be used for a variety of public needs. Improvements to the existing parking lot will improve operational aspects of the Town's bus system that services the Golf Course neighborhood. 4. The 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 streets and parking area. Response The larger, dedicated Banquet Room within the Club House will allow for larger groups and more frequent functions within the Banquet Room. This will result in increased traffic on Sunburst Drive. However, this Vail Golf Course Club House Remodel CUP Amendment/Rezoning/Text Amendment Page 12 incremental increase in traffic is not significant when compared to background traffic in the neighborhood generated by existing residences, the golf course/nordic center itself and the existing banquet functions that occur at the Club House. Sunburst Drive has the capacity to accommodate increased traffic volume from the proposed CUP. Striped bicycle lanes currently exist along both side of Sunburst Drive from its intersection with Vail Valley Drive to just beyond the Club House. Parking for the golf course and the proposed CUP will be provided within the golf course parking lot. The existing lot will be increased in size by 12 spaces in order to provide the number of parking as prescribed by the Vail Town Code. It should be noted that this parking, while satisfying code requirements, does not address the potential parking impacts of a function being held in the banquet room during peak golf course operations. In these cases a Parking Management Plan will be implemented. By way of example, potential parking management measures that may be implemented include moving employee parking off-site, employing a valet program, and using shuttles to transport patrons of the Banquet Room to and from the Club House. This plan is an element of the proposed Management and Operations Plan for the Club House, a copy of which has been submitted under separate cover. It is the intention of the applicant that upon approval of the CUP the commitments and obligations outlined in the Plan will be binding on the operators of the Club House. The 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. Response The scale of the improved Club House proposed is in keeping with the scale of buildings in the surrounding area. With a dedicated Banquet Room for banquets and other functions, the frequency and size of functions hosted in the building will likely increase from what has occurred in the recent past. In response to this and to minimize the potential for negative effects from the proposed use on surrounding uses, a Management and Operations Plan has been proposed. This Plan addresses use of the building, hours of operations, tents, parking management, noise/amplified sound, use of the previous 181' green area and neighborhood relations. Other than the Vail Town Code, there are currently no parameters governing the use of the existing facility. Vail Golf Course Club House Remodel CUP Amendment/Rezoning/Text Amendment Page 13 Vail Golf Course Club House Management and Operations Plan TOWN OF VA I,. i January 10, 2013 "�i:t'CE'IVE'fI TOWN OF VAIL' � By bgibson at 11:09 am, Jan 10, 2013 Purpose and Intent of Document The Vail Golf Course Club House Management and Operations Plan was prepared by the Vail Recreation District (VRD) and the Town of Vail to address the management and operation of the remodeled Vail Golf Course Club House and Nordic Center. The Plan is an element of the Conditional Use Permit (CUP) application that has been submitted to the Town, the purpose of which is to facilitate the remodeling of the Club House. Upon approval of the CUP the commitments and obligations outlined in the Plan will be binding on the operators of the Club House. For the last 40 years the Vail Golf Club and Nordic Center has successfully operated the Club House hosting numerous social events and public functions without a formal management and operations plan. It is the intention of this Plan to document how the Club House will be operated with specific measures intended to minimize the impacts of the Club House on the immediate neighborhood and in doing so provide the community with a clear understanding of how the Club House will operate. Vail Golf Course Club House Management and Operations Plan Page 1 Vail Golf Course Club House The Club House includes the following primary uses: Golf Pro Shop Nordic Center Administrative Offices Eating and Drinking Establishments (referred to below as Golfer Grille and deck) Banquet Facilities (referred to below as Banquet Room/Banquet Patio/Banquet Lawn) Lockers/Restrooms/Circulation/Storage Golf Cart Storage (referred to below as Cart Barn) The total gross floor area of the building is approximately 21,841 SF. The project site plan and main level floor plan are found below. These plans are provided as a point of reference as they identify specific uses and or features of the Club House that are referenced in this Management and Operations Plan. Vail Golf Course Club House Management and Operations Plan Page 2 Vail Golf Course Club House Management and Operations Plan Page 3 XY uVW'M�rc"� 11 xnC¢m wV fiffim MMN� qq gym+ �1tl e M CMN p a PrAPA-Red Management and Operations Plan This section outlines how various elements of the Club House will be managed and operated. A. Golfer Grille and Patio The Golfer Grille will be located on the second level and north side of the Club House. The Grille will have an enclosed seating area for approximately 40 persons and outdoor seating for approximately another 25 persons. This space is primarily intended to serve the golfer, however depending on demand the Golfer Grille may also operate in non -golf seasons or may be operated to complement the Nordic Center. B. Banquet Room, Banquet Patio and Banquet Lawn The Banquet Room will be made available to the public as a space for both private functions and for community -oriented activities. Examples of Vail Golf Course Club House Management and Operations Plan Page 4 how the room may be used include, but are not limited to banquets, parties, receptions, weddings, lectures, fund-raisers, business meetings and other similar functions. The Banquet Patio and Banquet Lawn provide outdoor spaces that can be used in conjunction with the Banquet Room. The maximum number of attendees for functions at the Banquet Room, regardless of the type of function, is 200. The actual number of attendees for any particular function (up to 200) will vary depending upon the type of function and seating arrangement (i.e. table seating, theater seating, etc). C. Tents The temporary placement of tents within the CUP Area shall not be permitted unless specifically approved via the Town of Vail Special Events permit process or the CUP process. In no cases shall a tent be permitted on the proposed practice and teaching green. D. Golf Cart Access and Flow The golf cart access and flow is being positioned to the north side of the Club House so that golfers and patrons of the Banquet Room are not in conflict. Cart pick up will occur at the northwest side of the building. Golf cart drop off will occur on the northeast side of the Club House. The intent is to provide a seamless experience for the golfer and for other users of the Club House. E. Parking and Parking Management A Parking Management Plan shall be implemented in order to adequately provide for the parking demands of the Club House and specifically the Banquet Room. The underlying goal of the Parking Management Plan is to ensure that the parking needs associated with the Banquet Room are provided within the golf course parking lot in a manner that does not result in parking on Sunburst Drive. 124 spaces are provided within the Club House parking lot (this includes four spaces in the "drive-through lane). These spaces provide parking in conformance with the Vail Town Code and are adequate to meet the typical daily needs of the Golf Course and the Nordic Center. During non - peak periods of the Golf Course and Nordic Center (non -peak periods include both the spring/fall golf seasons and late afternoon and evening hours for both the Golf Course and Nordic Center) the existing parking lot is of sufficient size to accommodate the parking demands of the Banquet Room. At other times during the golf and nordic ski seasons the use of the Banquet Room will necessitate the implementation of one or more Vail Golf Course Club House Management and Operations Plan Page 5 measures intended to manage parking needs to ensure that parking does not occur on Sunburst Drive. The VRD will determine the specific parking management measures to be implemented based on the type of function, the time of year, the time of day and the number of participants expected to be utilizing the Banquet Room. In addition, when scheduling functions at the Banquet Room the VRD will consider other events that may be occurring at the Golf Course or Nordic Center to ensure that major events are not scheduled concurrently. Collectively, the parking management measures to be implemented will constitute the Parking Management Plan for that event. Elements of the Parking Management Plan may include one or more of the following: Scheduling - The VRD will schedule the use of the Banquet Room so as to not coincide with major events or during periods of peak use of the Golf Course and Nordic Center. Employee Parking - Approximately 15 parking spaces can be made available for Banquet Room parking by requiring Golf Course and Banquet Room employees to park off-site (at either the Town of Vail Public Works shops or the Golf Course Maintenance Facility). Parking lot management - The parking lot will be managed prior to and during events at the Banquet Room in order to direct users to appropriate parking areas and ensure proper implementation of the Parking Management Plan. Parking Lot Permits - As a means to manage on-site parking, the VRD may issue parking permits to users of the Banquet Room. Parking permits will be limited to an amount equal to the number of parking spaces anticipated to be available on the day of the function. Only those Banquet Room users with a parking pass will be permitted to park on-site. On -Site Valet parking - Approximately 30 additional parking spaces can be created utilizing a valet parking program. Off-site Valet parking - Approximately 50 off-site valet spaces can be utilized at the Town of Vail Public Works facility. Shuttles - Utilizing shuttle vans or buses to transport users of the Banquet Room from local hotels and/or from the Vail Transportation Center or the Lionshead Transportation Center or other locations. Vail Golf Course Club House Management and Operations Plan Page 6 The Parking Management Plan to be implemented (if any) and the costs associated to implement such measures will be documented in the rental agreement with the user of the Banquet Room. In cases where a Parking Management Plan is required the rental agreement will also include a parking compliance deposit. This deposit will be held by the VRD and refunded following successful adherence to the Parking Management Plan. In conjunction with any rental of the Banquet Room the VRD will notify the Town of Vail in a timely manner of the date, time and number of participants of the rental and the Parking Management Plan to be implemented. In the event that the Parking Management Plan has not been successful in preventing parking on Sunburst Drive the Town will meet with the VRD to understand the circumstances of why the parking management measures were not successful. In the event that VRD approved Parking Management Plans are unsuccessful in preventing parking on Sunburst Drive, the Town of Vail reserves the right to assume approval authority over Parking Management Plans. As needed, The Vail Town Council will meet with the VRD to review operations of the Banquet Room and specifically the performance of the Parking Management Plans. Such meetings will be posted and the VRD neighborhood liaison will inform neighbors via the email contact list (see section K). The parking of cars along Sunburst Drive is prohibited, provided however, that the Town of Vail may grant exceptions and allow parking along Sunburst Drive for unique circumstances. Such exceptions may be granted only after review and approval of a permit by the Town of Vail. In such cases road side parking will be located on the north side of Sunburst Drive (west of driving range) and will be managed and controlled by the VRD with enforcement as necessary provided by the Town of Vail Police Department. No overnight parking will be allowed within the parking lot except for Town or VRD vehicles as may be required from time to time. The parking lot will not be used for golf cart storage. F. Lighting Exterior lighting shall conform to all applicable Town ordinances. Unless necessary for safety or security reasons or as required by building or other codes, all exterior lights will be turned off within one hour after the conclusion of an event at the Banquet Room or one-half hour after the time the Club House closes. Vail Golf Course Club House Management and Operations Plan Page 7 G. Noise and Amplified Sound All uses and all activities within the Club House, including the Banquet Room, Banquet Patio and Banquet Lawn, shall conform to the Town of Vail Noise Ordinance. Ambient music is permitted on the Banquet Patio and the deck of the Golfer Grille. Temporary outdoor amplification of sound on the Banquet Patio or Banquet Lawn is permitted in accordance with the following parameters: 1) amplification for a person speaking to a group or officiating a wedding, ceremony or similar activity, 2) amplification for live music performed during a wedding, ceremony or similar activity, and 3) no amplification of any kind shall occur after 8:00 p.m. The Banquet Room will be air conditioned (or mechanically cooled) so that the windows can be closed to minimize noise from within. All windows of the Banquet Room will be closed at any time amplified music occurs after 8:00 p.m. All users of the Club House will be informed that the Club House is located on a municipal public golf course and within a residential neighborhood. All rental agreements will require Banquet Room users to agree to respect the quiet enjoyment of the neighboring properties and to be held to the provisions of this Management and Operations Plan. Appropriate penalties will be put in place by the VRD to ensure groups understand the conditions under which they are using the Club House. H. Hours of Operation Hours of operation for the Club House shall correspond to the normal hours of use for the Golf Course and Nordic Center. Hours of operations for the Banquet Room shall be from 8:00 am to 12:00 am.; provided, however, that exceptions to these hours may be made for holidays (i.e. New Years Eve) and other special events. In such cases the VRD calendar of events shall specifically indicate the hours of the event. In no cases shall use of the Banquet Patio or Banquet Lawn be permitted past 10:00 pm. Vail Golf Course Club House Management and Operations Plan Page 8 I. Use of Old 18th Green The "old" 18th green shall be used as a practice and teaching green for putting, chipping, and other golf -related instruction. No other uses shall be permitted in this area. J. Parking Lot Snow Storage Snow storage for the Club House parking lot will be located at the south end of the parking lot. As deemed necessary by the Town of Vail Department of Public Works, during the course of the winter snow stored in the parking lot will be removed and trucked to a remote location. K. Neighbor Relations The VRD will post a calendar of events on its website in order to keep the neighborhood informed of activities at the Club House, including use of the Banquet Room. Notice of events shall include a description of the event (including whether alcohol will be served), areas of the Club House to be used, the anticipated number of participants, the hours of the event, and the Parking Management Plan (if applicable). The VRD will designate a staff member who will serve as a neighborhood liaison in order to provide a single point of contact for neighbors who have questions or concerns about the management and operation of the Club House. The neighborhood liaison will host a minimum of one neighborhood meeting each year and will be available to meet with neighborhood residents on an as needed basis throughout the year to answer questions and obtain input regarding the use of the Club House and this Management and Operations Plan. The VRD neighborhood liaison will work directly with an appointed neighborhood representative if and when one is designated by the neighborhood. The VRD will manage a "neighborhood email contact list" to be used to inform neighbors of any upcoming public meetings regarding the Club House and this Management and Operations Plan. The contact list will include neighbors who notify the VRD of their desire to be included on the contact list. The Town Council of the Town of Vail and the VRD Board of Directors will meet annually (or more frequently as may be needed) to review the management of the Club House, to discuss any issues that may have arisen and to discuss potential changes to the management and operation of the Club House. This meeting shall be open to the public. Vail Golf Course Club House Management and Operations Plan Page 9 The VRD neighborhood liaison will inform neighbors included on the neighborhood email contact list of this meeting. L. Enforcement The VRD and/or the catering company