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HomeMy WebLinkAbout2014-0908 PECTOWN OF VAft� PLANNING AND ENVIRONMENTAL COMMISSION September 8, 2014 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT Site Visit: None 15 minutes 1. A request for final review of an amendment to a conditional use permit, pursuant to Section 12- 9C-3, Conditional Uses, Vail Town Code, to allow for the expansion of the private school faculty parking lot, located at 3214 Katsos Ranch Road /Lot 2, Vail Mountain School Subdivision, and setting forth details in regard thereto. (PEC140027) Applicant: Vail Mountain School, represented by Brian Counselman Planner: Joe Batcheller ACTION: MOTION: SECOND: VOTE: CONDITIONS: 15 minutes 2. A request for final review of a variance from Section 12 -6C -9, Site Coverage, Vail Town Code, pursuant to Section 12 -17, Variances, Vail Town Code, to allow for site coverage in excess of the permitted 20 %, located at 4166 Columbine Drive /Lot 18 Bighorn Subdivision 51" Addition, and setting forth details in regard thereto. (PEC140028) Applicant: 4166 Columbine Drive LLC, represented by Pierce Architects Planner: Joe Batcheller ACTION: MOTION: SECOND: VOTE: CONDITIONS: 15 minutes 3. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 7H -7, Major Exterior Alteration or Modification, Vail Town Code to allow for the conversion of two upper floor commercial condominiums to residential condominiums, located at 521 East Lionshead Circle, Units 301 & 302 /1-ot 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC140031, PEC140032) Applicant: Lady Belle Partnership LLLP, represented by Linda Malaby Planner: Jonathan Spence ACTION: MOTION: SECOND: VOTE: CONDITIONS: 20 minutes 4. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 7H -7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for a change to the approved mix of residential unit types, and a request for final review of an amended conditional use permit, pursuant to Section 12 -71-1-3, Permitted and Conditional Uses: First Floor or Street Level, Section 12 -71-1-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for a reduction in the number of timeshare units, located at 705 West Lionshead Circle /Lot 1, Strata Vail, and setting forth details in regard thereto. (PEC140029, PEC140030) Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: CONDITIONS: Page 1 75 minutes 5. A request for a recommendation to the Vail Town Council on the adoption of the Vail Valley Medical Center Master Plan, to establish a comprehensive redevelopment plan for the Vail Valley Medical Center, Lot 10 (Town of Vail parking lot), and US Bank Building, located at 181 and 281 West Meadow Drive and 108 South Frontage Road West/ Lots E, F, and 10 Vail Village Filing 2, and Lot D -2, A Resubdivision of Lot D Vail Village Filing 2, and setting forth details in regard thereto. (PEC140011) Applicant: Vail Valley Medical Center, represented by Braun and Associates Planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: CONDITIONS: 6. A request for the review of amendments to a conditional use permit, pursuant to Section 12 -9C- 3, Conditional Uses, to allow for improvements to a public park and active outdoor recreation area, facility, and use (restroom and picnic pavilion) on the Lower Bench of Ford Park, located at 530 South Frontage Road East /Un platted (Ford Park), and setting forth details in regard thereto. (PEC140024) Applicant: Town of Vail, represented by Greg Hall Planner: Jonathan Spence ACTION: Table to September 22, 2014 MOTION: SECOND: VOTE: 7. Approval of August 25, 2014 minutes MOTION: SECOND: VOTE: 8. Information Update 9. Adjournment MOTION: SECOND: VOTE: The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. 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 September 5, 2014 in the Vail Daily. Page 2 rowN of va' n> PLANNING AND ENVIRONMENTAL COMMISSION September 8, 2014 at 1:OOpm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT Henry Pratt departed at 4:00 Dick Cleveland John Rediker Pam Hopkins Luke Cartin Site Visit: None MEMBERS ABSENT Webb Martin Michael Kurz 15 minutes A request for final review of an amendment to a conditional use permit, pursuant to Section 12- 9C-3, Conditional Uses, Vail Town Code, to allow for the expansion of the private school faculty parking lot, located at 3214 Katsos Ranch Road /Lot 2, Vail Mountain School Subdivision, and setting forth details in regard thereto. (PEC140027) Applicant: Vail Mountain School, represented by Brian Counselman Planner: Joe Batcheller ACTION: Approved MOTION: Cleveland SECOND: Hopkins VOTE: 5 -0 -0 Joe Batcheller gave a presentation pursuant to the staff memorandum. Commissioner Pratt disclosed he has children at the Vail Mountain School, however, he would have no financial gain from the proposal and could act without bias. Commissioner Hopkins inquired as to landscaping and snow storage. Joe Batcheller spoke to the design of the retaining wall and the required snow storage provisions. Commissioner Cleveland asked for clarification on snow storage. Joe Batcheller explained that the retaining wall was holding up the parking and snow would be pushed over the wall. Commissioner Rediker inquired as to drainage Joe Batcheller explained that the drainage would sheet flow of the lot into the native grass swale. Brian Counselman had nothing to add. There was no public comment. The Commissioners expressed support of the proposal and its compliance with the criteria. Commissioner Pratt stated he would like to see some landscaping screening the cars from the North Frontage Road. Brain Conselman asked for clarification on the appropriate location to place landscaping on the berm or within the swale. Page 1 The Commissioners recommended the Design Review Board consider the need to screen the parking with landscaping during its review and determine what would be appropriate 15 minutes 2. A request for final review of a variance from Section 12 -6C -9, Site Coverage, Vail Town Code, pursuant to Section 12 -17, Variances, Vail Town Code, to allow for site coverage in excess of the permitted 20 %, located at 4166 Columbine Drive /Lot 18 Bighorn Subdivision 51" Addition, and setting forth details in regard thereto. (PEC140028) Applicant: 4166 Columbine Drive LLC, represented by Pierce Architects Planner: Joe Batcheller ACTION: Denial MOTION: Cleveland SECOND: Cartin VOTE: 2 -3 -0 (Rediker, Pratt, Hopkins opposed) Motion failed ACTION: Approved with condition(s) MOTION: Rediker SECOND: Hopkins VOTE: 3 -2 -0 (Cleveland, Cartin opposed) CONDITION(S): 1. The applicant shall submit an application to comply with Section 12 -13 -5, Employee Housing Unit Deed Restriction Exchange Program, Vail Town Code, within two years of this variance approval in accordance with Section 12 -17 -7, Permit Approval and Effect, Vail Town Code. Joe Batcheller gave a presentation pursuant to the staff memorandum Commissioner Pratt inquired as to the proposal which was approved in 2002 and the addition of site coverage and gross residential floor area (GRFA). Joe Batcheller, using before and after site plans, showed how the units were combined through the additions approved in 2002. He highlighted that GRFA in a basement level was removed from within the stream setback. William Pierce, representing the applicant, made himself available for questions. Commissioner Rediker, inquired as to the two year time frame contained within the condition Warren Campbell explained that the two year time frame was to acknowledge that a variance approval is valid for two year period and if the EHU exchange had not occurred within that two year period the variance would expire. Commissioner Cleveland made an argument that the proposal did not meet the requirements to request a variance. David Duke, owner of the home, explained the difficulty of operating an EHU and his feeling that the ability to participate in the program will be a win -win. Commissioner Cleveland spoke to the application reviewed in 2002 and that the practical difficulties should have been addressed at that time with regard to a site coverage variance Commissioner Pratt surmised that a site coverage variance could have been granted in 2002, but was unsure as to what the result would have been in regards to design. Page 2 Commissioner Hopkins added that she felt the additional site coverage would have been warranted in 2002 and today in 2014 due to the situation of the existing development that existed prior to annexation. There were previously three dwelling units on a site restricted to one dwelling unit. Commissioner Rediker spoke to his belief that the application for a variance was appropriate. Warren Campbell suggest that it may be appropriate to think of this variance request in absence of the request to exchange the EHU off -site. Would a request to exceed the maximum allowable site coverage meet the criteria under the circumstances identified in the memo regarding the history and physical condition of the project. Cleveland felt it failed to meet the criteria to exceed site coverage on the site as a result of 2002 and would be a grant of special privilege. 15 minutes 3. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 7H -7, Major Exterior Alteration or Modification, Vail Town Code to allow for the conversion of two upper floor commercial condominiums to residential condominiums, located at 521 East Lionshead Circle, Units 301 & 302 /1-ot 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC140031, PEC140032) Applicant: Lady Belle Partnership LLLP, represented by Linda Malaby Planner: Jonathan Spence ACTION: Approved with conditioni(s) MOTION: Rediker SECOND: Cleveland VOTE: 4 -0 -0 CONDITION(S): 1. The applicant shall mitigate the employee generation impact created by the new residential units in accordance with the provisions of Chapter 12 -24, Inclusionary Zoning, Vail Town Code. The applicant shall make the required fee in lieu payment to the Town of Vail prior to the issuance of any building permit. Jonathan Spence gave a presentation pursuant to the staff memorandum. Joseph San Martino, architect representing the applicant, did not have anything to add. Commissioner Cleveland inquired as to what floor the units were located. Jonathan Spence described that they were not on the first floor or street level. They are above the Breeze retail operation. 20 minutes 4. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 7H -7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for a change to the approved mix of residential unit types, and a request for final review of an amended conditional use permit, pursuant to Section 12 -71-1-3, Permitted and Conditional Uses: First Floor or Street Level, Section 12 -71-1-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for a reduction in the number of timeshare units, located at 705 West Lionshead Circle /Lot 1, Strata Vail, and setting forth details in regard thereto. (PEC140029, PEC140030) Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: Approved with condition(s) MOTION: Cleveland SECOND: Rediker VOTE: 4 -0 -0 CONDITION(S): Page 3 That the Developer prepares a The Lion Art in Public Places Plan, for input and comment by the Town of Vail Art in Public Places Board, Chapter 12 -25, Public Art, Vail Town Code, prior to the request for a temporary certificate of occupancy. Subject to the above input and comment by the Art in Public Places Board, the Applicant will determine the type and location of the art to be provided. Said Plan shall include the funding for a minimum of $70,000.00 in public art improvements to be developed in conjunction with The Lion project. 