working the rental will have appropriate staff present to monitor compliance with the Management and Operations Plan during the operation of the Banquet Room. Penalties for non-compliance will be clearly provided for in all rental agreements and will include revoking a compliance deposit for violating any provision of the rental agreement or the Management and Operations Plan. M. Approval Process and Amendments to this Plan This Plan is approved by the Town of Vail Planning and Environmental Commission as an element of the CUP for the remodel of the Vail Golf Course Club House. Amendments to this Plan shall be reviewed and approved in accordance with Chapter 16, Conditional Use Permits, of Title 12 Zoning Regulations, of the Vail Town Code. Vail Golf Course Club House Management and Operations Plan Page 10 MA EL G' 4HOLT & ULLEVIG corlaoectba A' na d erdlat'nchl9, communities December 21, 2012 Mr. Greg Hall, PE Public Works Director Town of Vail 75 S. Frontage Road Vail, CO 81657 RE: Vail Golf Course Clubhouse Expansion — Traffic Impact Assessment FHU Project No. 12-457-01 Dear Mr. Hall: This letter -report is intended to provide information concerning the traffic impact associated with the Vail Golf and Nordic clubhouse Remodel effort. The remodel would adjust the square footage of a number of rooms (some increasing, some decreasing in size, some not changing at all) resulting in a net increase of 2,974 square feet of space. The remodeling is intended to make the clubhouse a more attractive option for various types of functions, as well as to accommodate larger up to 200 -person functions. Questions have been raised about the traffic impact and parking needs relative to the expansion. This letter -report addresses the traffic impact. A separate letter -report addresses the parking needs of the venue given the expansion. EXISTING TRAFFIC CONDITIONS Currently, the clubhouse serves the Vail Golf Course, which includes 18 holes, a driving range, and a restaurant. While the remodeling would affect the configuration of one golf hole, it is not anticipated to have an impact on the level of golfing that occurs. The only change in traffic will be from that resulting from an increase in banquet -related functions and the notion that some of the functions will be larger than those hosted in the past. Sunburst Drive provides direct access to the clubhouse. As a two-lane road, Sunburst Drive extends east approximately one-half mile from the site into a cul-de-sac turnaround. Approximately one-quarter mile to west, Sunburst Drive intersects Vail Valley Drive East (also a two-lane roadway), which extends to the South Frontage Road. Sunburst Drive also includes designated bicycle lanes along the outside of the vehicular lanes. 0300'.'°)outh Svnacus� Woa,, Suite 600 �°wwn�t�:�a��s4uq, ("'10 80111 t,w] 303 72LJ44() d,IN 503.72k(')832 December 21, 2012 Mr. Greg Hall, PE Page 2 No recent traffic data are available along either of these roadways, but peak hour turning movement count data collected back in the winter of 2005/2006 indicate that Vail Valley Drive East served nearly 250 vehicles per hour during the PM peak hour just south of the South Frontage Road. Using typical peak hour -daily traffic inferences, this would suggest that Vail Valley Drive East serves between 2000 and 3000 vehicles per day during the peak winter season (just south of the South Frontage Road). Much of this traffic "bleeds off' at the Vail Valley East/Sunburst Drive intersection, leaving Sunburst Drive traffic levels estimated to be on the order 800 to 1200 vehicles per day during the peak winter season just above Vail Valley Drive East. Traffic count data are not available during the summer season. However, the Institute of Transportation Engineers' Trip Generation (9th edition) indicates that the average 18 -hole golf course can generate a total of 650 trips per day when in use. Vail's Golf Course, being in a resort environment, may function differently than a typical golf course in a suburban setting relative to trip -making, but this is at least some sort of indicator of the traffic that Sunburst Drive may be serving (at a minimum) west of the golf course during the summer season (plus that associated with residential uses above Vail Valley Drive East). The planning -level capacity of a two-lane road typically ranges from 10,000 to 15,000 vehicles per day. Based on the aforementioned data, Sunburst Drive and Vail Valley Drive East appear to be serving traffic levels well below these capacity levels. EXPANSION TRIP GENERATION The 2974 square -foot net increase is anticipated to attract more functions. Additional trip -making associated with this attraction is closely tied to the nature, size, and frequency of banquet room functions. The nature of the remodeling is not specifically captured in the Institute of Transportation Engineers' Trip Generation. The closest land use category listed is a Recreational Community Center, which is shown to include meeting rooms and many other uses as well. While not exactly a match with the proposed expansion, it is the closest category in the manual. Based on the data for this category, the 2974 -square -foot expansion could generate an average 100 trips per day additional as a Recreational Community Center. Another way in considering the traffic impact is to examine the nature of increased activity that is anticipated at the facility given the expansion. The project team has estimated that the expansion would allow up to a 200 -person function to take place, up from an estimated 140 persons at the existing venue. The average sized banquet room function is estimated to increase from 100 persons to 140. In addition, the number of functions has been estimated to increase from approximately 25 per year to between 65 and 70 per year. Table 1 was prepared to better illustrate this alternate means of considering the traffic impact. This table suggests that the average daily trip impact associated with the expansion would be on the order of 18 trips per day. This is an average increase calculated by summing all of the additional trips that occur over in a year's time due to the expansion and dividing by 365 days. Clearly, there will be times in which the impact is greater (Table 1 shows 200 trips per day could be generated by the maximum function size), but there will a much greater number of days in which there will not be any functions and hence, no traffic impact (more than 80 percent of the time). Also seen in the table is that a 200 -person banquet room function in the remodeled venue could add 30 trips per hour compared to a peak capacity function today. December 21, 2012 Mr. Greg Hall, PE Page 3 TABLE 1. VAIL GOLF COURSE CLUBHOUSE EXPANSION TRIP ESTIMATES 1. Based on estimates provided by the project team. 2. Trips calculated from attendance, assuming one trip in and one trip out at two persons per auto. 3. Assumes that all attendees arrive over a one-hour period, 2 persons per car. 4. Estimate based on calculated number of trips per year (number of functions multiplied by trips associated with average function size) divided by 365 days per year. 5. Proposed usage trips minus current usage trips (25 trips per day minus 7 trips per day). 6. Proposed usage trips minus current usage trips (100 trips per hour minus 70 trips per hour). SUMMARY Based on the available data and the assessment presented here regarding trip making, there is no indication that Sunburst Drive or Vail Valley Drive East would be overwhelmed by the net 2974 square -foot increase remodeling. The roadways appear to be functioning well below their comfortable capacity, and even a peak banquet room function associated with the expansion would generate only 200 trips per day, less than two percent of the road's carrying capacity. Should you have any questions regarding this progress report, please call me at 303-721-1440. Sincerely, FELSBURG HOLT & ULLEVIG Christopher J. Fasching, PE, PTOE Principal Current Clubhouse Proposed Clubhouse Usage Usage Estimated Number of Functions per Year' 25 65 Average Function Size • Persons' 100 140 • Daily Trips2 100 140 Maximum Function Size • Persons' 140 200 • Daily Trips2 140 200 • Peak Hour Trips3 70 100 Annualized Trips4 7 per day 25 per day Trip Increase • Average Annual Daily Trip Increase 0 18 trips per days • Peak Hour of a Maximum Capacity 0 30 trips per hour Function 1. Based on estimates provided by the project team. 2. Trips calculated from attendance, assuming one trip in and one trip out at two persons per auto. 3. Assumes that all attendees arrive over a one-hour period, 2 persons per car. 4. Estimate based on calculated number of trips per year (number of functions multiplied by trips associated with average function size) divided by 365 days per year. 5. Proposed usage trips minus current usage trips (25 trips per day minus 7 trips per day). 6. Proposed usage trips minus current usage trips (100 trips per hour minus 70 trips per hour). SUMMARY Based on the available data and the assessment presented here regarding trip making, there is no indication that Sunburst Drive or Vail Valley Drive East would be overwhelmed by the net 2974 square -foot increase remodeling. The roadways appear to be functioning well below their comfortable capacity, and even a peak banquet room function associated with the expansion would generate only 200 trips per day, less than two percent of the road's carrying capacity. Should you have any questions regarding this progress report, please call me at 303-721-1440. Sincerely, FELSBURG HOLT & ULLEVIG Christopher J. Fasching, PE, PTOE Principal MA EL G' 4HOLT & ULLEVIG corlaoectba A' na d erdlat'nchl9, communities December 21, 2012 Mr. Greg Hall, PE Public Works Director Town of Vail 75 S. Frontage Road Vail, CO 81657 RE: Vail Golf Course Clubhouse Expansion — Parking Assessment and Management Plan FHU Project No. 12-457-01 Dear Mr. Hall: This letter -report is intended to provide information concerning the parking impact associated with the Vail Golf and Nordic clubhouse remodel effort. The remodel would adjust the square footage of a number of rooms (some increasing, some decreasing in size, some not changing at all) resulting in a net increase of 2,974 square feet of space. The remodeling is intended to make the venue more attractive option for various types of functions, as well as to accommodate larger functions Questions have been raised about the traffic impact and parking needs relative to the remodeling. This addresses the parking impact and mitigation. A separate letter -report addresses the traffic needs of the proposed remodeling. EXISTING CONDITIONS Currently, the clubhouse serves the Vail Golf Course which includes 18 holes, a driving range, a pro shop, restaurant, and other ancillary uses. While the remodeling would affect the configuration of one hole, it is not anticipated to impact the level of golfing that takes place. The only change in parking will be that resulting from an increase in banquet -related functions and the notion that some of the functions will be larger than those hosted in the past. The existing clubhouse parking lot provides 112 designated spaces for the current uses. This supply has been more than adequate to accommodate winter activity (Nordic Center) at the clubhouse. During the summer, the 112 spaces suffices most of the time, but peak activities occasionally overwhelm the parking lot and require overflow parking to take place along Sunburst Drive. This occurred five times in 2012, all of which took place in July and August while golfing was at a peak. Some of these occurrences are the direct result of golfing tournaments which usually involve shotgun starts (and therefore a full course). Clearly, there are times in which the existing parking has been lacking. When banquet -type functions take place at the site, they are usually in the evening when golfing activity has subsided, and excess parking usually becomes available. The peak parking needs of golfing tend to be over the noon -time hours, whereas the peak parking needs for banquet activity tend to be in the late afternoon/early evening. However, there is limited coordination that has taken place regarding the scheduling of banquet functions in light of other activity, and this is thought to have contributed to overflow parking taking place along Sunburst Drive in the past. 0300'.'°)oudl Svnacus� Woa,, Suite 60 �°wwn�t�:�a��s4uq, t''0 80111 t,w] 303 72LJ1 4() ("ON iO3 „2q (8 21 December 21, 2012 Mr. Greg Hall Page 2 REMODELING PARKING NEEDS The 2974 square -foot net increase is anticipated to attract more functions. Additional parking needs associated with the remodeling are closely tied to the nature of the venue use and how the remodeling might increase the number of activities at the clubhouse. Functions are anticipated to occur between 60 and 70 times per year, so banquet room parking is not a consideration for 290 to 300 days per year, but adequate parking should be made available when a function is taking place. The parking needs have been estimating based on the anticipated operational characteristics of the clubhouse (golfing and activities) using various assumptions, some of which have been verified by anecdotal information regarding parking at the Donovan Pavilion in West Vail. Also, data from Institute of Transportation Engineer's Trip Generation manual (9th Edition) was reviewed in confirming certain aspects of this analysis. The plan that has resulted from this analysis is based on a shared parking concept in which multiple uses share a common parking lot, reduced in size to account for uses not peaking simultaneously. A classic shared -parking example is the combination of office and lodging uses; office parking tends to peak during the middle of the day, whereas parking demand for lodging peaks in the late evening. Providing a common parking lot to accommodate the simultaneous peak of these two uses would be overkill and lead to the construction of parking spaces that would never be used. The same concept is applicable for the clubhouse given golfing and banquet - related functions. Shared parking plans are common where two or more land uses/activities share a common parking lot, and shared parking is beneficial with respect to cost, environmental impact, and aesthetics (avoiding the "sea of asphalt"). In addition to a shared parking plan, a management plan is also needed to help ensure that banquet room function parking is balanced with golfing activity. The Town routinely manages its parking including that for major events at Ford Park (as an extreme example of the Town's management capabilities). In the clubhouse case, activities need to be scheduled such that enough excess golf parking is available and/or the appropriate management measures are implemented to increase capacity or to locate some of the parking demand off-site. The final parking plan needs to consider: • Ways of expanding the parking supply • Strategically scheduling activities to avoid conflicts with peak golf parking times • Management techniques to increase parking capacity at the existing lot (such as valet) and/or remove parking demand from the existing lot (off-site valet, shuttles) • Combinations of the above. Needed Parking for Remodeled Venue Major analytical considerations in determining the parking needs for banquet -related functions include identifying the anticipated attendance level and then estimating the average occupancy of parked vehicles associated with banquet room use. There is limited data available specific to the Vail clubhouse parking lot, so professional judgment has come into play into the analysis as well as other data to check the results as previously indicated. There is typically a range of reasonableness regarding assumptions for analyses such as this, and assumed parameters December 21, 2012 Mr. Greg Hall Page 3 applied here were selected to maintain conservatism in the analysis (i.e. the lower or more conservative end of the range). A key assumption used in this analysis pertains to auto occupancy. An average auto occupancy of 2.0 persons per car is being used here for banquet room parking. In reality, the auto occupancy will vary depending on the nature of the function. Anecdotally, a range of 2.0 and 3.0 person per vehicle would tend to be appropriate. Some of the larger functions will be wedding receptions in which families will travel in one vehicle. Information acquired from the Donovan Pavilion Management indicates that wedding receptions held there have averaged 150 attendees in size and they tend to utilize about one-third of the parking lot (45 parked vehicles). This is analogous to approximately 3.0 persons per car. Again, to remain conservative for this analysis of the clubhouse, an auto occupancy of 2.0 persons per car is being used for banquet room activities. Hard data should eventually be collected to better refine this figure and possibly adjust the process that is shown later in this letter -report. Given this, a peak activity involving 200 persons would require 100 spaces. An average function with 140 participants would need 70 spaces. Given no other activity at the clubhouse, this level of parking could be accommodated given the existing 112 space lot. But when other activity at the clubhouse also requires parking (such as golf activity), there will be fewer than the 112 spaces available. The amount of parking that is available depends on the time of year and the time of day in question. Herein lies the foundation for a shared parking plan and a management plan to ensure that functions (particularly larger ones up to the 200 -person limit) are not scheduled during peak golfing time periods without proper measures to accommodate all parking. The remodeling project will include the expansion of the parking lot by 12 spaces. This will be a positive step with respect to accommodating banquet room functions, but it is also a positive for peak golfing days that threaten to overflow onto Sunburst Drive (without a banquet room function) The additional 12 spaces (which would bring the total supply up to 124) could reduce the number of days that golf activity overflows the lot, thereby benefiting the parking operations during no activity at the banquet room as well. Excess Golfina Parkina Available As mentioned, golfing activity has filled the existing lot in the past; this occurred five times in 2012 during July and August, all on weekdays. However, it is recognized that the parking lot is not full all day long, and that parking demands tend to subside from their peak by mid-afternoon, with spaces becoming more available into late afternoon and evening. Understanding the nature of how much parking becomes available as the day progresses is a critical first step in crafting a parking plan for banquet room functions. Parking for golfing activity can vary by time of year and time of day. An estimated hourly profile can be developed based on tee time transactions obtained from the golf course. These tee times can be converted into estimated parking demands using various assumptions. The key assumptions used in this tee -time analysis include: • The average time period that a person (registered/paid tee time) stays parked at the clubhouse is five hours. Clubhouse staff have indicated that an 18 -hole round typically takes a little over four hours. Five hours was assumed as many golfers are at the Vail golf Course for a longer period of time, some to warm up on the driving range and some to unwind at the clubhouse after completing their round. December 21, 2012 Mr. Greg Hall Page 4 • An auto occupancy of 1.5 persons per vehicle. This is equivalent to half the parked vehicles serving one golfer and the other half serving two. • Employees use approximately 15 parking spaces. Hourly tee -time green fees were reviewed for the June to September 2012 time period, and these data were converted into estimated hourly parking demand using the assumptions above. In reviewing and sorting four months of hourly accumulated tee -time (and associated estimated parking) data, the following was discovered: • The mid-June to the end of August is the peak season for golf. Early June and September activity is generally 20 to 40 percent lower. • Parking accumulations during the mid-June to late August time period are estimated to be: a. 11:00 AM to 1:00 PM — Lot is full the vast majority of the time, barring bad weather b. At 2:00 PM, there are 5 to 10 spaces available on average in the existing lot. The 90th percentile of parking availability is virtually zero. c. At 3:00 PM, there are 10 to 20 spaces are available on average. The 90th percentile of parking provides 5 to 10 spaces. d. At 4:00 PM, there are 20 to 25 spaces are available on average. The 90th percentile of parking available is estimated to be between 10 and 20 spaces e. At 5:00 PM, there are an estimated 25 to 30 spaces available on average. The 90th percentile level provides an estimated 20 to 25 spaces. f. At 6:00 PM, there are an estimated 40 to 45 spaces available on average. The 90th percentile level provides an estimated 30 to 35 spaces. g. At 7:00 PM, there are an estimated 55 to 65 spaces available on average. The 90th percentile level provides 45 to 55 spaces. A clear pattern shown here is that parking at the existing lot becomes more available into the late afternoon and evening. As a check to the parking space quantities mentioned above, data published in the ITE Trip Generation Manual (9th Edition) for golf courses was reviewed. This reference presents golf course trip -making on an hourly basis for inbound and outbound movement, allowing one to calculate the accumulation of vehicles. The data are broken out in the manual for weekdays, Saturdays, and Sundays. Inbound and outbound trips can be added and subtracted to gauge parking accumulations. Using a 90th percentile level of ITE trip generation, their data suggest that peak accumulations of 125 to 130 vehicles result for an 18 -hole golf course. Analyzing the ITE data also suggests that: • Maximum accumulations tend to occur from 11:00 AM to 1:00 PM. This in line with the finding above from using the Vail tee -time data. December 21, 2012 Mr. Greg Hall Page 5 • By 3:00 PM, the parking accumulation is approximately 25 percent below peak levels of the day. This would equate to 25 to 30 spaces of the existing parking lot being available. • By 4:00 PM, the parking accumulation is approximately 30 percent below peak levels of the day. This would equate to 30 to 35 spaces of the existing parking lot being available. • By 5:00 PM, the parking accumulation is approximately 50 percent below peak levels of the day. This would equate to 55 to 60 spaces of the existing parking lot being available. • By 6:00 PM, the parking accumulation is approximately 65 percent below peak levels of the day. This would equate to 70 to 75 spaces of the existing parking lot being available. • By 7:00 PM, the parking accumulation is approximately 80 percent below peak levels of the day. The results from the ITE data above suggest that the levels of available parking at the clubhouse estimated from tee time data may actually be low. With the interest of maintaining conservatism in the analysis, the tee -time data results will still be used, but the ITE data clearly confirms that using the tee -time -based estimates is a conservative approach to developing a parking plan, in that they inherently imply a relatively low amount of parking would be available at the existing lot during the mid to late afternoon time period. The above parking space availability represents a best estimate of existing conditions during the peak season of mid-June to late August. Other months will typically provide a greater amount of available parking as golfing levels tend to drop at times outside of this two -and -a -half month period. As indicated, early June and all of September experience 20 to 40 percent less golfing activity. Very little golf occurs at any other times of the year outside the four-month June to September period. During the winter months of December through March, the clubhouse serves as the Nordic Center. Discussions with Vail staff suggest that the parking lot is usually not more than 50 percent utilized for winter activity. This in essence provides 50 to 60 spaces (one-half of 112) available for banquet room functions. PARKING PLAN To accommodate a shared and managed parking plan for golfing and banquet functions, a four - step process has been developed as guidance for venue booking staff. The following describes each step. Step 1 The first step in booking a function is to ensure that there is no other activity already scheduled on the same day. This applies to not only functions at the venue but golf -related activity as well, such as a tournament. Requests to book functions on days with other activities should be avoided. Upon this step being satisfied, the venue booking staff member should proceed to step 2. December 21, 2012 Mr. Greg Hall Page 6 Step 2 Considering that the parking lot will be expanded by 12 spaces and in using the 90th percentile of available parking (lower end of the estimates above), available parking can be converted into attendees using an average auto occupancy of 2.0 persons per car as previously discussed. So: • A3:00 PM function could accommodate up to 34 persons (12 new spaces plus 5 spaces available x 2 persons per car) without other measures. • A4:00 PM function could accommodate up to 44 persons (12 new spaces plus 10 available x 2 persons per car) without other measures. • A5:00 PM function could accommodate up to 64 persons (12 new spaces plus 20 available x 2 persons per car) without other measures. • A6:00 PM function could accommodate up to 84 persons (12 new spaces plus 30 available x 2 persons per car) without other measures. • A7:00 PM function could accommodate no more than 114 persons (12 new spaces plus 45 available x 2 persons per car) without other measures. The above time of day accommodation level represents the mid-June to late August time frame, peak season of golf. Should there be a request to book a function outside this period, Step 3 comes into play. Step 3 Adjust the total allowable attendee count as follows IF the function is to be scheduled before June 15 or after August 31: • Functions in early June and September can be increased by 44 persons (20 percent less golfing activity provides 22 spaces from the existing lot at 2 persons per car) not to exceed a total of 200 persons. • Functions in December through March can be increased by 136 persons (50 percent of the existing 112 spaces is 56, plus 12 new spaces provides 68 at 2 persons per car) not to exceed 200 persons. • Functions in April, May, October, and November can be increased to up to 200 persons barring any other activity taking place. At this point, a total attendance would result from summing that allowed in Step 2 and Step 3. Should there still be a need for additional attendees with respect to parking, Step 4 provides guidance as to other proactive management measures available and the relative impact in terms of parking and associated attendees. December 21, 2012 Mr. Greg Hall Page 7 Step 4 If additional attendees are still required, the following menu of options would be available: • Relocate employee cars off site. This could free up 15 spaces, allowing 30 more persons to attend. • Implement on-site valet parking (that would need to be implemented at the beginning of the day) which could allow an additional 30 parking spaces, allowing an additional 60 more persons to attend a function. • Implement off-site valet parking which could add 50 more spaces (given 50 off-site spaces at the Public Works facility), allowing another 100 persons to attend a function. • Implementing shuttle service to off-site parking areas which could allow up to 200 people if properly conducted and communicated with attendees. The way these steps could be applied may best be illustrated through an example. For instance, if an inquiry was made to book a 160 -person function in July with a desired start time of 6:00 PM, a booking staff member would: Step 1 - First determine if any other function is taking place on the specific date of interest. If there is, this function should probably not be booked that day. If not, then the Vail agent could proceed to step 2 Step 2 — Determine that a 6:00 PM start would allow for 84 persons during peak season. Step 3 — Determine that the date of the function is during peak season (mid June to late August), therefore no adjustment would be made. The count is still at 84 persons. Step 4 — Pick and choose measures from the management menu that would increase the attendee count from 84 to 160. Options could include: • Relocating employee vehicles and implementing on-site valet service (allowing 90 more people to attend) allowing a function size of 174 (84 plus 90), or • Implement off-site valet service only, which could allow 100 more persons, providing a total function size of 184 (84 plus 100). These steps could be structured into easy to use tables better allowing a booking agent to offer options relative to date and time of day for a particular function. There would be a learning curve for the venue staff in charge of scheduling the banquet room. But this analysis shows that the concept of shared parking in conjunction with proper management can result in a workable solution. The four -step process outlined here can be a tool to determine the best practices in scheduling a given function. Pricing will also come into play as well, structured to possibly discourage functions at peak times and cover the added costs needed to implement management measures (valet, shuttles, etc.) when needed. REFINEMENT December 21, 2012 Mr. Greg Hall Page 8 The process and parameters spelled out here are based on a series of conservative assumptions. Maintaining a conservative approach is recommended to start and ensure that parking can indeed be managed, and banquet room functions can be appropriately scheduled without major parking issues. It is highly recommended to collect data specific to the clubhouse use and better refine the parameters in the four steps; the process should be updated annually. Specific data that should be collected include: • Auto occupancy data for banquet room attendees. • Parking lot counts from Noon to 7:00 PM during peak days of the peak season. • An assessment of how much more parking capacity is gained from implementing on-site valet service. SUMMARY Based on the available data and the analysis presented herein, larger (200 person) and additional banquet room functions can be accommodated as part of the remodeling provided that: • Banquet room functions are appropriately scheduled relative to their size. • Active management strategies are implemented commensurate with the anticipated attendance level. • The operations of the lot be monitored and assessed on a regular basis to refine the management process and develop best practices at managing the clubhouse parking. Should you have any questions regarding this progress report, please call me at 303-721-1440. Sincerely, FELSBURG HOLT & ULLEVIG a Christopher J. Fasching, PE, PTOE Principal Attachment MARCIN ENGINEERING LLC November 7, 2012 Tom Kassmel, PE Town of Vail Engineer 75 S. Frontage Road Vail, CO 81657 RE: Town of Vail Golf and Nordic Clubhouse Remodel Preliminary Drainage Memo Dear Tom: This letter is to describe the overall drainage concepts that the design team is proposing for the Vail Golf and Nordic Clubhouse Remodel Project. The following concepts are incorporated into our current grading plan and will be confirmed via a formal drainage report as the project progress through the Town approval process: 1. Drainage from the Mountain to the South of the Project Site a) The drainage from the mountainside south of the Project has historically flooded the parking lot for this site. The worst of this flooding has historically occurred during the spring snowmelt runoff. This runoff comes down from the mountainside, crosses underneath Sunburst Drive in twin culverts, runs between the fourth and fifth houses east of the Project parking lot, and then is currently caught by the golf course service road and runs down the service road to the Project parking lot. The intent of our project, is to let this water run underneath the service road by installing culverts under the service road These pipes are currently called out as twin 24" HDPE culverts on Sheet C4.1. MARCIN will confirm these pipe sizes with calculations in the formal Drainage Report. b) Once this water is piped under the service road east of the project parking lot, the intent is to run the water in a newly constructed drainage ditch around the project as depicted on Sheet C4.1. This drainage ditch will be sized in the Drainage Report, but is preliminarily sized as being two feet deep with 4H: 1V side slopes and a four foot flat bottom. These slopes will provide the ability to easily mow the ditch while mowing the surrounding golf course. The ditch will have to cross under the golf cart path with culverts and is currently depicted as going underneath one of the proposed driving range nets off the northeast corner of the building. c) As the ditch crosses in front of the north side of the Project, the ditch will pick up stormwater from the parking lot piping system and then the ditch will run northwest across the driving range and flow into the pond north of the driving range tee box. We have the proposed flowline of the ditch at the pond set two feet above the pond water surface elevation to account for two feet of freeboard in the pond. PO Box 1062, Avon Colorado 81620 (970) 748-0274 2. Drainage from the Project Parking Lot and Building Area a) Drainage from the parking lot will be directed to the center of the parking lot and will flow down a valley pan in the center of the parking lot at the natural grade of the parking lot (ranging from 0.9% to 3%). b) At the north of the parking lot, the water will flow into a 2'x3' valley inlet and the flow down into the drainage Swale described above (see Lc above) . c) Three other inlets will catch water from the paved cart area west of the building and will drain into the same pipe system flowing north to the driving range ditch. The northerly inlet will tentatively be a naturalized `bioswale' with appropriate plants to help filter sediment and chemicals in run-off while allowing infiltration back into the ground. If a `bioswale' is not possible due to site constraints then a Stormceptor Water Quality Control Chamber that will treat the stormwater prior to releasing it onto the golf course will be considered in lieu of a bioswale.. d) All piping described here will be sized accordingly in the formal Drainage Report to be prepared by MARCIN. e) All other water that is not caught by the parking lot drainage system (i.e. on the south, east and north side of the building) will be graded to drain into the ditch system described in Item 1 above. The above concepts are how Marcin Engineering proposes to safely pass the rainfall and snowmelt drainage events through the site. MARCIN is open to further ideas on how to optimize these solutions and looks forward to working with the Project Team and the Town of Vail towards Construction Documents and building a successful project. 