2. That the Developer shall be assessed a transportation impact fee in the amount of $6,500 per increased vehicle trip in the peak hour generated (25.06 trips), or $162,890, created by The Lion project. The total fee of $162,890 shall be paid in full by the Developer prior to the issuance of a temporary certificate of occupancy or certificate of occupancy for The Lion project. At the sole discretion of the Town of Vail Public Works Director, said fee may be waived in full, or part, based upon the completion of certain off -site improvements. Warren Campbell gave a presentation pursuant to the staff memorandum Commissioner Rediker requested clarification regarding staff's analysis of the "Live Bed" requirements of the Lionshead Redevelopment Master Plan. Warren Campbell spoke to the provisions of the Lionshead Redevelopment Master Plan regarding the policy of maintaining and increasing "Live Beds" in conjunction with the redevelopment of projects such as the Lionshead Inn and Lionshead Inn Annex. In 2007 when the Strata project was reviewed and approved there was a discussion regarding the number of keys (doors to various unit types) included within the project. The redevelopment project included 87 keys as compared to the 85 in the existing buildings. The Strata projected then and the proposed project in this application maintained the front desk, pool, hot tub, commercial space, meeting room, public lounge areas to provide the services commonly associated and expected of a project with successful rental participation. Dominic Mauriello, representing the applicant, provided an overview of the proposal Commissioner Cartin requested clarification on number of live beds that existed prior to demolition and what is being currently proposed. Warren Campbell stated that there were 85 live beds and there were 85 live beds in the revised proposal. Rocky Cortina, developer of the project, provided additional information on unit mix and how it is designed to meet the market and maintain and improve the likelihood that units will be put into the rental pool. He added that while the project was maintaining the number of live beds at 85 there was an increase in the quality of the units (head heights, finishes, amenities, sizes). The Commissioners expressed their support for the project and its compliance with the criteria 75 minutes 5. A request for a recommendation to the Vail Town Council on the adoption of the Vail Valley Medical Center Master Plan, to establish a comprehensive redevelopment plan for the Vail Valley Medical Center, Lot 10 (Town of Vail parking lot), and US Bank Building, located at 181 and 281 West Meadow Drive and 108 South Frontage Road West/ Lots E, F, and 10 Vail Village Filing 2, and Lot D -2, A Resubdivision of Lot D Vail Village Filing 2, and setting forth details in regard thereto. (PEC140011) Page 4 Applicant: Vail Valley Medical Center, represented by Braun and Associates Planner: Warren Campbell ACTION: Tabled to September 22, 2014 MOTION: Rediker SECOND: Cartin VOTE: 4 -0 -1 (Cleveland recused) Commissioner Cleveland recused himself as he sits on a Board at the WMC Warren Campbell gave a presentation pursuant to the staff memorandum. Doris Kirchner, VVMC CEO, gave a presentation regarding the background of the process thus far. Tom Braun, planning consultant representing the applicant, gave an overview of the submitted WMC Master Plan. Russ Sedmak, master plan developer for the applicant, presented the unique factors considered in regards to hospital master plans. It is often an inside -out process that strategizes the most efficient use of space. This process has led to the identification of certain structures to be removed, which presents various access constraints and opportunities. He explained the considerations taken into account while determining strategies for access, locating the heli -pad, providing quality architecture, etc. Tom Braun then addressed a few key planning issues. Regarding parking, WMC is proposing to add between 146 and 198 new parking spaces (target 173). The proposed access and traffic circulation is a response to goals of WMC and the town, as well as the existing practicalities. Employee housing will likely be address via cash -in -leiu with none proposed on the site. Commissioner Hopkins asked if the hospital plans to expand every ten years. Tom answered no. Hopkins then asked about the hospital's plans for long -term elder care. Doris Kirschner spoke to those needs being addressed down valley and to a monetary contribution made by the WMC to the project. Commissioner Cartin asked how the master plan addresses land uses and the SDD on the US Bank building site. Tom Braun responded that the SDD would likely stay in place. Warren Campbell added that a new land use designation in the Vail Land Use Plan would result from this process. Commissioner Cartin then asked to give great consideration to the various type of users that will be parking there. He also discussed the importance of quality public space in the area, particularly Middle Creek. Commissioner Pratt asked what is the difference was between a Level I, Level II and Level III trauma center? Dorris Kirchner described that the difference was largely associated with staff levels being 24 hours and certain medical specialties needed to be available. WMC is a Level III facility. There are three Level II facilities in Denver. . Commissioner Pratt then asked about the round -about and where it is at in the process Page 5 Tom Braun explained of its background and where that particular process is at Commissioner Pratt then said at the next meeting that he would like to know details of the traffic study, employee housing calculations, and the pedestrian - friendliness along Meadow Drive. Jim Lamont, Vail Homeowners Association, asked for details regarding the process —how many meetings will it take to go through all the issues to address? Commissioner Cartin then asked for clarification as to a time table for grouping these issues together. Jim Lamont said there is need for an enduring master plan to result from this Warren Campbell stated it would necessitate multiple meeting. Peter Knobel, owner of the Evergreen, said he plans to build a project larger than Solaris and hopes to work with the hospital to accomplish such a development. To date conversations between all parties were occurring and they were aware of the heli -pad location. Russ, Scorpio President stated that the Scorpio feels caught in the middle of the Village and Lionshead in a somewhat forgotten area of town. The loading and delivery is a great concern The heli -pad location is also a concern as there will likely be impacts fell by the residents. Ron Snow, owner of Scorpio Unit 401, mentioned an high - profile helicopter accident that occurred in 1999 in Vail that was unforeseen, and the stage may be set in similar fashion regarding the heli -pad. Keith Mackey, an aviation safety consultant hired by the homeowners, spoke to the safety of the heli -pad. Potential south winds could be problematic with proposed elevation. Mr. Macky pointed out that the FAA has no standard recommendation for heli -pads above an elevation of 6000 feet This proposal will necessitate further investigation. Commissioner Rediker asked if the FAA's recommendations are requirements for public buildings. Keith Mackey responded yes. Commissioner Cartin spoke to the need for a separate meeting for the heli -pad issue Karen Klaggen, owner of a unit in the Scorpio, mentioned the proposed gate for the west lot and how it would impact traffic patterns. She added that construction staging seems problematic as traffic would need to come down Meadow Drive. She was also against the proposed access along Meadow Drive for service and delivery vehicles. Jim Lamont said one need is to identify the various studies needed to complete the master plan. Hospitals are a unique land use with specific kinds of deliveries. He spoke some examples where studies should have been done that were not. Jim spoke to the need for a greater emphasis on safety. Focus must be on solving the hospitals infrastructure issues. The TOV must step up to assist in this area. Spoke to his concern that a bit of moonlighting is going on here. Does not feel the hospital is working with its neighbors to solve these issues. Peter Knobel spoke to the hospital working with the Evergreen folks. Feels that the location of the heli -pad is something the Evergreen can work with. Page 6 Public Comment closed Commissioner Rediker encourages all of the parties to work together to solve these issues. Community focused solutions as opposed to an adversarial situation. Commissioner Cartin spoke to the need to break this into pieces so all items get adequate attention and nothing is lost or overshadowed by only a few issues. Commissioner Hopkins spoke to a learning curve that will need to occur, especially regarding the heli -pad issues identified. Spoke to noise needing to be looked at as well. Commissioner Pratt spoke to traffic flows and the round about. Spoke to wind characteristic around tall buildings and its effects on the helipad and its proximity to the entrances. Talks of leaving the helipad in its current location. Supports breaking up the plan elements. Tom Braun recapped the meeting and asked if there were particular interests that needed more information. Commissioner Cartin mentioned that he would like to discuss the proposed solution to addressing the employee mitigation requirements for the site and parking. Commissioner Hopkins expressed her concerns with the lack of residential feel and the approach to Middle Creek. Tom Braun concluded by stating that the VVMC has been and will continue to work with the neighbors. Ron Snow felt that he need to correct the record and state that the neighbors have not be invited to any meetings in approximately a year. He felt the neighborhood had been excluded from the process thus far. . Russ, Scorpio President, reiterated Ron's comments. 6. A request for the review of amendments to a conditional use permit, pursuant to Section 12 -9C- 3, Conditional Uses, to allow for improvements to a public park and active outdoor recreation area, facility, and use (restroom and picnic pavilion) on the Lower Bench of Ford Park, located at 530 South Frontage Road East /Un platted (Ford Park), and setting forth details in regard thereto. (PEC140024) Applicant: Town of Vail, represented by Greg Hall Planner: Jonathan Spence ACTION: Table to September 22, 2014 MOTION: Cartin SECOND: Cleveland VOTE: 5 -0 -0 7. Approval of August 25, 2014 minutes MOTION: Cartin SECOND: Hopkins VOTE: 5 -0 -0 8. Information Update 9. Adjournment MOTION: Cleveland SECOND: Rediker VOTE: 4 -0 -0 Page 7 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 September 5, 2014 in the Vail Daily. Page 8 rowN of vain Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: September 8, 2014 SUBJECT: A request for final review of an amendment to a conditional use permit, pursuant to Section 12 -9C -3, Conditional Uses, Vail Town Code, to allow for the expansion of the private school faculty parking lot, located at 3216 Katsos Ranch Road /Lot 2, Vail Mountain School Subdivision, and setting forth details in regard thereto. (PEC140027) Applicant: Vail Mountain School, represented by Brian Counselman Planner: Joe Batcheller I. SUMMARY The applicant, Vail Mountain School, represented by represented by Brian Counselman, is requesting the review of an amendment to the Conditional Use Permit to allow for the construction of sixteen additional parking spaces on Lot 2, immediately south of Vail Mountain School's employee housing. Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval of this application, subject to the findings noted in Section VIII of this memorandum. II. DESCRIPTION OF REQUEST Vail Mountain School is proposing sixteen additional parking spaces on Lot 2, immediately south of Vail Mountain School's employee housing. The new parking area will require 2,673 square feet of new asphalt, and the total off - street parking area would be 2,913 square feet. The new parking area would require the import of fill -dirt to raise existing grades, as well a retaining wall along the south edge of the pavement. The applicant has proposed a landscape island within the parking area in order to meet parking lot design standards, per Section 14 -5 -2H of the Vail Town Code. The subject property is zoned General Use (GU) District. The development standards are prescribed by the Planning and Environmental Commission in this zone district during the review of a conditional use permit application. A vicinity map (Attachment A), the applicant's request (Attachment B), and proposed plans (Attachment C) have been attached for review. III. BACKGROUND On April 24, 2000, the Vail Mountain School received approval for a development plan and a conditional use permit for the expansion of the school facilities, including eight Type III employee housing units. On August 12, 2002, the Vail Mountain School was granted approval for the following: • Rezoning three parcels to General Use to allow for consolidation, • Amending the Town of Vail Land Use Map, • Amending the development plan and Conditional Use Permit to allow for temporary classroom structures, • A conditional use permit to allow the construction of eight Type III Employee Housing Units, • A conditional use permit to allow for temporary modular classroom structures, • A recommendation to the Vail Town Council to modify the official Town of Vail Rockfall Hazard Map, and • A major subdivision. The Vail Mountain School Master Plan involved significant improvements constructed in three separate phases. • 2003 -04: Soccer field constructed and cabin relocated. • 2004 -05: Eight faculty housing units and the eastern half of the new school building constructed. 