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J- —C'M DICIAON (INV 3109 TVA60 ':)Nl'S31VlDOSSV(1NV N H I N 0- S Bill Gibson From: Lynne Campbell on behalf of CommDev Sent: Saturday, November 17, 2012 5:52 PM To: Bill Gibson Subject: FW: GOLF COURSE -----Original Message ----- From: CHARLIES SHIRTS INC. [mailto:charlies@nail.net] Sent: Monday, November 12, 2012 1:49 PM To: CommDev Subject: Re: GOLF COURSE you miss the point it is an important holiday for most people and many people are out of town for 3 day weekend. the point is your department wants to schedule this meeting when people are out of town!!!!! bob walsh ps have your boss be responding to emails. On Nov 12, 2012, at 12:31 PM, CommDev wrote: > The town of Vail is open for business today. > Lynne Campbell > Office Manager > Community Development > Direct 970-479-2150 > Fax 970-479-2452 > htt�://www.vail�ov.com I > -----Original Message----- > From: CHARLIES SHIRTS INC. [mailto:charlies@nail.net] > Sent: Monday, November 12, 2012 9:00 AM > To: CommDev > Subject: GOLF COURSE > WHY WOULD WE HAVE THIS MEETING ON A HOLIDAY? > BOB WALSH 1 Bill Gibson From: Lynne Campbell on behalf of CommDev Sent: Saturday, November 17, 2012 5:51 PM To: Bill Gibson Subject: FW: Vail Event Center Parking and Neighborhood Impact Follow Up Flag: Follow up Flag Status: Flagged From: Dale Bugby[mailto:DBuaby@VaHResort:Rentals,Com] Sent: Tuesday, November 13, 2012 2:31 PM To: CommDev Subject: Vail Event Center Parking and Neighborhood Impact Thank you for your time during the PEC meeting yesterday. As we all learn more about this application we will all be coming up with new questions and hopefully some solutions. It should be reiterated that the neighbors and the golfers will drop their objections if the golf course is left intact. Saving #18 solves the golf course destruction issue and most, if not all of the neighbors issues. Tell the applicant to remove their idea of an outdoor event space with party noise to 10PM or midnight in tents and patios and we can start to move forward. The proposed parking plan does not solve 200 added persons coming to that location. That 200 number is users and does not include servers and bartenders and musicians or kitchen or valet staff. (the plan is flawed) The proposed parking plan also does not state where these people will park and be bused from. (the plan is flawed) The impact to the Ford Park parking or Village Parking is not addressed. (the plan is flawed) We all know that those other TOV locations are often full on the same nights when events will want to take place. (the plan is flawed) The car occupancy figures of 3 people per car is not reasonable. (the plan is flawed) The current VGC parking use survey does not reflect an active golf restaurant. Currently the restaurant is not serving past 4 or 513M and not being utilized by the golf community or the outside community because the food service stinks. (the plan is flawed) The same parking requirement anticipated by a restaurant in Vail Village with 244 seats should be the standard and that is before we increase that number with outdoor seating. The event parking needs to be added to a golf course at capacity with 100 golfers on the course at any given point in time, up to closing which is sunset not 4 or 613M. If this current use survey at VGC was done on days where the rain interrupted play the occupancy calculations are wrong. (the plan is flawed) If golf course staff is expected to arrive to work in the future by bus, where are they going to park. (the plan is flawed) If banquet set up people or caterers are arriving at noon where will they park? (the plan is flawed) If food service delivery trucks are going to be coming on days when there is a shotgun golf start, the delivery area is also the cart staging area. (the plan is flawed) If you add a 10' setback to the existing parking lot you will have less parking. (the plan is flawed) If you have a parking lot attendant requirement to turn event attendees away, do you search the trunk of the car for golf clubs before allowing access? Maybe you should add a code enforcement officer to the cost of each event. (the plan is flawed) Weddings typically take place during the daylight. (the plan is flawed) If cars park on the street, TOV buses may not be able to make the turn around. (the plan is flawed) Fire access to the building is not evident on the parking plan. (the plan is flawed) Please give this applicant the same level of scrutiny you have given other developers and property owners in recent years. Dale Bugby Vail Resort Rentals, Inc. 970-476-0900 VistorReo| Estate, Inc. 970476-6223 LA N D & H A Ky- PI". , , 'AM r - Via E-mail to Kendra CarberKy, Esq. N ovem ber 20, 201 Planning and Enviroru-nental Commission of the Town of Vai I 75 South Frontage Road West Vail, CO 81657 Re: Vail Golf Course and Event Center/Golf Clubhouse Proposal Members of the Commission: Christopher H. Toll, P.C. Phone 303-290-1637 Fax 303-9,75-5300 CToll@hollandhart.com We represent (or speak on behalf of) the owners of ten properties on Sunburst Drive, adjacent to the 18th hole of the Vail Golf Course, in connection with three pending applications now bel'ore the Planning and Environmental Commission ("PEC"), We attach a list of those families and a map identifying their properties. At the November 12th PEC meeting, several of you expressed many of the same concerns with the current proposal that the Sunburst Drive community has. Although we reiterate and incotporate the many other concerns and issues the Sunburst neighbors raised in the letter submitted to you before the November 12th meeting, this letter will review the particular concerns you expressed an interest in during that meeting. IDENTIFIED PEC CONCE RNS L The Town's proposal does not meet the Vail Municipal Code's test for an "accessory use," in the Outdoor Recreation zone district. As the Town staff pointed out, § 12-813-3 of the Municipal Code permits as "accessory uses" in, the Outdoor Recreation zone district, "[alecessory buildings (permanent and temporary) and uses customarily incidental and accessory to peen-nitted or conditional Outdoor recreational uses, and necessary for the operation thereof, including restroonts, drinking fountains, bleachers, concessions, storage buildings, and similar uses," Under this provision, to qualify as an "accessory building"' or "accessory use,," the structure or use must be (1) customarily incidental and accessory to permitted or conditional outdoor recreational uses, and (2) necessary for the operation thereof Ho(landHart w, P11011P, [3031290 1600 FaX [30�j ),W 1606 WWW,hollandhart,C0111 6180 South M,Adkn, (',men Cmjr,,,s0we 500 Weenwood viliage, U) 80111 Mpkm flouldo ('m,son Uy Co�o: ui(M 1,p6mgs Denver Uenvo rel 6 cmlw I Uhl I, o(�; Bulso Choyporso MkwjHfile h,nveqa ; kereo Snl I l lake Baty ',,I I U'i Y L! WwNhhlqjGnn, Dk41 Planning and Environmental H 0 L LA N D &HARXCommission of the Town of Vail I I � L n, A W t) U f N F T November 20, 2012 Page 2 Although a traditional golf course clubhouse satisfies those two elements of the test, the proposed event center does not. First, it is not "customarily incidental and accessory to" a golf' course. Research shows that no other golf course in Eagle County has an event center remotely similar to what the shown is considering inits application. Although several communities (e,g,, Eagle -Vail, Singletree, and Eagle Ranch) have event centers, each is separate and remote frorn the community golf course and a considerable distance ftorn the nearest residences, Here, the proposed event center has no relationship to permitted or conditional outdoor recreational uses. The permitted or conditional outdoor recreational use at this location is a golf course and Nordic center, but the event center will function separately, with its own entrances and intended division Fr-orn the golfing and Nordic functions of the clubhouse, I I he event center will actually destroy portions of thet"ormer golfing and Nordic areas. Second, the proposed event center is not "necessary for the operation" of approved uses such as golfing and Nordic activities. If the event, center has no relationship to the pennitted or conditional outdoor recreational, uses, then it certainly cannot be necessary for their operation. In suin, the proposed event center fails to satisfy either of the two tests for a conditional use as an accessory building or use in the Outdoor Recreation zone district. 11. The Town,"s proposal does not meet the'Vail Municipal Code's test for all "accessory use" in any zone district. Regardless of'whether the proposed event center meets the Municipal Code's definition for "accessory use" in the Outdoor Recreation zone district, it still must meet the Municipal Code's more generally applicable definition for "accessory use." This it cannot do. Section 12- 2-2 of the Municipal Code provides. "Use, Accessory: A use or activity that is subordinate and incidental to a permitted or conditional use." Thus, the critical question is whether the proposed event center is subordinate and incidental to golfing and Nordic uses. It is not, The proposed event center overwhelms and dominates the golfing and Nordic portions of the new clubhouse, especially when considering the additional outdoor event space, The event center is anything but subordinate to the golfing and Nordic uses of the land. Moreover, the proposed event center is not "incidental" to the golf course or Nordic uses of the clubhouse. As already explained, it has nothing to do with the golf course or Nordic uses, The very fact that the proposed plans create two completely separate entries (one for golfers and one for event attendees), the purpose of which is to disconnect the events from the golfing, proves that the event center is not incidental to the golf or Nordic uses. r W I HOLLAND&HART, , Oga Ill. The parking plan is impractical. Planning and Environmental Commission of the Town of Vail November 20, 2012 Page 3 The proposed parking plan simply will not work in reality. As the P,EC itself has already noted, its myriad flaws include the fallowing: a. The parking plan erroneously assumes that golfers will depart well before event attendees arrive, but in reality, wedding and other events will generally begin, between 4 Pm. and 6 P.M., with support and catering, staff arriving well before then. During, the sung ager, when most events are likely to occur, golfers will play the course until dusk, which settles between 8 Pm. and 9 P.m. Many will stay after they are done playing to enjoy the new grill and bar facility the Toym is proposing, Between golfers and attendees, the parking lot, even as reconfigured, will be too small, K The parking plan incorrectly assumes that there will be multiple golfers per vehicle. The reality is that many golfers, if not most, arrive at the golf course in their own vehicles. The number of vehicles for golfers is greater than what the plan assumes. I C. I , lie parking plan incorrectly assurnes that valet parking for events will work, but the valet -parked cars WOLIld block golfers' vehicles, forcing the valets to move the cars when the golfers depart. Such an arrangement is not practical, d, Under the parking plan, the valet -parked vehicles will block the service and emergency access points to the event center building, raising legal and safety concerns. e. The proposed solution to the parking congestion problems—shuttling attendees to the event center—fiails to consider that many, attendees, when late for an event, will simply bypass the shuttle parking mid will attempt to park somewhere near the event center, most likely on Sunburst Drive or in the adjacent toNA(nhouse parking lot. Parking congestion will not ease but will instead spread onto private property, creating safety concerns, and impeding property owners' use and eiljoyment of their land. r Finally, and perhaps rnost importantly, the parking plan is based on certain assumptions regarding the numbers of event attendees that are flawed. The estimates concerning numbers attending events such as weddings are apparently based on the 200 -person limit planned for the banquet room of the events center, But that 200 -person limit applies only to the banquet room itself, tinder the language of the design plan, There are no associated firnits on the number of people who may occupy other adjacent spaces such as the patios and pre -event Planning and Environmental H 0 L LA N D & HF�AM Commission of the Town ol'Vail I r4 1— L A W C) � T I Yd I' November 20, 2012 ["age 4 space. And there is no stated limit on the total number of people who may be present, whether event attendees or support staff. 'there may be 2-3 times as many people on the premises as the parking plan contemplates. V. Solving problems as they arise through the Management and Operations Plan is an untenable solution. The Town insists that tile proper time to deal with problems is when they arise, through the Management and Operations Plan (",MOP"). But the MOP has multiple defects, the most important of which is that it fails to deal with problems now, The MOP seems to assume that, rather than taking action to avoid future problems, concerned citizens should remain silent until a problem arises, then try to solve it through the provisions in the MO�P�, But many of the issues the citizens have identified cannot be resolved once the Town builds the proposed event center. They are ftindarnental problems intrinsic to the proposed use, and they will continue for an extended time, with everyone—neighbors, event attendees, and golfers alike—suffering the consequences. ff the proposed use goes forward, no one will be able to resolve the problems through the MOP. Only a new, better -planned proposal can do that,. The PEC has identified, other issues with the MOP, such as provisions for (1) a liaison with the neighborhood, (2) supervision of event attendees and traffic, and (3) enforcement of various use limitations, The proposed neighborhood liaison is an unnecessary link in the chain of communication. 'if any variation of the proposal were to go forward, and a member of the neighborhood were to have an issue, lie or she should be able to contact directly the person who is in control of the function and facility and who could resolve the issue, rather than having to work through an interinediary, Regarding supervision and law enforcement, unless law enforcement officials are present at every event, there will be no effective law enforcement. Most safety and other concerns will arise and do their damage long before law enforcement can arrive,. Moreover, the parking congestion will make it very difficult far first responders to arrive and do their obs effectively, Finally,, the MOP has too many exceptions and allows the Town too much discretion. The MOP says that special use permits can be granted for particular events providing waivers froni certain limits that would otherwise apply, but it is the Town itseU`that would grant such waivers. Thus, as a practical matter the limits that the MOP purports to impose—on such matters as parking and the use of tents are not limits at all. Once the Town implements its proposal, the N40P is not strong enough to ensure the Town will honor the commitments it appears to make. HOLLAND&HAKT,,'', CONCLUSION Planning and Environmental Commission of the Town of Vail November 20, 201 Page 5 For the foregoing reasons, the PEC should reset the "Down's application for a conditional use permit for an event center and subordinate clubhouse at the Vail Golf Course, At its Novernber 12, 2012 meeting,, the PEC acknowledged a number of concerns with the'rown,'s proposal. "rhe Town has failed to address those concerns, mostly because: it cannot. They are inherent in theTown's event center proposal. As long as the Town insists on turning a golf 4 course clubhouse into a large event center, the PEC should deny its application for a conditional LISQ, pernlic Respectfully, Christopher 14. 'roll Steven T, Collis Enclosure xc- Sunburst Drive Homeowners Planning and Environmental -H OL LAN D & H, A RT, Commission of the Town of Vail November 20, 2012 Page 6 Sunburst Drive Homeowners 1785 Sunburst Drive - Cocomodo Investments LP (Otson fainily) - unplatted 1801 -A Sunburst Drive - Hilliard, Glenn - Lot 2A, Vail Valley 3rd Filing 1801 -13 Sunburst Drive - Chapman, Lee and Sandra - Lot 2B,Vail Valley 3rd filing 1815 Sunbtirst Drive - Starfire Co. Ltd. (Gonzalcz fancily) - Lot 3, Vail Valley 3rd Filing 1825 Sunburst, Drive - Webster, Deborah - Lot 4, Vail Valley 3rd Filing 1835 Sunburst Drive - 1835 Sunburst Drive, LLC ((:. hotin fainily) - Lot 5,Vail Valley 3rd Filing 1875 Sunburst Drive - Callahan, Richard and Celeste - Lot 7', Vail Valley 3rd Filing 1979 Sunburst Drive - Maslak, Samuel and Luleta - Lot 12, Vail Valley 3rd Filing 1999 Sunburst Drive - Knowlton, Richard and Nancy - Lot 14, `ail Valley 3rd Filing 2049 Sunburst Drive - Hilliard, Landon - Lot I A, Vail Valley 4th Filing F zocw Z E H R E N AND ASSOCIATES Tuesday, December 18, 2012 Mr. Bill Gibson Planner II The Town of Vail 75 South Frontage Road Vail, Colorado 81657 Via email to: bgibson@vailgov.com RE: Ford Park — Gerald R. Ford Amphitheater East Restroom Exhaust Venting Architect's Project Number: 20112137.01 Dear Bill: An issue of potential restroom odors impacting the guest experience at the lawn seating areas was raised at a recent meeting of the PEC to review the modification to the Conditional Use Permit. We are writing this letter in response to the topics discussed and to provide clarifications of our design intent. The plumbing system is designed such that the stack vents are combined to a single roof penetration located at the eastern edge of the building above the central plumbing wall. This location is approximately 24 feet from the nearest lawn seating and in an area not accessible to the public. This location is also set back from the pedestrian walkway to the east by approximately 15 feet, and is located 12 feet above the walk; the vent is screened from view by a parapet wall. Inside the building, the bathroom fixtures are equipped with automatic flush valves and back flow preventers, and are designed to fully comply with all adopted plumbing codes having jurisdiction. This vent is designed to introduce air into the system. • During normal use (i.e., when events are taking place), the flushing action of the fixtures will keep the toilets cycling through with clean water and therefore prevent sewage odors from entering the vent. Odors will not be a concern during the event season. During times of minimal use (i.e., the offseason), it is possible that odor will enter the stack vent and therefore potentially could be detected by people on the lawn. That concern is counterbalanced by the understanding that neither the restrooms nor the lawn will be occupied during this time. Therefore, we have concluded that odors will not be a concern during the offseason. I:u '191 0 au `,'., ril i, �, 1 W1 0`0 1, ,91 0 9 I9 �0 ', i, I -,V",91 O'. 9 I`i 10N oJH/?),1/(lirlir:r)I"71 tr irxrea�� �rrvnr�ru�.. IOI 1::1 ',i r,i au `,ili1,i ',+I'�:7 il,i, �, `', `:�' IO I au (iO") `ib,"bS(,';O au I `',), (,O", `)( i, I(YP, au1'k),il',i'��,/��11r I r 01"n urIFJ,'avidlno.mum In order to provide future flexibility within the system we have introduced a tee intersection to the stack vent above the roof, but screened behind the parapet wall. Initially, this tee will be capped; in the event that odors from the stack are present during events, the GRFA will have the ability to terminate this stack remotely. To do so, the stack vent will be capped, and an extension introduced at the tee, then will penetrate the parapet wall below grade and run underground to a remote location, where it will terminate well above the seating surface. The restroom space itself will utilize fresh air exchanges to prevent the buildup of ambient odors within the space. The intakes are located in the soffit above the restroom entry adjacent to the Stage Right Service and seating areas. The discharge occurs in the building soffits on the North side of the building, adjacent to a landscape area located below the elevation of the lawn seating areas and screened from the activity of the amphitheater. This mechanical fresh air exchange system will be activated by a motion detector within the restrooms, and will be timed appropriately to prevent buildup and disperse odors. Considering these factors, it has been determined that the potential of sewer gases being detected on the lawn is not a concern. We believe that this letter adequately addresses the concerns about this issue that have been raised. If any questions or further clarifications are necessary or arise, please do not hesitate to contact me and we will be happy to discuss them. Sincerely, David Baum, Architect, LEED AP Zehren & Associates, Inc. 11 'ri,, 191 0o, 1CJ l i,(() W10"0 o, 910 919..0"'I o,I -'V' `10 9191ONo, ,ill;»/t iYtlir.(7f"n 1O1 I l 1';i tai o, `m i9,i II,JI, )'J I" i, ( 1 `'101 o, BW) 6" (M90 o, 1?(. BW' 96" (,10 o, ;,Jl i9, it 7,i I, )1Y,II'fili ((JI l Q,\,A,A, /dII't li (C7f"n NZ Id=11.* IIq .II TO: Planning and Environmental Commission FROM: Community Development Department DATE: January 14, 2013 SUBJECT: A request for a recommendation to the Vail Town Council on an application for an encroachment into an existing view corridor, pursuant to Section 12-22-6, Encroachments Into Existing View Corridors, Vail Town Code, to allow for the encroachment of an addition to the Lionshead Centre Building into View Point #8, located at 520 East Lionshead Circle/Lot 5, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC120047) Applicant: Jorge Esteve, Javier Barrios, and Lucilia DeLaLama, represented by Suman Architects and Mauriello Planning Group Planner: Bill Gibson I. SUMMARY The applicants, Jorge Esteve, Javier Barrios, and Lucilia DeLaLama, represented by Suman Architects and Mauriello Planning Group, are requesting the review of an application to allow for the encroachment of an addition to the Lionshead Centre Building into the adjacent View Point #8. 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 the Planning and Environmental Commission forwards a recommendation of approval, with conditions, for this view corridor encroachment application, subject to the findings noted in Section VIII of this memorandum. II. DESCRIPTION OF THE REQUEST Pursuant to Section 12-22-4, Adopted View Corridors, Vail Town Code, the subject View Point #8 protects "a view from the pedestrian plaza at the east end of the Lifthouse Lodge looking south directly up the gondola lift line." The existing Lionshead Centre Building frames the eastern side of this view corridor and the Arrabelle Hotel frames the western side of the view corridor. The applicants are proposing an 803 sq.ft. (originally proposed as an 859 sq.ft.) addition to Units 208, 308, and 309 of the Lionshead Centre Building. The proposed addition is located at the rear (south) of the existing building and extends the existing western exterior wall of the Lionshead Centre Buidling south toward the adjacent ski yard. Although the proposed addition is located at the rear (south) of the Lionshead Centre Building, the proposed addition will impact View Point #8 because the west facade of the existing Lionshead Center Building and View Point #8 are not precisely parallel. The exterior wall of the subject addition is proposed to extend one foot and three inches (1'-3") into the view corridor and the associated roof eave is proposed to extend two feet of seven eighths of an inch (2'-07/8") into the view corridor. A vicinity map (Attachment A), proposed view corridor encroachment (Attachment B), the applicant's request (Attachment C), and the associated, design review approved architectural plans (Attachment D) have been attached for review and inclusion in the record. III. BACKGROUND According to the Eagle County Assessor, the Lionshead Centre Building was constructed in 1970. On October 15, 1970, a condominium map of the constructed Lionshead Centre Building was recorded with the Eagle County Clerk and Recorder. On August 4, 1992, the Vail Town Council adopted Ordinance No. 18, Series of 1992, which in part established Chapter 18.73 (now known as 12-22), View Corridors, Vail Town Code, for the purpose of protecting views within the Town of Vail. This chapter of the Town's zoning regulations has subsequently been amended numerous times. On December 15, 1998, the Vail Town Council adopted Resolution No. 14, Series of 1998, which established the Lionshead Redevelopment Master Plan. This master plan included a recommendation to preserve certain public views, including a view from the pedestrian mall looking directly south up the gondola lift line. On August 6, 2012, the Vail Town Council adopted Ordinance No. 16, Series of 2002, which established the subject View Point #8 (formerly know as Lionshead view corridor #2). On November 18, 2008, the Vail Town Council adopted Ordinance No. 23, Series of 2008, which in part amended the subject View Point #8 to reflect the construction of the Arrabelle development project which frames the west boundaries of View Point #8. On December 5, 2012, the Design Review Board approved the accompanying design review application for the subject addition to the Lionshead Centre Building (DRB 120433) by a vote of 4-0-0 with a condition of approval that: "This design review approval is contingent upon the applicant obtaining Town of Vail approval of the associated view corridor encroachment/amendment application." Town of Vail Page 2 IV. ROLES OF THE REVIEWING BODIES Planning and Environmental Commission: The Planning and Environmental Commission is responsible for forwarding the Town Council a recommendation on any view corridor encroachment or amendment application, in accordance with the provisions of Chapter 12-22, View Corridors, Vail Town Code. Design Review Board: The Design Review Board has no review authority over a view corridor encroachment or amendment application. However, the Design Review Board is responsible for the final approval, approval with modifications, or denial of any accompanying design review application. Town Council: The Town Council is responsible for the final approval, approval with modifications, or denial of a view corridor encroachment or amendment application. The Town Council has the authority to hear and decide appeals from any decision, determination, or interpretation by the Planning and Environmental Commission and/or Design Review Board. The Town Council may also call up a decision of the Planning and Environmental Commission and/or Design Review Board under certain conditions. V. APPLICABLE REGULATIONS VAIL LAND USE PLAN CHAPTER II: LAND USE PLAN GOALS / POLICIES (in part) The goals articulated here reflect the desires of the citizenry as expressed through the series of public meetings that were held throughout the project. A set of initial goals were developed which were then substantially revised after different types of opinions were brought out in the second meeting. The goal statements were developed to reflect a general consensus once the public had had the opportunity to reflect on the concepts and ideas initially presented. The goal statements were then revised through the review process with the Task Force, the Planning and Environmental Commission and Town Council and now represent policy guidelines in the review process for new development proposals. These goal statements should be used in conjunction with the adopted Land Use Plan map, in the evaluation of any development proposal. The goal statements which are reflected in the design of the proposed Plan are as follows: General Growth /Development Town of Vail Page 3 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. 1.3. The quality of development should be maintained and upgraded whenever possible. 4. Village Core/ Lionshead 4.2. Increased density in the Core areas is acceptable so long as the existing character of each area is preserved through implementation of the Urban Design Guide Plan and the Vail Village Master Plan. 5. 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. 5.4. Residential growth should keep pace with the market place demands for a full range of housing types. CHAPTER VI: PROPOSED LAND USE (IN PART) LRMP Lionshead Redevelopment Master Plan Included in this category are those properties which are identified as being included in the Lionshead Redevelopment Master Plan boundaries. Properties located within this land use category shall be encouraged to redevelop, per the Master Plan recommendations, as it has been found that it is necessary in order for Vail to remain a competitive four -season resort. Uses and activities for these areas are intended to encourage a safe, convenient and an aesthetically -pleasing guest experience. The range of uses and activities appropriate in the Lionshead Redevelopment Master Plan (LRMP) land use category may include skier and resort services, ski lifts, ski trails, base facilities, public restrooms, ticket sales, clubs, public plazas, open spaces, parking and loading/delivery facilities/structures, public utilities, residential, lodges, accommodation units, deed restricted employee housing, retail businesses, professional and business offices, personal services, and restaurant uses. LIONSHEAD REDEVELOPMENT MASTER PLAN 4.4 PUBLIC VIEW CORRIDORS On May 20, 1997, recognizing the importance of visual connections, the Vail Town Council approved the use of the existing Town of Vail view corridor ordinance to designate the first protected public view corridors in Lionshead. In order to qualify for protection under the Town's ordinance, a view corridor must meet the following criteria: Town of Vail Page 4 a. Is the view critical to the identity, civic pride, and sense of place of Lionshead? A nice view is not sufficient. b. Is the view seen from a widely used, publicly accessible viewpoint? Views from private property cannot be recognized or protected by this ordinance. c. Is the view threatened? Is there a possibility that development on nearby property would block the view? It is critical to note that the following recommended public view corridors will create a development constraint that will work with all other applicable development and regulatory guidelines and standards. The suggested location and outline of any view corridor is not intended to create a "build -to" line for a vertical architectural edge that would not be allowed under other applicable guidelines and standards. According to these criteria and following an intensive public input process, protection of the following public view corridors is recommended (see Map O): 4.41 Public View Corridors Protected under the Town of Vail View Corridor Ordinance It is proposed that two legally protected view corridors be established according to existing Town of Vail code: 4.412 View Corridor Two This view corridor (see figure 4-2) is seen from the pedestrian plaza at the east end of the Lifthouse Lodge, looking south directly up the gondola lift line. This view fulfills the following criteria: a. It fosters civic pride and is central to the identity of Lionshead. b. It is taken from a commonly used, publicly accessible viewpoint. The mountain view from this point is currently very broad, crossing much of the Vail Associates core site. As part of the redevelopment of the Vail Associates core site this view corridor should become narrower and more focused on the new gondola terminal. Given the current lack of a defining architectural edge, the dimensions of this corridor should roughly correspond to the suggested view boundaries outlined in figure 4-2. Figure 4-2: Public View Corridor Two Town of Vail Page 5 TITLE 12: ZONING REGULATIONS CHAPTER 12-21: 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 public 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: 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 of this chapter. 12-22-4: ADOPTION OF VIEW CORRIDORS: Photographs on record with the department of community development and the following legal descriptions are hereby approved and adopted as official view corridors protecting views within the town. The photographs taken represent the boundaries defined by the legal descriptions. The camera used to take the photographs was held five and four -tenths feet (5.4) above the instrument, which is approximate eye level for most adults. A thirty five millimeter (35 mm) camera was used for each photograph,- however, hotograph,however, once developed, some photographs were cropped or enlarged to improve the graphic representation of each view corridor. Town of Vail Page 6 G. View Point #8: A view from the pedestrian plaza at the east end of the Lifthouse Lodge (555 E. Lionshead Circle) looking south directly up the gondola lift line. 1. Purpose: To protect the views of Vail Mountain from the core of the Lionshead area. 2. Survey Control: Based on published material from town of Vail GPS control map. Points Spraddle and 1766 were used for this survey. Bearings reported below are tied to this control. 3. Instrument, View Point #8: A 21/2 inch diameter aluminum monument, flush in brick pavers, stamped View 8. 4. Backsight: A 21/2 inch diameter aluminum monument, which bears S84°22'18"W a distance of 164.53 feet. Located flush on top of the stone wall running east to west in front of the Montauk Deck east of the main entrance, stamped CP Montauk. 5. Height Of Survey Instrument Above View Point #8: 5.03 feet (to match previous height before streetscape). 6. Table: Horizontal Zenith Angle Angle 267000'33" 79008'15" 266052'31 " 85010'55" 268009'29" 85055'59" 267050'34" 87046'40" 269°10'34" 87051'15" i,269 ° 10'34 .........88°28'56„ 271 05454" 88028'56" Foresiaht Point On Photo As Of Julv 8. 