15 parking spaces were proposed with the development of Vail Mountain School's faculty housing, but due to neighborhood opposition, the additional parking was omitted from the final development proposal. The only approved parking for this site was for the faculty housing, which included eight enclosed parking spaces and eight unenclosed parking spaces. Since the development of the site, it has served as informal overflow parking for employees of the school. The existing lot can accommodate nine vehicles parallel parked along the south edge of the pavement. • 2005 -06: Original building, gymnasium, and temporary classroom buildings demolished and removed, making way for the western half of the new school. Landscaping planted and parking lot constructed. In September of 2005, the new building was dedicated as the new Vail Mountain School. The last amendment to the Conditional Use Permit for the Vail Mountain School occurred on February 24, 2014, when approval was granted for the addition of a 1,040 square foot greenhouse. Town of Vail Page 2 IV. APPLICABLE PLANNING DOCUMENTS VAIL LAND USE PLAN (in part) CHAPTER 11: 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. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 6. Community Services 6.1 Services should keep pace with increased growth. VAIL TOWN CODE (in part) ZONING REGULATIONS ARTICLE 12 -9C: GENERAL USE DISTRICT (in part) SECTION 12 -9C -1: PURPOSE The general use district is intended to provide sites for public and quasi - public uses which, because of their special characteristics, cannot be appropriately regulated by the development standards prescribed for other zoning districts, and for which development standards especially prescribed for each particular development proposal or project are necessary to achieve the purposes prescribed in section 12 -1 -2 of this title and to provide for the public welfare. The general use district is intended to ensure that public buildings and grounds and Town of Vail Page 3 certain types of quasi - public uses permitted in the district are appropriately located and designed to meet the needs of residents and visitors to Vail, to harmonize with surrounding uses, and, in the case of buildings and other structures, to ensure adequate light, air, open spaces, and other amenities appropriate to the permitted types of uses. SECTION 12 -9C -5. DEVELOPMENT STANDARDS A. Prescribed By Planning And Environmental Commission. In the general use district, development standards in each of the following categories shall be as prescribed by the planning and environmental commission. 1. Lot area and site dimensions. 2. Setbacks. 3. Building height. 4. Density control. 5. Site coverage. 6. Landscaping and site development. 7. Parking and loading. B. Reviewed By Planning And Environmental Commission. Development standards shall be proposed by the applicant as a part of a conditional use permit application. Site specific development standards shall then be determined by the planning and environmental commission during the review of the conditional use request in accordance with the provisions of chapter 16 of this title. CHAPTER 12 -16. CONDITIONAL USE 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. CHAPTER 14 -5. PARKING LOT AND PARKING STRUCTURE DESIGN STANDARDS FOR ALL USES (in part) 14 -5 -2. OTHER REQUIREMENTS. Town of Vail Page 4 V. VI. H. Landscaping. Not less than ten percent (10 %) of the interior surface area of unenclosed off street parking areas containing fifteen (15) or more parking spaces shall be devoted to landscaping. In addition, landscape borders not less than ten feet (10) in depth shall be provided at all edges of parking lots containing thirty (30) or more parking spaces. A landscape berm, wall, or fence of not less than four feet (4) in height, of the same architectural style as the building, in combination with landscaping may be substituted for the landscape border. In developments with cross access or shared parking facilities, the landscape border between the developments shall not be required. SITE ANALYSIS The following analysis is based on the development site consisting of Lots 1 and 2, Vail Mountain School Subdivision. Zoning: General Use (GU) district *All development standards in the GU zone district are prescribed by the Planning and Environmental Commission Allowed Existing Proposed Lot Area: Set by the PEC 9.18 acres (399,837 s.f.) No change Density: Set by the PEC 8 EHU's = 4 d.u.'s No change Setbacks: Set by the PEC Varies per building No change Height: Set by the PEC Varies per building No change Parking: Set by the PEC 116 spaces 132 + 20 for events + 20 for events Site Coverage: Set by the PEC 60,663 sf (15 %) No change Landscape Area: Set by the PEC 71.5 %/285,961 s.f. 70.8 %/283,365 s.f SURROUNDING LAND USES AND ZONING Existing Use Zoning District North: Low Density Residential Two - Family Residential District East: Low Density Residential Two - Family Residential District South: Not Zoned CDOT Right of Way West: Public /Semi - Public General Use District Town of Vail Page 5 VII. REVIEW CRITERIA Before acting on a conditional use permit application, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use: 1. Relationship and impact of the use on the development objectives of the Town. Staff finds the proposed amendment to the Conditional Use Permit is consistent with the goals and objectives of the Vail Land Use Plan as outlined in Section IV of this memorandum. Specifically, the proposed amendment to the Conditional Use Permit maintains controlled growth; accommodates additional growth in an existing developed area; and allows services to keep pace with the growth of the community. Additionally, Staff finds the proposed amendment to the Conditional Use Permit is consistent with the purposes of the General Use District as outlined in Section IV of this memorandum. The proposed additional parking fits the intended purpose of the Conditional Use Permit, which is to provide and support educational services. The location and operation of the school on this site will continue to be in accordance with the development objectives of the Town. The additional parking will not be detrimental to the surrounding uses or properties. Staff believes the proposed amendment to the Conditional Use Permit is consistent with the purposes of Chapter 12 -16, Conditional Use Permit, Vail Town Code. 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. The proposed amendment to the Conditional Use Permit to allow for additional parking will not warrant the need for additional staff, nor will it facilitate an increase in student enrollment. The additional parking is considered necessary to accommodate Vail Mountain School's employee parking needs while providing more convenient, accessible parking for its visitors in the main parking lot, west of the school. Staff finds the proposed amendment to the Conditional Use Permit will have no negative impact on light and air, transportation facilities, utilities, schools, or parks and recreation facilities in comparison to existing conditions. Therefore, Staff finds the proposed amendment to the Conditional Use Permit is 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. Staff finds the proposed amendment to the Conditional Use Permit will have very little effect on the existing traffic circulation pattern, as any increase in traffic resulting from the additional parking will be marginal and limited in time and scope. Town of Vail Page 6 The only safety concern is for those employees using the additional parking when they cross Katsos Ranch Road. Staff has consulted with Public Works to determine if any measures are needed to address the situation, and it was decided that the existing conditions are adequate. Therefore, Staff finds the proposed amendment to the Conditional Use Permit is 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 additional parking will no impact on the character of the area, as there would be no increases in scale, bulk, or mass of the proposed use. Therefore, Staff finds the proposed amendment to the Conditional Use Permit is consistent with this criterion. 5. Such other factors and criteria as the Commission deems applicable to the proposed use. This criterion will be addressed at the Planning and Environment Commission hearing, if required. VIII. RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission approval of an amendment to the Conditional Use Permit, pursuant to Section 12 -9C -3, Conditional Uses, Vail Town Code, to allow for the expansion of the private school faculty parking lot, located at 3216 Katsos Ranch Road /Lot 2, Vail Mountain School Subdivision, and setting forth details in regard thereto. This recommendation is based upon the review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this 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 an amendment to the Conditional Use Permit, pursuant to Section 12 -9C -3, Conditional Uses, Vail Town Code, to allow for the expansion of the private school faculty parking lot, located at 3216 Katsos Ranch Road /Lot 2, Vail Mountain School Subdivision, and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to approve this Conditional Use Permit amendment request, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Section Vll of the Staff memorandum to the Planning and Environmental Commission dated September Town of Vail Page 7 8, 2014, 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 General Use District. 2. The proposed Conditional Use Permit and the conditions under which it will be operated or maintained are not detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 3. The proposed Conditional Use Permit complies with each of the applicable provisions of Chapter 12 -16, Conditional Use Permit, Vail Town Code." IX. ATTACHMENTS A. Vicinity Map B. Applicant's Request C. Proposed Plans Town of Vail Page 8 Attachment B To: Town of Vail Plannina and Environmental Commission On the east side of the Vail Mountain School sits the VMS faculty housing and faculty parking lot. We would like to extend the asphalt 20' to the south to create more parking for staff and to allow easier access to faculty garage units. During the winter months when the snow banks start to build this area becomes very tight. By doing this small extension it would create 12 more parking spots and would allow VMS to maximize the area. To accomplish this we would need to construct a minimal retaining wall that would tapper from approximately 1ft. to 3 ft. in height for the length of the wall and then back fill to match the grade of the existing parking lot. We would be paving an area approximately 20'x 150' and adding a new planter in the middle that equals 10% of new paved area. 1. Describe the precise nature of the proposed use and measures proposed to make the use compatible with other properties in the vicinity -To have more space for cars to back out of their garage, create more faculty parking spots (12), and it would allow us to maximize our parking area and clean up the parking in the lot in terms of more organized parking. The adjacent property is the Vail Mountain School which has a parking area 3 times the size of the parking area in the proposed plan so I believe we are compatible with other properties in the vicinity. 2. The relationship and impact of the use on development objectives of the town. -The use will have no adverse impact on the development objectives of the town. 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 facilities needs. -There is no adverse effect on light and air. Attachment B -It would distribute 12 more faculty members and their cars to the east side of the school and open up 12 more spots for students, parents, and guests who need to enter through the main entrance. -There would be no adverse effect on transportation facilities, utilities, schools, parks, and recreation facilities, and other public facilities and public facilities needs. 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. -There is adverse effect on traffic -It would relieve congestion in the main parking lot at VMS. -There is no adverse effect on pedestrian safety or convenience to the public. -There would be minimal traffic flow effects because we are only moving 12 cars from the west lot to the east lot. Faculty members at VMS come and go at different times of the morning and afternoon so there would not be a mad rush (per say) in or out of the lot. -It would allow better maneuverability for residents who use the garages at the faculty housing and would allow better access to parking for faculty members. -It would allow us more space to push and store snow in the winter. S. 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 the surrounding uses. -The proposed plan would have no adverse effect on surrounding area. - In the immediate area we would removing a 20'x 150' area of grass and replacing with asphalt but we will add a planter for trees and shrubs to in the middle of the proposed addition to help bring back some of the natural area that Attachment B was removed. If needed we would be willing to add some trees on the berm to south to help shield the added cars that would be parking there. -The scale and bulk of the project is minimal and would have no adverse effect on surrounding areas. v a oaa ,d! o° a w w Q e zz. L99 L8 OO1IVA -nV3 N GVOH S N33HO H1OO8 000£ °= as JNI>IHVd - SWn — _ v a oaa ,d! o° a w w Q e _ W q I� 6 �y7 I 0 ° b :, el I ;I i l I - o. .w a�w I w - I a I W o a aa� 3 3 3 Z Z Z r / 15� I hi I el ' zz. L99 L8 001IVA -nV3 _ N GVOH S N33HO H1008 000£ I °= as JNI>IHVd - SWn — _ aa� 3 3 3 Z Z Z r / 15� I hi U m E m x Q LU 7 5 Y O oaa 0¢ a 00-. r LU e l I el ' I I _ I I m � I o o b I O I (\ W - � � a I � I II w ' V � o oZ� a I r] (o\ o I^ o I _o I z II � r c7 Q1¢ W x � q i wF- a � I o l e t� �n _ 0 I - w W � al - W 0 LL - f ••• 0 Q z d Y a W �_ I `r a O Wa Q M _ a OC U a co d a a <n W co ZW °w �O Q Z CL Cr Ci W H dY LL (C,)) o o Ia 11 d Yp Cl) Q Z co O ir co O ❑Z Z Y V �• C7 Z Z J Q s Z Z OC Y OC s Y � Ir 02- a a Q (-D Z 0 O Q < ZQ 0 Q LU Z [C QZH (n O W U) O (WnO Oli a CO w O m m m� 550 ro� / i- U m E m x Q LU 7 5 Y O oaa 0¢ a 00-. r LU e l I el ' I I _ I I m � I I o o b I O I (\ W - z � a I � I II w ' V � o oZ� a I r] (o\ o I^ o I _o I z II � r c7 Q1¢ W x I a � wF- a � - l e t� �n TOWN OF VAIL Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: September 8, 2014 SUBJECT: A request for final review of a variance from Section 12 -6C -9, Site Coverage, Vail Town Code, pursuant to Section 12 -17, Variances, Vail Town Code, to allow for site coverage in excess of the permitted 20 %, located at 4166 Columbine Drive /Lot 18, Bighorn Subdivision 5th Addition, and setting forth details in regard thereto. (PEC140028) Applicant: 4166 Columbine Drive LLC, represented by Pierce Architects Planner: Joe Batcheller I. SUMMARY The applicant, 4166 Columbine Drive LLC, represented by Pierce Architects, is requesting a variance to allow for site coverage in excess of the permitted 20 %. Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval with a condition, of this application, subject to the findings noted in Section VIII of this memorandum. A vicinity map (Attachment A), the applicant's request (Attachment B), architectural plans (Attachment C), and a historic survey (Attachment D) are attached for review. II. DESCRIPTION OF REQUEST The applicant, 4166 Columbine Drive LLC, represented by Pierce Architects, is requesting a variance to allow for site coverage in excess of the permitted 20 %, for the property located at 4166 Columbine Drive. The subject property is a two - family home that originally existed as three separate single - family structures built in 1973. Two of the three structures have since been connected with the construction of an addition in 2002. The property is located in the Two - Family Residential (R) Zone District and has a Type I Employee Housing Unit (EHU) in the detached secondary structure on site. The applicant is proposing to exchange the property's EHU deed restriction by participating in the Town's Deed Restriction Exchange Program. Before the applicant can participate in the Town's Deed Restriction Exchange Program, approval by the Planning and Environmental Commission must first be granted to allow for a variance for site coverage in excess of 20 %. Existing site coverage is 24 %, which is allowed with the presence of a Type I EHU, per the allowances in Section 12 -13 -3, Employee Housing, Vail Town Code. Without the Type I EHU on site, a variance is required. III. BACKGROUND The original three single - family residences were constructed in Eagle County prior to being annexed into the Town of Vail. The original residences, subject to Eagle County's zoning regulations, were built closer to the Gore Creek and the side property lines than would have otherwise been permitted in the Town of Vail. In order to facilitate an addition, which connected two of the three original structures, a setback variance was requested that was approved on March 11, 2002. A site coverage variance was also requested at that time, but was withdrawn with the revised proposal to convert the detached secondary structure into a new Type I EHU. As part of this past addition, the lower level of the primary unit was converted from a basement into a crawl space. The Gross Residential Floor Area (GRFA) from the basement, which was in the stream setback, was eliminated and new GRFA was created on the second level of the primary residence, which is beyond the stream setback. The addition also included the construction of a three -car garage, where before no enclosed parking spaces existed on the property. This addition and remodel created a single family residence out of two structures and Type I EHU out of the third structure, where before there were three small, separated dwelling units. IV. APPLICABLE PLANNING DOCUMENTS Staff believes that following provisions of the Vail Land Use Plan and the Vail Town Code are relevant to the review of this proposal: VAIL LAND USE PLAN (in part) CHAPTER 11: 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 Town of Vail Page 2 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. 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. 5.3. Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail, with appropriate restrictions. 5.4. Residential growth should keep pace with the market place demands for a full range of housing types. 5.5. The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. CHAPTER Vl, SECTION 4, PROPOSED LAND USE CATEGORIES (in part) MDR Medium Density Residential The medium density residential category includes housing which would typically be designed as attached units with common walls. Densities in this category would range from 3 to 14 dwelling units per buildable acre. Additional types of uses in this category would include private recreation facilities, private parking facilities and institutional/ public uses such as parks and open space, churches and fire stations. TITLE 12, ZONING REGULATIONS, VAIL TOWN CODE (in part) ARTICLE 12 -6C: TWO - FAMILY RESIDENTIAL (R) DISTRICT (in part) 12 -6C -1: PURPOSE: The two - family residential district is intended to provide sites for low density single- Town of Vail Page 3 V. family or two - family residential uses, together with such public facilities as may be appropriately located in the same zone district. The two - family residential district is intended to ensure adequate light, air, privacy and open space for each dwelling, commensurate with single- family and two - family occupancy, and to maintain the desirable residential qualities of such sites by establishing appropriate site development standards. 12 -6C -9. SITE COVERAGE. Site coverage shall not exceed twenty percent (20%) of the total site area. CHAPTER 12 -17. VARIANCES (in part) 12 -17 -1. PURPOSE. A. Reasons for Seeking Variance. In order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon; from topographic or physical conditions on the site or in the immediate vicinity; or from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. SITE ANALYSIS Address: 4166 Columbine Drive Legal Description: Lot 18, Bighorn Subdivision 5th Addition Zoning: Two - family Residential District Land Use Plan Designation: Medium Density Residential Current Land Use: Two - family Residential Allowed Existing Proposed Lot Area: 15,000 12,980 s.f. No change Setbacks Front: 20' 20' No change Side (E): 15' 9.5' No change Side (W): 15' 3' No change Rear: 15' 18' No change Stream: 50' 18' No change Height: 33' 33' No change Town of Vail Page 4 VI VII Density: Site Coverage 1 DU & 1 EHU 20% 1 DU & 1 EHU 24% ( +5% for an EHU) (EHU on site) SURROUNDING LAND USES AND ZONING Existing Use North: Multi- family Residential South: Open Space East: Single- family Residential West: Single- family Residential REVIEW CRITERIA Zonina District 1 DU 24% (No EHU) Medium Density Residential Agriculture & Open Space Two - family Residential District Two - family Residential District The review criteria for a variance request are prescribed in Chapter 12 -17, Variances, Vail Town Code. 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. Staff finds this proposal will not negatively affect the other existing or potential uses and structures in the vicinity in comparison to existing conditions, as the effective site coverage of 24% will not change from what currently exists on site. 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. The original structures were constructed in 1973 under Eagle County regulations. The structures subsequently became legal nonconforming when the property was annexed into the Town of Vail. In 2002, when a setback variance was granted for this property, a site coverage variance was also requested initially, but was later withdrawn when the applicant decided to deed restrict one of the structures on the property with a Type I EHU. Of the 25 Type I EHU's that exist in Vail, only five properties have used the bonus in site coverage allowed, per Ordinance No. 6, Series of 2000. 20 of the 25 Type I EHU's are able to participate in the Town's Deed Restriction Exchange Program because they comply with the Town's zoning regulations with regard to site coverage, as required by the exchange program. For this property to participate in the exchange program, a site coverage variance is needed. Town of Vail Page 5 The subject property is unique in that it one of five properties in the Town with an EHU using the site coverage bonus. Also unique, is that the subject property was developed under Eagle County jurisdiction, making it non - conforming once it was annexed into the Town of Vail. Staff finds that in order to treat this property fairly, granting a site coverage variance is warranted so that the applicant can participate in the Town's Deed Restriction Exchange Program. Staff finds that a site coverage variance for the subject property would not grant special privilege. Should the Planning and Environmental Commission approve a site coverage variance for 4166 Columbine Drive, the effective site coverage of 24% as it exists today would not change. Staff also finds the proposed variance is consistent with the goals of the Town of Vail Land Use Plan and purposes of the Two - family Residential District as identified in Section IV of this memorandum. Therefore, Staff believes the proposed relief from the site coverage regulations is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity and to attain the objectives of this title without a grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. The proposed variance will facilitate the exchange of an EHU per the regulations guiding the Town's Deed Restriction Exchange Program. This will not alter population; will not increase the required number of parking spaces; will not affect any existing transportation or traffic facilities, public facilities, or utilities; and will not affect public safety in comparison to existing conditions. Therefore, Staff believes the proposed variance conforms to this criterion. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. VIII. STAFF RECOMMENDATION The Community Development Department recommends approval with a condition, of a variance from Section 12 -6C -9, Site Coverage, Vail Town Code, pursuant to Section 12 -17, Variances, Vail Town Code, to allow for site coverage in excess of the permitted 20 %, located at 4166 Columbine Drive /Lot 18, Bighorn Subdivision 5th Addition, and setting forth details in regard thereto. This recommendation is based upon the review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves the applicants' request Town of Vail Page 6 of a variance from Section 12 -6C -9, Site Coverage, Vail Town Code, pursuant to Section 12 -17, Variances, Vail Town Code, to allow for site coverage of 24 %, located at 4166 Columbine Drive /Lot 18 Bighorn Subdivision 5th Addition, and setting forth details in regard thereto" Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission makes the following condition: "1. The applicant shall submit an application to comply with Section 12 -13 -5, Employee Housing Unit Deed Restriction Exchange Program, Vail Town Code, within two years of this variance approval in accordance with Section 12 -17 -7, Permit Approval and Effect, Vail Town Code." Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission makes the following findings: "Based upon a review of Section Vll of the September 8, 2014, staff memorandum to the Planning and Environmental Commission, and the evidence and testimony presented, the Planning and Environmental Commission finds. 1. The granting of this variance will not constitute a granting of special privilege inconsistent with the limitations on other properties classified in the Two - family Residential District. 2. The granting of this variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. This variance is warranted for the following reasons. a. The strict literal interpretation or enforcement of the specified regulation will result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town Code. b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that do not apply generally to other properties in the Two - family Residential District. c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the Two - family Residential District." Town of Vail Page 7 IX. ATTACHMENTS A. Vicinity Map B. Applicant's Request C. Architectural Plans D. Historic Survey Town of Vail Page 8 4/1 . ` l ° if w. 0 • i ♦ / • .„gip',- � O� w. ' '�� 4 I .. � �,,. °... � � .. P • 1 4 JIF log,* Attachment B K z h; :trs'-� August 5, 2014 NARRATIVE ZONING VARIANCE REQUEST 4166 COLUMBINE DRIVE LOT 18, BIGHORN SUBDIVISION PIERCE ARCHITECTS VAIL, COLORADO The Applicant, David Duke, is requesting a variance from 12 -6C -9, Site Coverage, Vail Town Code. The property is zoned Two - Family Residential District. The requested variance will allow the Applicant to exchange the Type I EHU pursuant to Section 12 -13- 5, Employee Housing Unit Deed Restriction Exchange Program, Vail Town Code. Without the requested site coverage variance the property will not comply with Section 12- 13- 5D(1)(c), the Employee Housing Unit Deed Restriction Exchange Program (Ord. 10, 2011). Bighorn Subdivision was established before the property was annexed into the Town of Vail. The Lot is legally non - conforming at 12,980 square feet. The property contained three units at the time of incorporation and currently contains a single family dwelling and a Type I EHU. The allowed site coverage is 2596 sq.ft. The actual site coverage is 3138. Allowed GRFA is 5960 sq.ft. Existing GRFA is 5384. No expansion of the property is anticipated at this time. The proximity of Gore Creek, and associated 50 foot stream setback, and limited site area has created challenges to making improvements to the property. A Variance was granted in 2002 by the Planning and Environmental Commission for setback encroachments. The property 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. The proposed variance is consistent with other uses in the vicinity. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without the rg ant of special privilege. The Applicant seeks relief from the zoning regulation that prevents the Applicant from enjoying the privileges allowed to other property owners in the same Zone District to participate in the Employee Housing Unit Deed Restriction Exchange Program due to non conformance with site coverage which is required by Section 12 -13 -5D (1)(c). ?,bit; FalEric.} e 1L €; L `€ kvi . t i- i'C3'Fi'.VX11 ttf L'I ilc =Cad :'0M Attachment B �illr,rr€ I t:�;. 1r4iitect PIERCE ARCHITECTS VAIL, COLORADO By participating in the Employee Housing Unit Deed Restriction Exchange Program the property becomes non - conforming although no changes are proposed to the property. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. There is no negative effect on these matters with the proposed variance. The granting of the variance will positively affect the goals of the Town by allowing the Applicant to provide twice the floor area for Employee Housing as exists on his site at the moment and serves in the best interests of the community as a whole. 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IS KFdj d - �IUQ 7nllf]'Nfl 91 i 'r 1 [All 4 H < a J� z W Z 0 Q W J W S O z N� U G N ( N COY OIL, 11-A !�! = _ NYISf ;IBf1S r,C Ua 'Ri lob -.J U — O c �r 0 U G N N rt z LU LU U u -j LU u CL < M 01 ll[O#ID3fosd J. L59 L900"OIOJ'I IYA N()JSJNaensNN K OHDl9 'I01 N R 3AING3NI9wnioD99L9 8 IDN3(]IS3d 3NiownIOD rt z LU LU U u -j LU u CL < M 01 J. N R T z 7 p g H. M4 A- A: X P4, � le /til TOWS! OF VAIL Memorandum To: Planning and Environmental Commission From: Community Development Department Date: September 8, 2014 Subject: A request for a final review of a major exterior alteration or modification, pursuant to Section 12 -7H -7, Major Exterior Alteration or Modification, Vail Town Code to allow for the conversion of two upper floor commercial condominiums to residential condominiums, located at 521 East Lionshead Circle, Units 301 & 302 /Lot 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC140031, PEC140032) Applicant: Lady Belle Partnership LLLP, represented by Linda Malaby Planner: Jonathan Spence I. SUMMARY The applicant, Lady Belle Partnership LLLP, represented by Linda Malaby, is requesting a final review of a major exterior alteration or modification, pursuant to Section 12 -7H -7, Major Exterior Alteration or Modification, Vail Town Code to allow for the conversion of two upper floor commercial condominiums to residential condominiums, located at 521 East Lionshead Circle, Units 301 & 302 /Lot 3, Block 1, Vail Lionshead Filing 1. Based upon Staff's review of the criteria outlined in Section VI of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission approve, with conditions the conversion of the units from commercial to residential, subject to the findings noted in Section VIII of this memorandum. II. DESCRIPTION OF THE REQUEST The applicant is requesting a final review of a major exterior alteration or modification, pursuant to Section 12 -7H -7, Major Exterior Alteration or Modification, Vail Town Code to allow for the conversion of two upper floor commercial condominiums to residential condominiums, located at 521 East Lionshead Circle, Units 301 & 302 /Lot 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC140031, PEC140032). The applicant has provided a plan set depicting their request dated August 4, 2014, included as Attachment A. III. BACKGROUND Vail 21 is a mixed use development originally constructed in 1972 containing, at that time, 13 commercial condominiums and 19 residential condominiums. Overtime some of the commercial units have merged resulting in a current unit mix of 8 commercial units and 19 residential units. The property is currently undergoing a renovation to improve its exterior appearance that includes new railings, paint, soffits and entry trellis elements. IV. APPLICABLE PLANNING DOCUMENTS Staff has provided portions of the Vail Town Code and several master plans which are relevant to the proposed topics for the review of the proposed redevelopment proposal. Zonin_g Re_gulations (Title 12) Article 12 -7H: Lionshead Mixed Use — 1 Zone District (in part) 12 -7H -1: PURPOSE. The Lionshead Mixed Use -1 zone district is intended to provide sites for a mixture of multiple- family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Lionshead Mixed Use 1 zone district, in accordance with the Lionshead Redevelopment Master Plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the District by establishing appropriate site development standards. This District is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead Redevelopment Master Plan. This Zone District was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this Zone District include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead Redevelopment Master Plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent with the Lionshead Redevelopment Master Plan. Additionally, the incentives are created to help finance public off -site improvements adjacent to redevelopment projects. With any development/redevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated. streetscape improvements, pedestrian /bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. Town of Vail Page 2 12 -7H -8. COMPLIANCE BURDEN. It shall be the burden of the applicant to prove by a preponderance of the evidence before the Planning and Environmental Commission and the Design Review Board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead Mixed Use 1 zone district, that the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. 12 -7H -4: PERMITTED AND CONDITIONAL USES; SECOND FLOOR AND ABOVE: A. Permitted Uses: The following uses shall be permitted on those floors above the first floor within a structure: Accommodation units. Attached accommodation units. Employee housing units, as further regulated by chapter 13 of this title. Lodges. Multiple - family residential dwelling units, lodge dwelling units. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of section 12 -3 -4 of this title. B. Conditional Uses: The following uses shall be permitted on second floors and higher above grade, subject to the issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title: Banks and financial institutions. Child daycare centers. Conference facilities and meeting rooms. Eating and drinking establishments. Electronics sales and repair shops. Fractional fee clubs. Town of Vail Page 3 Liquor stores. Personal services and repair shops. Professional offices, business offices and studios. Recreation facilities. Retail establishments. Skier ticketing, ski school and skier services. Theaters. Timeshare units. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of section 12 -3 -4 of this title. Lionshead Redevelopment Master Plan (in part) Chapter 2, Introduction 2.1 Purpose of the Master Plan (in part) "This master plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives in the Lionshead study area. Both public and private interests have recognized that Lionshead today lacks the economic vitality of Vail and fails to offer a world class resort experience. Lionshead's economic potential has been inhibited by a number of recurrent themes. • Lack of growth in accommodation units ( "hot beds'), • Poor retail quality; • Deterioration of existing buildings, • Uninteresting and disconnected pedestrian environment; • Mediocre architectural character; and the • Absence of incentives for redevelopment. This master is a comprehensive guide for property owners proposing to undertake development or redevelopment of their properties and the municipal officials responsible for planning public improvements. The plan outlines the Town's objectives and goals for the enhancement of Lionshead and proposes recommendation, Town of Vail Page 4 incentives, and requirements for redevelopment and new development. " 2.3 Policy Objectives The Town Council adopted six policy objectives on November 4, 1996 to outline the important issues to be addressed in the master plan and to provide a policy framework for the master planning process. 