2008 A - intersection of the horizon with a vertical line defined by the southerly roof line on the Vail Lionshead Centre Condominiums, 520, E. Lionshead Circle B - intersection of a lower roof at the westerly end and the westerly building wall of the Vail Lionshead Centre Condominiums C - westerly end of the lower roof on the westerly end of the Vail Lionshead Centre Condominiums D - intersection of the red awning and the westerly wall of the Vail Lionshead Centre Condominiums E - top westerly corner of red awning F - point of intersection of the red awning and the main level roofline on the westerly end of the Vail Lionshead Centre Condominiums G - point of intersection of a line projected from View Point F across the Eagle Bahn Gondola ski yard to the support post of the sloped roof of the terrace on the 1st level along the east side of the Arrabelle at Vail Square 281017'48" 87051'18" H - underside intersection of sloped roof and the support post of the terrace on the 1st level on the east side of Arrabelle at Vail Square Town of Vail Page 7 1- underside of sloped roof of the terrace on the 1st level on the east side of Arrabelle at Vail Square J - top edge of overhang/beginning of sloped roof of the terrace at the 1st level on the east side of the Arrabelle at Vail Square K - intersection of sloped roof of the terrace at the 1st level and the east wall of the Arrabelle at Vail Square L - intersection of the east wall of the Arrabelle at Vail Square and the bottom outer edge of the concrete deck on the 6th level of the Arrabelle at Vail Square M - top outer edge of concrete deck on the 6th level of the Arrabelle at Vail Square O - line projected from View Point M straight up to the horizon line of Vail Mountain The following are permitted within view corridor #8: drain pipes, roof snow fences, streetlights; decorative outdoor lights/lighting; ski lifts/tows and appurtenances, ski area installations and appurtenances, e.g., signs, fencing,- other encing,other items not comprising the structure of the building, all structures permitted under this code contained within the following described parcels: Parcels A and B, Lot 1, Block 2, Vail Village Sixth Filing,- Units iling, Units A and B, Lot 5, Block 4, Vail Village Third Filing,- Lot iling, Lot 4, Block 4, Vail Village Third Filing (a. k. a. Beaver Dam Condominiums),- Parcels ondominiums), Parcels A and B, Lot 1, Block 1, Vail Village Sixth Filing,- Units iling, Units 1 and 2, House in Forest Condominiums,- Parcels ondominiums, Parcels A and B, Lot 3, Block 1, Vail Village Sixth Filing,- Lots iling, Lots 1 and 3, Forest Place Subdivision,- Lot ubdivision, Lot 6, Block 1, Vail Village Third Filing. 12-22-6: ENCROACHMENTS INTO EXISTING VIEW CORRIDORS: 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 Town of Vail Page 8 its own motion, or by application of any resident or property owner in the town, or by the administrator or his/her designee. C. Criteria For Encroachment: No encroachment into an existing view corridor shall be permitted unless the applicant demonstrates by clear and convincing evidence that the encroachment meets all of the following criteria: 1. That the literal enforcement of section 12-22-3 of this chapter would preclude a reasonable development of a proposed structure on the applicant's land. 2. That the development of the structure proposed by the applicant would not be such as to defeat the purposes of this chapter. 3. That the development proposed by the applicant would not be detrimental to the enjoyment of public pedestrian areas, public ways, public spaces, or public views. 4. That the development proposed by the applicant complies with applicable elements of the Vail land use plan, town policies, urban design guide plans, and other adapted master plans. 5. That the proposed structure will not diminish the integrity or quality nor compromise the original purpose of the preserved view. VI. SITE ANALYSIS — Lionshead Centre Building Addition Address: 520 East Lionshead Circle Legal Description: Lot 5, Block 1, Vail Lionshead Filing 1 Zoning: Lionshead Mixed Use 1 Land Use Designation: Lionshead Redevelopment Master Plan Mapped Geological Hazards: None Lot Area: 40,206 sq.ft. (0.92 acres) Standard Lot/Site Area Setbacks: North East West South Height: GRFA: Town of Vail Allowed/Required 10,000 sq.ft. buildable Existing 40,206 sq.ft. Proposed no change 10 ft. or per build -to -lines 11 ft. no change 10 ft. or per build -to -lines 43 ft. no change 10 ft. or per build -to -lines 4 ft. no change 10 ft. or per build -to -lines 0 ft. no change 82.5 ft. max/71 average 53 ft. max no change 100,515 sq.ft. (2.5 ratio) 28,781 sq.ft. 29,584 sq.ft. or 33% more than existing (+803 sq.ft.) Page 9 Site Coverage: 28,144 sq.ft. (70%) 23,401 sq.ft. no change or per master plan Landscaping: 8,041 sq.ft. (20%) 8,039 sq.ft. no change or per master plan Parking: 26 26 no change VII. REVIEW CRITERIA Before acting on a view corridor encroachment, the Planning and Environmental Commission shall consider the following factors with respect to the proposal: 1. That the literal enforcement of Section 12-22-3 of this chapter would preclude a reasonable development of a proposed structure on the applicant's land. The Lionshead Centre Building was constructed in 1970. The original construction of this building pre -dates the Town's 1998 adoption of view corridor recommendations in the Lionhead Redeveloment Master Plan, the Town's 2002 adoption of the subject View Point #8, and the Town's 2008 amendment to the western boundary of View Point #8 to match the newly constructed facade of the Arrabelle Hotel. The applicants are proposing an 803 sq.ft. addition to Units 208, 308, and 309 of the Lionshead Centre Building. The proposed addition is located at the rear (south) of the existing building and extends the existing western exterior wall of the Lionshead Centre Buidling south toward the adjacent ski yard. Although the proposed addition is located at the rear (south) of the Lionshead Centre Building, the proposed addition will impact View Point #8 because the existing Lionshead Center Building and View Point #8 are not precisely parallel. Units 208, 308, and 309 are the only residential units in the Lionshead Centre affected by this circumstance. Other units in the building have the opportunity for expansion without impacts from View Point #8. In proposing to construct an addition to Units 208, 308, and 309, the western exterior wall of the addition is proposed to extend 1'-3" into the view corridor and the associated roof eave is proposed to extend 2'-07/8" into the view corridor. This 803 sq.ft. proposed addition to Units 208, 308, and 309 of the Lionshead Centre Building increases the total gross residential floor area (GRFA) of the building from 28,781 sq.ft. to 29,584 sq.ft.. This proposed GRFA is under the maximum GRFA of 100,515 sq.ft. allowed by Article12-7H, Lionshead Mixed Use 1, Vail Town Code. The proposed addition causes no change to the existing setbacks, height, site coverage, landscaping area, or parking of the Lionshead Centre Building. Through its December 5, 2012, approval of the associated design review application (DRB120433), the Design Review Board determined that the proposed addition to the Lionshead Centre Building is in keeping with the character of the area and the scale and bulk of the surrounding uses. Town of Vail Page 10 Staff believes the proposed encroachment is minor in scope and does not block the originally intended views of the gondola lift line and adjacent ski runs; and that the literal enforcement of the view corridor restriction would preclude the applicants from constructing reasonable additions to their existing residential units. Therefore, Staff finds the proposed encroachment into an existing view corridor meets this review criterion. 2. That the development of the structure proposed by the applicant would not be such as to defeat the purposes of this chapter. The proposed encroachment into View Point #8 includes an exterior wall encroachment of 1'-Y and the associated roof eave encroachment of 2'-07/8" to facilitate the construction of an addition to the rear of the subject building. Staff believes the proposed encroachment is minor in scope and does not block the originally intended views of the gondola lift line and adjacent ski runs. Based upon a review of Section 12-22-1, Purpose, Vail Town Code: Staff finds that the proposed encroachment into existing View Point #8 will not diminish the civic pride or the public interest of the town. Staff finds that the proposed encroachment will not detract from the enjoyment or environmental enrichment of the existing view corridor for Vail's residents or guests. Staff finds that the proposed encroachment will not weaken or eliminate the town's unique environmental heritage or attributes. Staff finds that the proposed view corridor encroachment will not diminish the aesthetics or economic vitality and values of the town. Staff finds that the proposed encroachment maintains the existing character and design of the Lionshead Centre Building which is compatible with the surrounding natural and built environment and provides adequate natural light to buildings and public spaces in the vicinity. Staff finds that the proposed encroachment continues to preserve views of the landmark gondola ski line and adjacent ski runs that contribute to the community's sense of place. Therefore, Staff finds the proposed encroachment into the existing view corridor does not defeat the purposes of Section 12-22-1, Purpose, Vail Town Code, as outlined in Section V of this memorandum, and the proposed encroachment is consistent with this review criterion. Town of Vail Page 11 3. That the development proposed by the applicant would not be detrimental to the enjoyment of public pedestrian areas, public ways, public spaces, or public views. As identified above, the proposed encroachment into View Point #8 includes an exterior wall encroachment of 1'-3" and the associated roof eave encroachment of 2'-07/8" to facilitate the construction of an addition to the rear of the subject building. Staff believes the proposed encroachment is minor in scope. Due to the depth of the addition and alignment of the existing building, the proposed addition does not block the originally intended views of the gondola lift line and adjacent ski runs. Therefore, Staff finds the proposed view corridor encroachment will not be detrimental to the enjoyment of the public pedestrian areas, public ways, public spaces, or public view consistent with this review criterion. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. The proposed encroachment into View Point #8 includes an exterior wall encroachment of 1'-3" and the associated roof eave encroachment of 2'-07/8" to facilitate the construction of an addition to the rear of the subject building. Staff believes the proposed encroachment is minor in scope and does not block the originally intended views of the gondola lift line and adjacent ski runs. The 803 sq.ft. proposed addition to Units 208, 308, and 309 of the Lionshead Centre Building increases the total gross residential floor area (GRFA) of the building from 28,781 sq.ft. to 29,584 sq.ft.. This proposed GRFA is under the maximum GRFA of 100,515 sq.ft. allowed by Article12-7H, Lionshead Mixed Use 1, Vail Town Code. The proposed addition causes no change to the existing setbacks, height, site coverage, landscaping area, or parking of the Lionshead Centre Building. Through its December 5, 2012, approval of the associated design review application (DRB120433), the Design Review Board determined that the proposed addition to the Lionshead Centre Building is in keeping with the character of the area and the scale and bulk of the surrounding uses. Therefore, Staff finds the proposed encroachment into View Point #8 is consistent with this criterion. 5. That the proposed structure will not diminish the integrity or quality nor compromise the original purpose of the preserved view. As identified above, the proposed encroachment into View Point #8 includes an exterior wall encroachment of 1'-3" and the associated roof eave encroachment of 2'-07/8" to facilitate the construction of an addition to the rear of the subject building. Staff believes the proposed encroachment is minor in scope and does not block the originally intended views of the gondola lift line and adjacent ski runs. Therefore, Staff finds the proposed Town of Vail Page 12 encroachment will not diminish the integrity or quality of the subject view corridor, nor will the proposed encroachment compromise the original purspose of the preserved view. Therefore, Staff finds the proposed encroachment to be consistent with this review criterion. VIII. STAFF RECOMMENDATION The Community Development Department recommends the Planning an Environmental Commission forwards a recommendation of approval on an application for an encroachment into an existing view corridor, pursuant to Section 12-22-6, Encroachments Into Existing View Corridors, Vail Town Code, to allow for the encroachment of an addition to the Lionshead Centre Building into View Point #8, located at 520 East Lionshead Circle/Lot 5, Block 1, Vail Lionshead Filing 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 forward a recommendation of approval to the Vail Town Council for this encroachment into an existing view corridor, the Community Development Department recommends the Commission passes the following motion: "The Planning and Environmental forwards the Vail Town Council a recommendation of approval for an application for an encroachment into an existing view corridor, pursuant to Section 12-22-6, Encroachments Into Existing View Corridors, Vail Town Code, to allow for the encroachment of an addition to the Lionshead Centre Building into View Point #8, located at 520 East Lionshead Circle/Lot 5, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto." Should the Planning and Environmental Commission choose to forward a recommendation of approval to the Vail Town Council for this encroachment into an existing view corridor, the Community Development Department recommends the Commission recommends the following conditions: "1. Approval of this encroachment into an existing view corridor is specific to the associated design review application for an addition to Units 208, 308, and 309 Lionshead Centre, as approved by the Design Review Board on December 5, 2012 (DRB 120433). 2. Approval of this encroachment into an existing view corridor shall become null and void upon the demo/rebuild (as defined by Chapter 12-2, Definitions, Vail Town Code) of the Lionshead Centre Building." Should the Planning and Environmental Commission choose to forward a recommendation of approval to the Vail Town Council for this encroachment into an Town of Vail Page 13 existing view corridor, the Community Development Department recommends the Commission makes the following findings: 'Based upon the review of the criteria outlined in Sections VII of the Staff memorandum to the Planning and Environmental Commission dated January 14, 2013, and the evidence and testimony presented, the Planning and Environmental Commission finds: The applicant has demonstrated by clear and convincing evidence that the encroachment into an existing view corridor meets all of the following criteria: 1. That the literal enforcement of Section 12-22-3, Limitations on Construction, Vail Town Code, would preclude a reasonable development of a proposed structure on the applicant's land. 2. That the development of the structure proposed by the applicant would not be such as to defeat the purposes of this chapter. 3. That the development proposed by the applicant would not be detrimental to the enjoyment of public pedestrian areas, public ways, public spaces, or public views. 4. That the development proposed by the applicant complies with applicable elements of the Vail land use plan, town policies, urban design guide plans, and other adapted master plans. 5. That the proposed structure will not diminish the integrity or quality nor compromise the original purpose of the preserved view." IX. ATTACHMENTS A. Vicinity Map B. Proposed View Corridor Encroachment C. Applicant's Request D. Design Review Approved Architectural Plans DRB120433 Town of Vail Page 14 P i oIpos(ry V a c a Poo n 1, di 8 n.c i oath (c ln.l. I TRACT C I I II FORESIGHT PT "D"24 U2 E 1 g9.85 — EL=8149.0' N 85 — — DRAINAGE / — — / EASEMENT — — 28-8• ? 8,0' I FORESIGHT PT "C" Y FORESIGHT PT "B" EL=8155.7' 49 EL=8157.8' _I fp BUILDING OUTLINE SECOND LEVEL 1 4.9' I Z ' I I W BUILDING OUTLINE PLAZA LEVEL Cna I A VAIL LIONSHEAD CENTRE FORESIGHT IT "A° 0.923 ACRES ' EL=8181,9' 520 E. LIONSHEAD CIR. FIVE STORY FOOD & STUCCO TRACT C SIDED BUILDING I 4.0' (DRAINAGE EASEMENT) c. d 1 'a. ' 1b If PROPOSED ADDITION III � 270' I I BUILDING - I-3 4,r DIM. ` ROOF LINE OF ROOF DIM. EXPANSION 0' 10' 20' 30' EXISTING ANGLE FROM BUILDING LINE m VIEWPOINT TO EXTENDED '< RIDGE POINT v - 275,75' _ - S 85°24'02 / DRAINAGE / EASEMENT I TRACT C I I I \ I 1 I I-o:I o sd 'i.. w I )r I r l l: N TRACT C IFORESIGHT PT "D"189.85 EL=8149.0' N 85-24 52 E DRAINAGE / / EASEMENT — 28-8• ? 