2.3.1 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ( "live beds" or "warm beds') through new lodging products. 2.3.4 Improved Access and Circulation The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2.3.5 Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents. Town of Vail Page 5 2.3.6 Creative Financing for Enhanced Private Profits and Public Revenues Financially creative and fiscally realistic strategies must be identified so that adequate capital may be raised from all possible sources to fund desired private and public improvements. Chapter 4, Master Plan Recommendations — Overall Study Area This section of the master plan addresses issues that affect Lionshead as a whole. These issues, and recommendations to address them, should be considered in all planning and policy decisions as Lionshead develops. 4.9 Housing Recent community surveys and grass -roots planning efforts such as Vail Tomorrow have identified the lack of locals housing as the most critical issue facing the Vail community. Early in the Lionshead master planning process, west Lionshead was identified as an opportunity area to implement some of the community's housing goals, particularly relating to employee housing. These opportunities and associated issues are outlined below. 4.9.3 Policy Based Housing Opportunities The first means of implementing housing goals in Lionshead is through policy based requirements such as the employee generation ordinance currently being pursued by the Vail Town Council. As required by a future ordinance, all development and redevelopment projects, as a prerequisite to project approval, should provide housing for employees generated and to the extent possible this housing should be located in the Lionshead area. V. SURROUNDING LAND USES VI. MAJOR EXTERIOR ALTERATION REVIEW CRITERIA Section 12 -7H -8, Compliance Burden, Vail Town Code, outlines the review criteria for an amendment to a major exterior alteration applications proposed within the Lionshead Mixed Use 1 (LMU -1) zone district. According to Section 12 -7H -8, Vail Town Code, a major exterior alteration shall be reviewed for compliance with the following criteria: Town of Vail Page 6 Land Uses Zoning North: Mixed Use Lionshead Mixed Use 1 (LMU -1) South: Mixed Use Lionshead Mixed Use 1 (LMU -1) East: Governmental General Use (GU) West: Mixed Use Lionshead Mixed Use 1 (LMU -1) VI. MAJOR EXTERIOR ALTERATION REVIEW CRITERIA Section 12 -7H -8, Compliance Burden, Vail Town Code, outlines the review criteria for an amendment to a major exterior alteration applications proposed within the Lionshead Mixed Use 1 (LMU -1) zone district. According to Section 12 -7H -8, Vail Town Code, a major exterior alteration shall be reviewed for compliance with the following criteria: Town of Vail Page 6 That the proposed major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use 1 zone district; Staff Response: The proposed conversion of two existing commercial units to residential uses is in compliance with the following elements of the purpose of the Lionshead Mixed Use Zone District: Provide sites for a mixture of multiple- family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the District by establishing appropriate site development standards. This District is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead Redevelopment Master Plan. Staff finds the conversion of Units 301 and 302 of the Vail 21 development from commercial to residential uses and the subsequent renovation of these units for residential occupancy to be consistent with the purpose of the Lionshead Mixed Use Zone District. 2. That the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan; Staff response: Staff has performed a review of the proposed conversion for compliance with the development requirements of the Lionshead Redevelopment Master Plan, Chapter 12- 7-H Lionshead Mixed Use -1 District and Chapter 12 -24, Inclusionary Zoning, of the Vail Town Code, and found the proposed conversion, as conditioned, to be in compliance. Per Sec. 12 -24 -1, the addition of dwelling units within the Lionshead Mixed Use 1 (LMU1) District requires the applicant to mitigate the impact on employee housing caused by such residential development. Per the Inclusionary Zoning Requirements, the following assessment has been determined: Town of Vail Page 7 New Gross Residential Floor Area -Unit 301 829 sq. ft. of new GRFA x 10% mitigation rate = 82.90 new square feet of employee housing to be provided New Gross Residential Floor Area -Unit 302 825 sq. ft. of new GRFA x 10% mitigation rate = 82.50 new square feet of employee housing to be provided Fees in Lieu (August 28, 2014) Current Fees in Lieu for Inclusionary Zoning $134.65 per square foot Fees in Lieu for New Residential Square Footage Proposed 1,654 feet of new residential floor area = 165.4 square feet of employee housing 165.4 square feet x $134.65 = $22,149.93 The fee in lieu schedule is currently under its annual review with potential forthcoming changes. The required payment is calculated at the time of building permit submittal and may be different than the amount listed above. Staff finds that the conversion to residential use is consistent with the following elements of the Lionshead Redevelopment Master Plan: 2.3.1 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ( "live beds" or "warm beds') through new lodging products. The Vail 21 Development has a rental pool operation and has long been considered an important component the live bed inventory in Lionshead. Two additional residential units will continue to support this important function. Staff finds that the proposed conversion of Units 301 and 302 from commercial to residential use is consistent with the applicable development requirements of the Lionshead Redevelopment Master Plan. Town of Vail Page 8 3. That the proposal does not otherwise have a significant negative effect on the character of the neighborhood; and, Staff Response: Staff has reviewed the proposed conversion from commercial to residential uses in an attempt to identify any significant negative impacts that may be created on the character of the neighborhood as a result. As the only change is the conversion of these upper level commercial uses to residential, Staff does not see any negative impact on the character of the specific neighborhoods in which the units are located. It is anticipated that the conversion will result in a decrease in vehicular traffic generated by the use and also a decrease in parking need. Per the Town of Vail Code, the conversion results in a reduction in the parking requirement from approximately 2.3 spaces per unit to 1.4 spaces per unit. Applicable Development Standards: Development Required /Allowed Existing Proposed Net Change Standard Units per Acre 33% over existing or 19 21 +2 Units 25 units GRFA 38,500 square feet 16,957 square 18,611 square +1,654 square (250 per 100 square feet feet feet or 9% feet of lot area) Parking 2.3 spaces per 1,000 57.3 required 56.3 required -1 required square feet parking space commercial. 58 provided 58 provided 1.4 spaces per residential unit. Staff finds the proposal to be consistent with this criteria. 4. That the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. Staff Response: Staff has reviewed the Vail Comprehensive Plan to determine which elements of the Plan apply to the review of the proposed use conversion. Upon review of the Plan, staff has determined that the following elements of the Plan apply: Lionshead Redevelopment Master Plan (adopted 1998) Overall, staff believes that the applicant has proven by a preponderance of the evidence that the major exterior alteration to convert Units 301 and 302 of the Vail 21 Town of Vail Page 9 development is in compliance with the purposes of the Lionshead Mixed Use -1 zone district, that the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. VII. STAFF RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission approve, with conditions, a major exterior alteration or modification, pursuant to Section 12 -7H -7, Major Exterior Alteration or Modification, Vail Town Code to allow for the conversion of two upper floor commercial condominiums to residential condominiums, located at 521 East Lionshead Circle, Units 301 & 302 /Lot 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC140031, PEC140032) Staff's recommendation is based upon the review of the criteria described in Section VI of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves, with the following conditions, a major exterior alteration or modification, pursuant to Section 12 -7H- 7, Major Exterior Alteration or Modification, Vail Town Code to allow for the conversion of two upper floor commercial condominiums to residential condominiums, located at 521 East Lionshead Circle, Units 301 & 302 /Lot 3, Block 1, Vail Lionshead Filing 1. The applicant shall mitigate the employee generation impact created by the new residential units in accordance with the provisions of Chapter 12 -24, Inclusionary Zoning, Vail Town Code. The applicant shall make the required fee in lieu payment to the Town of Vail prior to the issuance of any building permit. Should the Planning and Environmental Commission choose to approve this request, the Community Development Department recommends the Commission make the following finding: "Based upon the review of the criteria outlined in Section Vll this Staff memorandum to the Planning and Environmental Commission dated September 8, 2014, and the evidence and testimony presented, the Planning and Environmental Commission finds. Town of Vail Page 10 That the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead Mixed Use 1 District, that the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. VIII. ATTACHMENTS A. Applicant's Submittal Plan Set dated August 4, 2014 Town of Vail Page 11 Lr) W cal Q W LL C' 0 af W z P�0 O� zy —3 w� z Q CL 0 0 J LL W F- M N J Q _U r 4) O G1 O � O a a L O U C O I _ Iwo u a F u w 0 u w i uu w °o u N o u o F a� u m a �.o W o 0 0 0 J 0 U J > F Z W 2 W IL r � M WZ Q W � H Mz /�cD V Jcn tnu, a Qj c ON Qj v CL 0 c > „a N Eaim E o J C O O O O v N C L m o -0 OJ m c ° c c °- L m c "p u v 0 c UJ m 3 on c 7 'E o a u ID E N o c aor o Lon p E c a a �. ' a O L 0 > N y p v 0 U v E u a v m 3 O_ C On N N O R On "O On vOi 5 o~ c,^�ac c c u'o E `p E u E c a+ m m ? 