8,0' FORESIGHT PT "C" Y FORESIGHT PT "B" EL=8155.7' 49 EL=8157.8' fp BUILDING OUTLINE SECOND LEVEL 1 4.9' Z ' W BUILDING OUTLINE PLAZA LEVEL (P A VAIL LIONSHEAD CENTRE FORESIGHT PT "A" 0.923 ACRES ' EL=818119' 520 E. LIONSHEAD CIR. _ ,p6 FIVE STORY FOOD & STUCCO TRACT C SIDED BUILDING 14.0' (DRAINAGE EASEMENT) O.. a. 1 1b PROPOSED r, ADDITION I 270' BUILDING --3 4,r DIM. ` ROOF LINE OF ROOF DIM. EXPANSION 0' 10' 20' 30' EXISTING ANGLE FROM BUILDING LINE m VIEWPOINT TO EXTENDED '< RIDGE POINT v 7 275,75' S 85°24'02 DRAINAGE / TRACT C / EASEMENT I I I MMU' " d "` @ 11 N LiONSHEAD CENTRE VIEW CORRIDOR ENCROACHMENT u Mai P uuriielllll IIIA Girot iio IIID' Table of Contents A. Introduction B. Details on Proposed Addition C. Background on View Corridors D. Criteria for Review E. Adjacent Property Owners F. DRB Action Form 3 4 4 6 10 13 2 A. Introduction Lionshead Centre is located at 52o E. Lionshead Circle. The owners of 3 residential units within Lionshead Centre - Jorge Esteve (Unit 308), Javier Barrios (Unit 208), and Lucila DeLaLama (Unit 309) - are proposing additions to their dwellings. It is a total of 859 sq. ft. of GRFA located over the existing footprint of Lionshead Centre. Following a conceptual review on November 7, the DRB application for the proposal was approved on December 5 with a condition that, "This design review approval is contingent upon the applicant obtaining Town of Vail approval of the associated view corridor encroachment/amendment application." A survey of the view corridor was conducted and indicates that the addition will encroach into View Corridor #8 approximately z ft. for the roof and 1.16 ft. for the wall of the building. The survey of this encroachment is provided below, along with a photo rendering of the view corridor impact. In these images, the red indicates the existing view corridor, while the yellow indicates the area of encroachment. As indicated in the survey above, the view corridor does not run parallel with the existing building and as a result, there is a slight encroachment into the corridor where the proposed addition is an extension of the plane of the existing wall. However, as it is the intent of this view corridor to 13 preserve the view of the gondola lift line, the proposed encroachment maintains the integrity of the view corridor. B. Details on Proposed Addition Units 208, 308, and 309 are proposed to be expanded by a total of 859 sq. ft. The following table provides a square footage analysis of the increase in sq. ft. to each unit: Unit Additional GRFA Description Unit 208 344 sq. ft. Bedroom and bathroom addition Unit 308 344 sq. ft. Bedroom and bathroom addition Unit 309 115 sq. ft. Addition to existing bedroom As indicated, the additional GRFA to each unit is minimal and was designed to match similar additions that have occurred over the years. A proposed model of the addition is provided below, indicating the existing conditions and the proposed addition: C. Background on View Corridors On May z0, 1997, recognizing the importance of visual connections, the Town Council approved the use of the existing Town of Vail view corridor ordinance to designate the first protected public view corridors in Lionshead. In order to qualify for protection under the Town's ordinance, a view corridor was required to meet the following criteria: 1. Is the view corridor critical to the identity, civic pride, and sense of place in Lionshead? z. Is the view seen from a widely used, publicly accessible viewpoint. 3. Is the view threatened? Is there a possibility that development on nearby property would block the view? The Lionshead Redevelopment Master Plan identifies this view corridor as View Corridor Two, and states the following: El 4.4.1.2 View Corridor Two This view corridor (see figure 4-2) is seen from the pedestrian plaza at the east end of the Li fthouse Lodge, looking south directly up the gondola lift line. This view fulfills the following criteria: a. It fosters civic pride and is central to the identity of Lionshead. b. It is taken from a commonly used, publicly accessible viewpoint. The mountain view from this point is currently very broad, crossing much of the Vail Associates core site. As part of the redevelopment of the Vail Associates core site this view corridor should become narrower and more focused on the new gondola terminal. Given the current lack of a defining architectural edge, the dimensions of this corridor should roughly correspond to the suggested view boundaries outlined in figure 4-2. Prior to the redevelopment of the Core Site into Arrabelle at Vail Square, this view corridor was surveyed and adopted in 2002. Following the construction of the Arrabelle, the view corridor was amended to reflect the new building, and was surveyed and adopted in 2008 as View Point #8. The photo of View Point #8 is provided below: 5 D. Criteria for Review Section 12-22-6: Encroachments into Existing View Corridors, provides the review criteria for an encroachment. It states the following: Criteria For Encroachment: No encroachment into an existing view corridor shall be permitted unless the applicant demonstrates by clear and convincing evidence that the encroachment meets all of the following criteria: i. That the literal enforcement of section 12-22-2.1 of this chapter would preclude a reasonable development of a proposed structure on the applicant's land. Applicant Response: The view corridor disproportionately affects the owners of 208, 308, and 3og. These units are located on the far west of Lionshead Centre and are the only units which are affected by the view corridor. While other units have had opportunity for expansion, these are limited by the view corridor to do similar enclosures. Due to the configuration of Lionshead Centre, the proposed additions are in the only location available to the owners of these units. By not allowing this encroachment, the owners are precluded from reasonable development of their units. 2. That the development of the structure proposed by the applicant would not be such as to defeat the purposes of this chapter. Applicant Response: Section 12-22-1 of the Vail Town Code provides the purposes of the View Corridor chapter. These purposes are as follows: 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: C. 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 public interest of the town. D. It is desirable to designate, preserve and perpetuate certain views for the enjoyment and environmental enrichment for the residents and guests of the town. E. The preservation of such views will strengthen and preserve the town's unique environmental heritage and attributes. F. The preservation of such views will enhance the aesthetic and economic vitality and values of the town. G. 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. H. 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. Because the encroachment is minimal (at only 2 ft. for the roof and 1.16 ft. for the building) the integrity of the view corridor is maintained. The view corridor is intended to protect the view of the gondola lift line as it runs up Vail Mountain and there is no effect to this view, which is an important focal point in Lionshead. Because the request is for an encroachment only, as opposed to an amendment, to the view corridor, if Lionshead Centre were ever demolished, the existing view corridor boundaries would need to be maintained with any new construction. As a result, the proposal does not defeat the purposes of Chapter 22: View Corridors. 3. That the development proposed by the applicant would not be detrimental to the enjoyment of public pedestrian areas, public ways, public spaces, or public views. Applicant Response: The proposed encroachment would be imperceptible to the public from any public pedestrian areas, public ways, public spaces or public views. The proposed addition matches the existing wall of Lionshead Centre and any attempt to jog the building would create an architectural error which would be more noticeable to the public. 4. That the development proposed by the applicant complies with applicable elements of the Vail land use plan, town policies, urban design guide plans, and other adapted master plans. 7 Applicant Response: The Lionshead Redevelopment Master Plan provides the guidance for the adoption of view corridors in Lionshead. The Master Plan provides the following: 4.4 Public View Corridors On May zo, 1997, recognizing the importance of visual connections, the Vail Town Council approved the use of the existing Town of Vail view corridor ordinance to designate the first protected public view corridors in Lionshead. In order to qualify for protection under the Town's ordinance, a view corridor must meet the following criteria: a. Is the view critical to the identity, civic pride, and sense of place of Lionshead? A nice view is not sufficient. b. Is the view seen from a widely used, publicly accessible viewpoint? Views from private property cannot be recognized or protected by this ordinance. c. Is the view threatened? Is there a possibility that development on nearby property would block the view? It is critical to note that the following recommended public view corridors will create a development constraint that will work with all other applicable development and regulatory guidelines and standards. The suggested location and outline of any view corridor is not intended to create a "build -to" line for a vertical architectural edge that would not be allowed under other applicable guidelines and standards. According to these criteria and following an intensive public input process, protection of the following public view corridors is recommended (see Map O): The Lionshead Redevelopment Master Plan then provides recommendation for the adoption of two view corridors which were to be adopted immediately, while the remaining three view corridors (plus an additional three in Ever Vail) were to be adopted after development occurred on key sites. Lionshead View Corridor #z, the view corridor in question with this application, was one recommended for immediate adoption. The Lionshead Redevelopment Master Plan states: 4.4.1.2 View Corridor Two This view corridor (see figure 4-2) is seen from the pedestrian plaza at the east end of the Li fthouse Lodge, looking south directly up the gondola lift line. This view fulfills the following criteria: a. It fosters civic pride and is central to the identity of Lionshead. b. It is taken from a commonly used, publicly accessible viewpoint. The mountain view from this point is currently very broad, crossing much of the Vail Associates core site. As part of the redevelopment of the Vail Associates core site this view corridor should become narrower and more focused on the new gondola terminal. ts Given the current lack of a defining architectural edge, the dimensions of this corridor should roughly correspond to the suggested view boundaries outlined in figure 4-2. As indicated in the general photo for View Corridor 2, the existing Lionshead Centre building was established as the general eastern boundary of the view corridor. However, as clearly stated in the section above: "The suggested location and outline of any view corridor is not intended to create a "build -to" line for a vertical architectural edge that would not be allowed under other applicable guidelines and standards." It was not the intention that that the view corridors limit the ability of individual property owners to improve their properties. Instead, it is clearly the intention that the architecture is meant to frame the view to be protected. In this case, the view is of the gondola lift line. Furthermore, the Master Plan also recommends that this view be much narrower than the adopted view corridor. As indicated in the photos below, the original recommendation for this view corridor actually bisected the ski run, where as the adopted view corridor is much further west, into the tree line. hgm 4-1 Public View Con-001T,Wo LHMP Recommended View Corridor#2 The proposed encroachment complies with the recommendations as provided in the Lionshead Redevelopment Master Plan. 5. That the proposed structure will not diminish the integrity or quality nor compromise the original purpose of the preserved view. Applicant Response: The original purpose of this view corridor was stated in the Lionshead Redevelopment Master Plan when adopted in 1998 and further refined with the adoption of it as View Point #8. The purpose, as stated in Chapter 22: View Corridors of this view is: To protect the views of Vail Mountain from the core of Lionshead. As indicated in the analysis provided in this submittal, this view is not affected by the proposed encroachment and the integrity of this view is maintained. E. Adjacent Property Owners TOWN OF VAIL FINANCE DEPT 75 S FRONTAGE RD W VAIL, CO 81657-5043 VANTAGE POINT-VAIL INTERVAL OWNERS ASSOC ALPENGLOW PROPERTY MGMT PO BOX 178 AVON, CO 81620 VANTAGE POINT-VAIL INTERVAL OWNERS ASSOCIATION, INC. Gary A. Lebo PO BOX 178 AVON, CO 81620 VANTAGE POINT-VAIL CONDOMINIUM ASSOCIATION, INC. MICHAEL D'ANCI, SR 508 E LIONSHEAD CIR, VAIL, CO 81657 FIRST WESTWIND ATVAIL CONDOMINIUMS ASSOCIATION, INC. Steve MacDonald C/O Vail Management Company, PO Box 6130, Avon, CO 81620 VAIL CORP THE FIXED ASSETS DEPARTMENT 390 1 NTERLOCKEN CRESCENT STE 1000 BROOMFIELD, CO 80021 LANDMARK-VAIL CONDOMINIUM ASSOCIATION, INC. GEOFFREY WRIGHT 610 W LIONSHEAD CR, VAIL, CO 81657 HUGHES LAND HOLDING TRUST 28 ANACAPA ST STE D SANTA BARBARA, CA 93101 MONTAN EROS CON DOMINIUMASSOCIATION, INC. Laurie Jeanes 641 W LIONSHEAD CIR, VAIL, CO 81657 LION SQUARE NORTH CONDOMINIUM ASSOCIATION, INC. Bill Anderson 66o WEST LIONSHEAD PLACE 10 VAIL, CO 81657 LION SQUARE PHASE II &111 CONDO ASSOC INC - ETAL 66o W LIONSHEAD PL VAIL, CO 81657-5212 VAIL CORP THE FIXED ASSETS DEPARTMENT 390 1 NTERLOCKEN CRESCENT STE 1000 BROOMFIELD, CO 80021 VAIL CORP SAMANTHA J O N ES 390 1 NTERLOCKEN CRESCENT STE 1000 BROOMFIELD, CO 80021 VAIL 21 PARKING GARAGE NO.1 LLC-VAIL21 PARKING GARAGE NO. z LLC 610 W LIONSHEAD CIR STE loo VAIL, CO 81657 LAZIER LIONSHEAD LLC 386 HANSON RANCH RD VAIL, CO 81657 THE LIFT HOUSE CONDOMINIUM ASSOCIATION, INC. DOUGLAS WALKER 555 E LIONSHEAD CIR, VAIL, CO 81657 LIONSHEAD ARCADE BUILDING CONDOMINIUM ASSOCIATION, INC. KIT C. WILLIAMS P O BOX 3622, VAIL, CO 81658 Arrabelle at Vail Square Residential Condominium Association, Inc. Mark Payne 675 Lionshead Place, Denver, CO 81657 ARRABELLE AT VAI L SQUARE LLC VAIL RESORTS MANAGEMENT CO 390 1 NTERLOCKEN CRESCENT STE 1000 BROOMFIELD, CO 80021 VAIL LIONSHEAD CENTRE CONDOMINIUM ASSOCIATION David A Zippie, CPA P.O. BOX 4627, AVON, CO 81620 VAIL 21 CONDOMINIUM ASSOCIATION, INC. Destination Resort Mgt, Inc, 610 W LIONSHEAD CIR 11 VAIL, CO 81657 TREETOPS CONDOMINIUM ASSOCIATION Vicki L. Brown 45o E. Lionshead Circle, Vail, CO 81657 VAIL LIONSHEAD CONDOMINIUM ASSOCIATION JEFF BAILEY 38o E. LIONSHEAD CIR, VAIL, CO 81657 LODGEAT LIONSHEAD III CONDOMINIUM ASSOCIATION JEFF BAILEY 38o E LIONSHEAD CR, VAIL, CO 81657 LION SQUARE CONDOMINIUM ASSOCIATION, INC. WILLIAM ANDERSON 66o W. LIONSHEAD PLACE VAIL, CO 81657 LION SQUARE PHASE II AND III CONDOMINIUM ASSOCIATION, INC. WILLIAM ANDERSON 66o W LIONSHEAD PL VAIL, CO 81657 12 F. DRB Action Form Project Narm LIONSHM CENTRE ADDITIONS DRONumbem LRD120433 Project Descripbow ADDITIC)N TO THREE RESIDE-PITIAL UNITS (E. 72°:49'2., SARRICA, AND UmAMA PESX�F.PJCES) IN LIONSHEAD CENTRE partidpanta., OWNER SPACE 44 LLC 09111„2012 520 E LIONSHEAD CIR 208 VAIL, C'O 81657 01HER SUMAN ARQiCTECT-MKHAEL $UP4A llf 16r2012 Phom 479-7502 2211 ICRTH rRONTAGE ROAD VAIL ED $1657 Licensee COOM01739 APPLICANT SUMAN ARCHITECTS 09111/2012 None: 97"71.6122 Ps 7760 AVON co $1620 farojoctAddross: 520 LICRISHEAD MALL, VAIL Location: Lkiivsheadariive208,308,309 LegaID"cription: Cot: SBI*cks Subdivisiom VAIL UON,9iEAD CENTRE CC ParcolNumber 2101-071-0301-0 Cornrnents; 7. Z �.�-. Motion Bya K)ES80 Action: APPROVED Seemul Byt MAID Vatei 4-0-0 Date of Approval: 12/05/2012 Conditions: Coni: 8 (PLAN): N. charqpm to 0--w pLim may L* vriiKle viidvut Ow w6tten conw, it of T—, of Val suff and[w the appropiate riww cnirrmitt"..6s). Om& 0 (PLAN)r DRO xpxwal does not cmirtAute a pe"nit for bud&V. Rease romuft with Town ofi/a0 BuLdirg ji wio# to cavirtymbon wt�¢yqtjes Ovid 201 (PLAN): DRB appiuvaG AmH tYA 1wcame val4d firt ZO dayu failowiry ifie date of appro4, pursuaM tri dw VaR Town CAxle, Chaprm 12-7-3. APP 4.S. Cmd: 202 (PLAN): Approval of this project 4mff Barr- and Baena oe void acre (1) year Utowirvy the date of final M)proval, unless a bxMing perTiA is issued argil .mi,stsucton is comfiremed and is ddigwAfy pursued toward compi Coni: CON0012977 The applicant shak instaU windows with white trim to match the existing windows in the building. Con& CON0012978 This desVqn reviievv approval is wntingent upon the applicant obtaining Town of VW approval of the assodawd view oorridor encrrachrrrenr, amerrdrnerrt apoication. Plannsir, 841 G,ibson ORB Fee Paid, $30&00 13 Design Review Board *Vil% ACTION FORM TM T ?5 South F—htaop Road, VaA, Cak�,adu 81657 ter: 970AM2134 fac 970A74.2452 ;5ZW1 Zr f Wa7 wiyin wirwmWoov'Cii Project Narm LIONSHM CENTRE ADDITIONS DRONumbem LRD120433 Project Descripbow ADDITIC)N TO THREE RESIDE-PITIAL UNITS (E. 72°:49'2., SARRICA, AND UmAMA PESX�F.PJCES) IN LIONSHEAD CENTRE partidpanta., OWNER SPACE 44 LLC 09111„2012 520 E LIONSHEAD CIR 208 VAIL, C'O 81657 01HER SUMAN ARQiCTECT-MKHAEL $UP4A llf 16r2012 Phom 479-7502 2211 ICRTH rRONTAGE ROAD VAIL ED $1657 Licensee COOM01739 APPLICANT SUMAN ARCHITECTS 09111/2012 None: 97"71.6122 Ps 7760 AVON co $1620 farojoctAddross: 520 LICRISHEAD MALL, VAIL Location: Lkiivsheadariive208,308,309 LegaID"cription: Cot: SBI*cks Subdivisiom VAIL UON,9iEAD CENTRE CC ParcolNumber 2101-071-0301-0 Cornrnents; 7. Z �.�-. Motion Bya K)ES80 Action: APPROVED Seemul Byt MAID Vatei 4-0-0 Date of Approval: 12/05/2012 Conditions: Coni: 8 (PLAN): N. charqpm to 0--w pLim may L* vriiKle viidvut Ow w6tten conw, it of T—, of Val suff and[w the appropiate riww cnirrmitt"..6s). Om& 0 (PLAN)r DRO xpxwal does not cmirtAute a pe"nit for bud&V. Rease romuft with Town ofi/a0 BuLdirg ji wio# to cavirtymbon wt�¢yqtjes Ovid 201 (PLAN): DRB appiuvaG AmH tYA 1wcame val4d firt ZO dayu failowiry ifie date of appro4, pursuaM tri dw VaR Town CAxle, Chaprm 12-7-3. APP 4.S. Cmd: 202 (PLAN): Approval of this project 4mff Barr- and Baena oe void acre (1) year Utowirvy the date of final M)proval, unless a bxMing perTiA is issued argil .mi,stsucton is comfiremed and is ddigwAfy pursued toward compi Coni: CON0012977 The applicant shak instaU windows with white trim to match the existing windows in the building. Con& CON0012978 This desVqn reviievv approval is wntingent upon the applicant obtaining Town of VW approval of the assodawd view oorridor encrrachrrrenr, amerrdrnerrt apoication. 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(PEC120048) Applicant: Edwardo and Pilar Vigil, represented by RKD Architects Planner: Warren Campbell I. SUMMARY The applicant, Edwardo and Pilar Vigil, represented by RKD Architects, is requesting approval of an amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code, to amend the plat restricted maximum allowable Gross Residential Floor Area (GRFA) for 3846 Lupine Drive/Lot 5A, Block 1, Bighorn 1St Addition. 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 the Planning and Environmental Commission approves, the proposed exemption plat subject to the findings noted in Section VIII of this memorandum. II. DESCRIPTION OF THE REQUEST The applicant is proposing to amend the plat restricted maximum allowable GRFA for Lot 5A that was established in 1992 with the recording of the plat. The applicant is making this request in order to pursue an addition to the existing residence. The applicant is proposing to increase the allowable GRFA from 4,379 sq. ft. to 5,280 sq. ft. in response to the GRFA amendments adopted by the Town of Vail in 2004. If approved the applicant will proceed forward through the Design Review Board process with a request to add 807 sq. ft. of GRFA to the existing residence. A. A vicinity map (Attachment A), a letter from the applicant dated December 17, 2012 describing the request (Attachment B), and the proposed exemption plat, Exemption Plat, Bighorn Subdivision First Addition, Block 2, Lot 5A. Town of Vail. Eaqle County. Colorado, have been attached for reference (Attachment C). III. BACKGROUND On June 22, 1992 the Planning and Environmental Commission approved a request to subdivide Lot 5, Block 2, Bighorn Subdivision 1St Addition into two lots. The subdivision established Lots 5A and 5B, measuring 30,296 sq. ft. and 36,716 sq. ft. respectively. Lot 5 was zoned Two-family Residential District and the resulting subdivision did not change this zoning designation. The subdivision approval included plat notes restricting the number of dwelling units and GRFA on each lot. The intent of these plat notes was to allow for development on Lots 5A and 5B which was in keeping with the allowable development on Lot 5 as a whole. The Commission did not want to provide for an increase in dwelling units or an increase in GRFA that would have occurred through a subdivision of this type. The notes included on the plat are as follows: "(6) Lot 5A shall be restricted to the construction of one single family residence with a total GRFA not to exceed 4379 square feet. (7) Lot 5B shall be restricted to the construction of one single family residence with a total GRFA not to exceed 4425 square feet." The Planning and Environmental Commission approved a similar request for two neighboring lots at 3967 and 3977 Lupine Drive on July 11, 2005 (PEC050052) and May 14, 2007 (PEC070023). These two lots had been subdivided from a larger lot and the plats included a rezoning to Single-family Residential District and a restriction on the allowable GRFA. The Planning and Environmental Commission approved both requests as the proposed amendments were in keeping with the initial intent and allowed the properties to take advantage to the amendments in GRFA passed in 2004. IV. APPLICABLE REGULATIONS TITLE 13: SUBDIVISION REGULATIONS (in part) 13-2-2 DEFINITIONS EXEMPTION PLAT. The platting of a portion of land or property that does not fall within the definition of a "subdivision'; as contained in this section. 13-3-4: COMMISSION REVIEW OF APPLICATION; CRITERIA AND NECESSARY FINDINGS: Town of Vail Page 2 A. Before recommending approval, approval with conditions or disapproval of the preliminary plan, the planning and environmental commission shall consider the following criteria with respect to the proposed subdivision: 1. The extent to which the proposed subdivision is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town, and 2. The extent to which the proposed subdivision complies with all of the standards of this title, as well as, but not limited to, title 12, "Zoning Regulations'; of this code, and other pertinent regulations that the planning and environmental commission deems applicable, and 3. The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives, and 4. The extent of the effects on the future development of the surrounding area, and 5. The extent to which the proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, or require duplication or premature extension of public facilities, or result in a "leapfrog" pattern of development, and 6. The extent to which the utility lines are sized to serve the planned ultimate population of the service area to avoid future land disruption to upgrade undersized lines, and 7. The extent to which the proposed subdivision provides for the growth of an orderly viable community and serves the best interests of the community as a whole, and 8. The extent to which the proposed subdivision results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features, and 9. Such other factors and criteria as the commission and/or council deem applicable to the proposed subdivision. B. Necessary Findings: Before recommending and/or granting an approval of an application for a major subdivision, the planning and environmental commission shall make the following findings with respect to the proposed major subdivision: 1. That the subdivision is in compliance with the criteria listed in subsection A of this section. Town of Vail Page 3 2. That the subdivision is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town. 3. That the subdivision is compatible with and suitable to adjacent uses and appropriate for the surrounding areas. 4. That the subdivision 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. 13-12-1: PURPOSE AND INTENT: The purpose of this chapter is to establish criteria and an appropriate review process whereby the planning and environmental commission may grant exemptions from the definition of the term "subdivision" for properties that are determined to fall outside the purpose, purview and intent of Chapters 3 and 4 of this title. This process is intended to allow for the platting of property where no additional parcels are created and conformance with applicable provisions of this code has been demonstrated. 13-12-2: EXEMPTIONS IN PROCEDURE AND SUBMITTALS. "Exemption plats", as defined in section 13-2-2 of this title, shall be exempt from requirements related to preliminary plan procedures and submittals. Exemption plat applicants may be required to submit an environmental impact report if required by Title 12, Chapter 12 of this code. 13-12-3: PLAT PROCEDURE AND CRITERIA FOR REVIEW: The criteria for reviewing the plat shall be as contained in section 13-3-4 of this title. V. SURROUNDING LAND USES AND ZONING VI. SITE ANALYSIS — Lionshead Centre Building Address: 3946 Lupine Drive Legal Description: Lot 5A, Block 2, Bighorn Subdivision 1St Addition Zoning: Two-family Residential District Land Use Designation: Low Density Residential Mapped Geological Hazards: 40% slopes on portion of site, red and blue avalanche hazard, high severity rockfall, high hazard debris flow and debris avalanche Town of Vail Page 4 Land Use Zoning North: Open space Agricultural and Open Space District East: Residential Two -Family Residential District West: Forest Service Not within town boundaries South: Residential Two -Family Residential District VI. SITE ANALYSIS — Lionshead Centre Building Address: 3946 Lupine Drive Legal Description: Lot 5A, Block 2, Bighorn Subdivision 1St Addition Zoning: Two-family Residential District Land Use Designation: Low Density Residential Mapped Geological Hazards: 40% slopes on portion of site, red and blue avalanche hazard, high severity rockfall, high hazard debris flow and debris avalanche Town of Vail Page 4 Development Standard Allowed Lot Area (min): 15,000 sq. ft. Frontage: 30 ft. Buildable Area: 15,000 sq. ft. Setbacks (min): 20 ft. front 15 feet sides 15 feet rear Platted GRFA Limit (max): 4,379 sq. ft. Site Coverage (max): 6,059(20%) Landscape Area (min): 18,178 sq. ft. VII. REVIEW CRITERIA Proposed Allowed Existin no change 30,295 sq. ft. no change 57 ft. no change 16,508 sq. ft. no change 20 ft. no change 18 ft. and 22 ft. no change 70 ft. 5,280 sq. ft. 4,047 sq. ft. (+901 sq. ft.) no change 3,590 sq. ft. no change 24,800 sq. ft. The purpose section of Title 13, Subdivision Regulations, is intended to ensure that the proposed subdivision is promoting the health, safety and welfare of the community. The criteria for reviewing an amended final plat are outlined in Section 13-3-4, Vail Town Code, as follows: 1) The extent to which the proposed subdivision is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the town; and Staff has reviewed the proposed amended final plat and found it to be in compliance with all applicable elements of the Vail Land Use Plan, an element of the Comprehensive Plan. The proposed increase in the plat restricted maximum allowable GRFA will be in keeping with the low density residential land use designation found in the Vail Land Use Plan which states the following: "This category includes single-family detached homes and two-family dwelling units. Density of development within this category would typically not exceed 3 structures per buildable acres. Also within this area would be private recreation facilities such as tennis courts, swimming pools and club houses for the use of residents of the area. Institutional / public uses permitted would include churches, fire stations, and parks and open space related facilities." Staff's review of the Vail Land Use Plan did not identify any goals, objectives, or polices that in contradiction to the request. Town of Vail Page 5 2) The extent to which the proposed subdivision complies with all of the standards of this Title, as well as, but not limited to, Title 12, Zoning Regulations and other pertinent regulations that the Planning and Environmental Commission deems applicable; and Staff has reviewed the proposed amended final plat and found that all submittal documents were received and the resulting amendment will comply with all applicable portions of the Town of Vail Zoning Code and the Two-family Residential District. This analysis can be found in Section VI of this memorandum. 3) The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and The proposed amended final plat modifying the plat restricted maximum allowable GRFA will not negatively affect the workable relationship among land uses as the proposal will not alter the current low density residential land use. The proposed amendment is intended to permit the property to take advantage of the GRFA amendments adopted in 2004. In 1992 when the subdivision of Lot 5 occurred the allowable GRFA for the lot was 8,804 sq. ft. The subdivision creating Lots 5A and 5B where permitted maximum allowable GRFA of 4,379 (49.74%) sq. ft. and 4, 425 sq. ft. (50.26%) respectively. This total allowable GRFA for the two new lots was 8,804 sq. ft. Under the current regulations if Lot 5 were still whole it would be permitted 10,670 sq. ft. The application to allow Lot 5A to be able to increase the platted maximum allowable to be 5, 280 sq. ft. (49.48%) is in keeping with the initial goal of ensuring that development on the divided Lot 5 did not exceed the development on the lot as a whole. Attempts were made to include Lot 5B in this application, however, the property owner did not choose to move forward. Staff anticipates that in the future Lot 5B will make the same request. Under the current regulations and the same methodology used to review this application Lot 5B would be permitted 5,390 sq. ft. 4) The extent of the effects on the future development of the surrounding area; and The proposed amended final plat modifying the plat restricted maximum allowable GRFA will have no affect the future development of the surrounding area as the proposal will not alter the current low density residential land use. Additionally, the property is located within a developed neighborhood. 5) The extent to which the proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, or require duplication or premature extension of public facilities, or result in a "leapfrog" pattern of development; and Town of Vail Page 6 The proposed amended final plat modifying the plat restricted maximum allowable GRFA will have no affect on the elements identified in the above criterion. The lot is currently developed within an existing neighborhood with public services currently provided. 6) The extent to which the utility lines are sized to serve the planned ultimate population of the service area to avoid future land disruption to upgrade under- sized lines; and Staff does not believe this proposal will not have any effect on the provision of utilities to the existing structure within a developed neighborhood. 7) The extent to which the proposed subdivision provides for the growth of an orderly viable community and serves the best interests of the community as a whole; and Staff believes the proposed amended final plat to modify the plat restricted maximum allowable GRFA will continue to allow for the orderly growth of the community and serves the interests of the community as the proposal will not alter the current low density residential land use. Additionally, this proposal will update the plat restricted maximum allowable GRFA for Lot 5A in the same manner as the Town of Vail amended the GRFA regulations for other properties within the Lupine Drive neighborhood in 2004. 8) The extent to which the proposed subdivision results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; and Staff does not believe that the proposed amended final plat to modify the plat restricted maximum allowable GRFA will result in any adverse impacts to any of the items listed in the above criterion. The amendment will allow for development on the property which is in keeping and scale with the adjacent Two-family Residential District zoned properties. 9) Such other factors and criteria as the Commission and/or Council deem applicable to the proposed subdivision As identified in the Section III of this memorandum the Planning and Environmental Commission approved a similar request for two neighboring lots at 3967 and 3977 Lupine Drive on July 11, 2005 (PEC050052) and May 14, 2007 (PEC070023). VIII. STAFF RECOMMENDATION The Community Development Department recommends approval of the amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code to allow for amendments to the allowable Gross Residential Floor Area (GRFA), located at Town of Vail Page 7 3946 Lupine Drive/Lot 5A, Block 2, Bighorn Subdivision 1St Addition, and setting details in regards 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 plat amendment, the Community Development Department recommends the Commission make the following motion: "The Planning and Environmental Commission approves the amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code, to allow for amendments to the allowable Gross Residential Floor Area (GRFA), located at 3946 Lupine Drive/Lot 5A, Block 2, Bighorn Subdivision 1 Sr Addition, and setting details in regards thereto." Should the Planning and Environmental Commission choose to approve this plat amendment request, the Community Development Department recommends the Commission makes the following findings- "I. indings: "1. That the subdivision is in compliance with the criteria listed in Section 13-3-4-A, Vail Town Code, based upon the review outlined in Section VII of the Staff's January 14, 2013, memorandum to the Planning and Environmental Commission. 2. That the subdivision is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town, based upon the review outlined in Section VII of the Staff's January14, 2013, memorandum to the Planning and Environmental Commission. 3. That the subdivision is compatible with and suitable to adjacent uses and appropriate for the surrounding areas, based upon the review outlined in Section VII of the Staff's January 14, 2013, memorandum to the Planning and Environmental Commission. 4. That the subdivision 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, based upon the review outlined in Section VII of the Staffs January 14, 2013, memorandum to the Planning and Environmental Commission." IX. ATTACHMENTS A. Vicinity Map B. Applicant's written request dated December 17, 2012 C. Draft: Exemption Plat, Bighorn Subdivision First Addition, Block 2, Lot 5A. Town of Vail. Eagle County, Colorado. Town of Vail Page 8 9 E Town of Vail 1� V #f GAIAWYMY 16Y tpimeni 75 South Frontage Road Vail, CO 81657 Re., Vigil Addition Bighorn 1 .war' w , Block 2 Lot 3946 Lupine Drive I I The purpose of this exemption plat is to amend a GRFA limiting note on the plat that created the above mentioned lot, Whe�n Lot 5 was subdivided on June 18, 11992 note 6 states "Lot 5A shall be restricted to the construction of one single family residence with a tota:l GRFA not to exceed 4379 square feet." In 1992i, the allowaWe GFRA for the original Lot 5 under the Two -Family Residential District was 7,950 sq.ft�.,GRFA plus 425 per unit for a total of 8,800 sq.ft, Thiswas biased upon the total lot area of 67,012'sq,ft, It appears the PEC approved a totail of 8,804 sqft of GRFA for the separated lots (5A = 4,379 and 5B -_ 4,425)i to maintain the previous wment rights after the subdivision of the lot. nder today's regulations, a lot of 67,012 so.ftAm�dp.r tb -p-T *0 # fill d main sTreel,steGO04 pobox ,5055 edw(ilrd5,CO,0,11632 970,92&2622 wwwxkdarch,coni