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I LL. ca g. LL, w PLO LSM 0(MJM00'TVA o z C-D 3�O2JIO GV3HSNM iSVE] lZg :� Lo cn mc nins L -u c 3 SIN3W3A0MdWIINVN31 Zo 11 I J. II II �Ilf I II E. I LL. ca g. LL, w 1011i► IKIIAT1:114 Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: September 8, 2014 SUBJECT:A request for a final review of a major exterior alteration or modification, pursuant to Section 12 -7H -7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for a change to the approved mix of residential unit types, and a request for final review of an amended conditional use permit, pursuant to Section 12 -7H- 3, Permitted and Conditional Uses: First Floor or Street Level, Section 12 -7H -4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for a reduction in the number of timeshare units, located at 705 West Lionshead Circle /Lot 1, Strata Vail, and setting forth details in regard thereto. (PEC140029, PEC140030) Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group Planner: Warren Campbell I. SUMMARY The applicant, Lionshead Inn LLC, represented by the Mauriello Planning Group, is requesting final review of an amended major exterior alteration, pursuant to Section 12- 7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for a change to the approved mix of residential unit types, and a request for final review of an amended conditional use permit, pursuant to Section 12 -7H -3, Permitted and Conditional Uses: First Floor or Street Level, Section 12 -7H -4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for a reduction in the number of timeshare units, located at 705 West Lionshead Circle. The 2008 approved development plan includes a mixture of dwelling units, time share units, lodge dwelling units, lock -offs, an employee housing unit (EHU), commercial /retail space, miscellaneous project amenities, and a private parking club. The proposed amendments include an increase in the number of dwelling units and attached accommodation units and a decrease in the number of timeshare units and lodge dwelling units. Upon review of the applicable elements of the Town's planning documents and adopted criteria for review, the Community Development Department is recommending the Planning and Environmental Commission approve, with conditions, the applicant's request for an amended major exterior alteration and conditional use permit. A complete summary of Staff's review is provided in Section VIII of this memorandum. II. DESCRIPTION OF THE REQUEST The approved redevelopment of the sites known as the Lionshead Inn and the Lionshead Inn Annex includes three levels of below grade parking and seven floors of residential, commercial, and common amenities above grade. The Lion development (formerly know as Fogata and Strata) received approval of three (3) different development review applications on October 22, 2007. The development applications included: • A major exterior alteration application for the structure containing dwelling units, time share units, lodge dwelling units, lock -offs, an employee housing unit, commercial /retail space, and amenities for the project; and • A conditional use permit application for "multiple- family residential dwelling units" located on the first floor or street level of the structure. • A conditional use permit application for "private parking lot" located within the subterranean levels of the structure. The applicant is proposing to amend their approved development plan to change the mix of residential unit types within the project. In order to accomplish these amendments, the applicant has submitted two applications. These applications include the following: A major exterior alteration application to allow for a change in the residential unit type mix in the structure; and A conditional use permit application to allow for a reduction in the number of timeshare units located on the first floor or street level and on the second floor and above. The key elements of the current proposal include: • An increase in the number of dwelling units from 51 to 53; • An increase in the number of attached accommodation units from 8 to 17; • A decrease in the number of lodge dwelling units from 12 to 3; • A decrease in the number of timeshare units from 16 to 12; and • A reduction in commercial floor area from 7,117 sf to 5,803 sf. • The bulk, mass, height, setbacks, site coverage, and landscape areas are not proposed to change. A copy of the document entitled The Lion. Application for a Maior Exterior Alteration & Conditional Use Permit in the Lionshead Mixed Use -1 Zone District to Allow for a Minor Program Change & reduction in Timeshare Count dated August 11, 2014 (Attachment A), and a reduced set of plans dated are attached for reference (Attachment B). Town of Vail Page 2 III. BACKGROUND • The subject property was annexed into the Town of Vail by Ordinance No. 8, Series of 1969, which became effective on August 23, 1969. • The Lionshead Inn and Lionshead Annex (Fabulous Vail Glo), and Enzian were initially developed as a single project in the late 1960's and early 1970's. They were later subdivided onto separate parcels resulting in the existing Enzian structure being located on a parcel which is enclosed by the lot the Lionshead Inn is located upon. • Since the initial construction there has been little activity on the existing structures. There were several redevelopment proposal and approvals granted in the late 1980's and in the 1990's; however, none were followed through. • In April of 2006, the Town Council passed a moratorium on all new development within Lionshead until a policy for retaining a live bed base could be determined. In July of 2006, the Town Council passed Resolution No. 4, Series of 2006, which amended portions of the Lionshead Redevelopment Master Plan to include the provision for the inclusion of "Live Beds" in all projects that included hotel rooms and other lodge style units in Lionshead. • In February of 2007, the Town Council passed Ordinances No. 7 and No. 8, Series of 2007, which enacted regulations for the provision of employee housing units through several possible mitigation methods for all projects in the Lionshead Mixed - Use 1 district. • On August 13, 2007, the Planning and Environmental Commission held a work session to discuss the Fogata project. At that hearing the Commission generally expressed support for the bulk, mass, and height of the proposed structure. Several members of the Commission identified a goal of locating a portion of the required employee housing mitigation within the project. There was discussion regarding several specific architectural elements and their lack of compliance with the Lionshead Redevelopment Master Plan. • On October 22, 2007, the Planning and Environmental Commission approved a major exterior alteration, conditional use permit for multi - family residential units on the first floor, and a conditional use permit for a private parking lot, to facilitate the redevelopment of the Lionshead Inn and Lionshead Inn Annex. The key elements of the October 22, 2007 approved development plan included: • The inclusion of 51 dwelling units, 14 time share units, 12 lock -off units, and 12 lodge dwelling units. • The inclusion of one Type IV employee housing unit measuring approximately 875 square feet. • The inclusion of 127,606 square feet of Gross Residential Floor Area (GRFA). • The provision of a front desk, lobby, lounge area, pool and hot tubs, business center, on site laundry services, and meeting /conference space. • The inclusion of two commercial /retail spaces measuring approximately 7,117 square feet. • The provision of 183 parking spaces in three below grade floors. This would be 69 in excess of the required 114 parking spaces. Town of Vail Page 3 • The provision of a fully enclosed, two bay loading and delivery facility and an enclosed trash receptacle. • A request for a conditional use to allow for four dwelling units on the first floor of the project. • A request for a conditional use to include the 69 excess parking spaces within a private parking club. On April 14, 2008, the Planning and Environmental Commission approved an amendment to the approved Strata employee housing mitigation plan. The approved amendment included the applicant deed restricting one 870 square foot manager's unit on -site, seven dwelling units off -site totaling 11,686 square feet, and paying a fee -in -lieu for the remaining 75.1 square feet required to be mitigated in the amount of $17,772.40. On June 3, 2008, the Town Council denied a request to proceed forward through the development review process with a vehicle pull -off on West Lionshead Circle to serve as a guest loading and unloading zone. On June, 9, 2008, the Planning and Environmental Commission unanimously approved major exterior alteration and conditional use permit amendments to Strata which included the following: o A reduction in the number of lock -of units from 12 to 8 and the increase in the number of time share units from 14 to 16; bringing the total unit make -up of the structure to 51 dwelling units, 16 time share units, 8 lock -off units, and 12 lodge dwelling units. • The increase in the one Type IV employee housing unit on site from 875 square feet to 909 square feet. • The reduction in the GRFA on the site from 127,606 square feet to 125,657 square feet of Gross Residential Floor Area (GRFA). • The provision of 169 parking spaces in three below grade floors. This would be 53 in excess of the required 116 parking spaces. • A request for a reduction in the number of the parking spaces to be included within a private parking club from 69 to 53 spaces. • The bulk, mass, and height of the structure are not proposed to change. On June 9, 2008, the Planning and Environmental Commission approved an exemption plat for Strata. The final plat was not recorded however, and the approval of which subsequently expired as a result on June 9, 2009. On January 27, 2014, the Planning and Environmental Commission approved an exemption plat for Strata which was subsequently recorded establishing Lot 1 Strata Vail. IV. APPLICABLE DOCUMENTS Staff has provided portions of the Vail Town Code and Lionshead Redevelopment Master Plan which are relevant to the topics for the review included in the proposal. Zoning Regulations Lionshead Mixed Use — 1 Zone District (in part) Town of Vail Page 4 12 -7H -1: PURPOSE. The Lionshead Mixed Use -1 zone district is intended to provide sites for a mixture of multiple- family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Lionshead Mixed Use 1 zone district, in accordance with the Lionshead Redevelopment Master Plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the District by establishing appropriate site development standards. This District is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead Redevelopment Master Plan. This Zone District was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this Zone District include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead Redevelopment Master Plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent with the Lionshead Redevelopment Master Plan. Additionally, the incentives are created to help finance public off -site improvements adjacent to redevelopment projects. With any development/redevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated. streetscape improvements, pedestrian /bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. 12 -7H -3. PERMITTED AND CONDITIONAL USES, FIRST FLOOR OR STREET LEVEL. B. Conditional Uses. The following uses shall be permitted on the first floor or street level floor within a structure, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title. Accommodation units. Attached accommodation units. Beauty and barber shops. Conference facilities and meeting rooms. Electronic sales and repair shops. Financial institution, other than banks. Liquor stores. Lodges. Major arcades. Multiple- family residential dwelling units, timeshare units, fractional fee clubs, and lodge dwelling units. Temporary business offices. Theaters. Town of Vail Page 5 Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of section 12 -3 -4 of this title. 12 -7H -5. PERMITTED AND CONDITIONAL USES, SECOND FLOOR AND ABOVE. B. Conditional Uses. The following uses shall be permitted on the second floors and higher above grade, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title. Banks and financial institutions. Child daycare centers. Conference facilities and meeting rooms. Eating and drinking establishments. Electronics sales and repair shops. Fractional fee clubs. Liquor stores. Personal services and repair shops. Professional offices, business offices, and studios. Recreational facilities. Retail establishments. Skier ticketing, ski school, and skier services. Theaters. Timeshare units. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of section 12 -3 -4 of this title. 12 -7H -8. COMPLIANCE BURDEN. It shall be the burden of the applicant to prove by a preponderance of the evidence before the Planning and Environmental Commission and the Design Review Board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead Mixed Use 1 zone district, that the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. 12- 7H -18. MITIGATION OF DEVELOPMENT IMPACTS: Property owners /developers shall also be responsible for mitigating direct impacts of their development on public infrastructure and in all cases mitigation shall bear a reasonable relation to the development impacts. Impacts may be determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. Mitigation of impacts may include, but is not limited to, the following. roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank improvements, public art improvements, Town of Vail Page 6 and similar improvements. The intent of this section is to only require mitigation for large scale redevelopment/development projects which produce substantial off site impacts. Chapter 12 -16: Conditional Uses Permits (in part) Section 12 -16 -1. Purpose, Limitations In order to provide the flexibility necessary to achieve the objectives of this title, specified uses are permitted in certain districts subject to the granting of a conditional use permit. Because of their unusual or special characteristics, conditional uses require review so that they may be located properly with respect to the purposes of this title and with respect to their effects on surrounding properties. The review process prescribed in this chapter is intended to assure compatibility and harmonious development between conditional uses and surrounding properties in the Town at large. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the Town may prescribe to insure that the location and operation of the conditional uses will be in accordance with the development objectives of the Town and will not be detrimental to other uses or properties. Where conditions cannot be devised, to achieve these objectives, applications for conditional use permits shall be denied. Lionshead Redevelopment Master Plan (in part) Chapter 2, Introduction 2.1 Purpose of the Master Plan (in part) "This master plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives in the Lionshead study area. Both public and private interests have recognized that Lionshead today lacks the economic vitality of Vail and fails to offer a world class resort experience. Lionshead's economic potential has been inhibited by a number of recurrent themes. • Lack of growth in accommodation units ( "hot beds'), • Poor retail quality; • Deterioration of existing buildings, • Uninteresting and disconnected pedestrian environment; • Mediocre architectural character; and the • Absence of incentives for redevelopment. This master is a comprehensive guide for property owners proposing to undertake development or redevelopment of their properties and the municipal officials responsible for planning public improvements. The plan outlines the Town's objectives and goals for the enhancement of Lionshead and proposes recommendation, incentives, and requirements for redevelopment and new development." Town of Vail Page 7 2.2 Definition of a Master Plan In the development of the Lionshead Master Plan, the following definition has been used as the basis for this work. A master plan is a guide, a flexible framework for future action. It articulates a community's fundamental land use policies, principles, and goals in a broad and general way. It plans for the future physical development or redevelopment of an area of the community, including its functional and circulation systems and its public facilities. The land use policies in a master plan are generally implemented through zoning ordinances. Existing zoning and land use codes may be modified and new provisions enacted in order to conform to the master plan and carry out the plan's objectives. A master plan does not convey approval for particular development proposals or concepts, nor can it be implemented in a short time frame. After adoption of the Lionshead Master Plan, every development proposal will have to go through the applicable development review and approval process, with its attendant public notices and public hearings. A proposal's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. 2.3 Policy Objectives The Town Council adopted six policy objectives on November 4, 1996 to outline the important issues to be addressed in the master plan and to provide a policy framework for the master planning process. 2.3.1 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.3.3 Stronger Economic Base Through Increased Live Beds Town of Vail Page 8 In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ( "live beds" or "warm beds') through new lodging products. Live beds and warm beds are best described as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or families on a short term rental basis. In order to improve occupancy rates and create additional bed base in Lionshead, applications for new development and redevelopment projects which include a residential component shall provide live beds in the form of accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached accommodation units (i.e, lock -off units), or dwelling units which are included in a voluntary rental management program and available for short term rental. Further, it is the expressed goal of this Plan that in addition to creating additional bed base through new lodging products, there shall be no net loss of existing live beds within the Lionshead Redevelopment Master Plan study area. 2.3.4 Improved Access and Circulation The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2.3.5 Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents. 2.3.6 Creative Financing for Enhanced Private Profits and Public Revenues Financially creative and fiscally realistic strategies must be identified so that adequate capital may be raised from all possible sources to fund desired private and public improvements. Chapter 4, Master Plan Recommendations — Overall Study Area This section of the master plan addresses issues that affect Lionshead as a whole. These issues, and recommendations to address them, should be considered in all planning and policy decisions as Lionshead develops. 4.9 Housing Recent community surveys and grass -roots planning efforts such as Vail Tomorrow have identified the lack of locals housing as the most critical issue facing the Vail community. Early in the Lionshead master planning Town of Vail Page 9 process, west Lionshead was identified as an opportunity area to implement some of the community's housing goals, particularly relating to employee housing. These opportunities and associated issues are outlined below. 4.9.1 No Net Loss of Employee Housing Ground rule number five of the master plan states that there shall be no net loss of employee housing in Lionshead as redevelopment occurs. 4.9.3 Policy Based Housing Opportunities The first means of implementing housing goals in Lionshead is through policy based requirements such as the employee generation ordinance currently being pursued by the Vail Town Council. As required by a future ordinance, all development and redevelopment projects, as a prerequisite to project approval, should provide housing for employees generated and to the extent possible this housing should be located in the Lionshead area. 4.13 Live Beds The maintenance, preservation, and enhancement of the live bed base are critical to the future success of Lionshead and as such, special emphasis should be placed on increasing the number of live beds in Lionshead as the area undergoes redevelopment. The Lionshead area currently contains a large percentage of the Town's overall lodging bed base. The bed base in Lionshead's consists of a variety of residential and lodging products including hotels, condominiums, timeshares and hybrids of all three. The vast majority of live beds in Lionshead are not accommodation units in hotels, but instead, in dwelling units in residential condominiums such as the Vail 21, Treetops, Antlers Lodge, Lion Square Lodge, Lifthouse Lodge, Landmark Tower and Townhomes, Lionshead Arcade, and Montaneros, all of which have some form of rental /property management program that encourages short term rental of dwelling units when the owners are not in residence. It has been the experience in Lionshead that condominium projects which include a voluntary rental management program have occupancy rates which exceed the occupancy rate of hotel products, and therefore tend to provide more live beds and produce more lodging tax revenues to the Town. Applications for new development or redevelopment which maintain, preserve, and enhance the live bed base in Lionshead have a significantly greater chance of approval in the development review process than those which do not. 4.13.1 Live Bed Definition Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are defined as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or families, on a short term rental basis. A Town of Vail Page 10 live bed may include the following residential products. accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached accommodation units (i.e., lock -off units), and dwelling units which are included in a voluntary rental management program and available for short term rental. 4.13.2 Location of Live Beds Live beds should be located in Lionshead pursuant to the Lionshead Mixed Use 1 and 2 zone districts. All properties within Lionshead, when developing or redeveloping and providing new residential or lodging products, should provide live beds as defined herein. 4.13.3 Hotel -types of Services and Amenities To aid in the furtherance of Policy Objective 2.3.3 of the Plan, the creation of additional live beds should include hotel -types of services and amenities. Such services and amenities may include, but not be limited to, the operation of a front desk, registration /reservation capabilities, recreational amenities, guest drop -off, on -site management, etc. These types of services and amenities in multiple family residential dwellings will increase the likelihood that the dwelling units will be made available for short term occupancy and help to promote improved occupancy rates. 4.13.4 Review of New Development and Redevelopment Projects The Planning and Environmental Commission shall consider the policies and direction given by this Plan with respect to live beds when reviewing new development and redevelopment projects in Lionshead. Applications for new development or redevelopment maintain the live bed base in Lionshead. Applications for new development and redevelopment which enhance the live bed base have a significantly greater chance of approval in the development review process than those which do not. A proposal's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. Chapter 5, Detailed Plan Recommendations 5.15 Lionshead Inn, Lionshead Annex, Enzian Cluster Redevelopment and /or enhancement of the buildings in this cluster at West Lionshead Circle and South Frontage Road (see figure 5 -19) is encouraged. 5.15.1 The Pedestrian Street The existing structures are recessed from the street, elevated above it, and separated from it by surface parking lots. To improve the pedestrian character of the neighborhood, a better relationship with the street is desirable. The principal objective for redevelopment in this area is to Town of Vail Page 11 engage the surrounding pedestrian environment, either by adding building elements toward the street or by lowering the finish grade at the entries so that they are closer to the level of the street. 5.15.2 Access and Street Frontage The existing accesses into these properties should be adjusted to align with the opposing curb cuts on the east side of West Lionshead Circle. The street edge should be strengthened for pedestrian use with landscaping, enhanced signage, and retaining walls as described in the site design guidelines, chapter six. The Lionshead Inn secured a permit in the past which is now expired to add another vehicular access point from the South Frontage Road, and the property owner is encouraged to pursue the opportunity to screen the surface parking lot on the north and regrade the lot to reduce the significant cross - slope. 5.15.3 Building Height Because it sits considerably above the frontage road, the Lionshead Inn is encouraged to explore a ground level or lower floor infill solution if development scenarios are pursued. Additional building height, if proposed, must conform to the design guidelines. 5.15.4 Preservation of Existing Live Beds The Lionshead Inn and Lionshead Annex presently contain 85 accommodation units. Given the importance and need for live beds to the vitality and success of the community, any future redevelopment of the sites shall ensure the preservation of short term accommodation on the site. The preservation of live beds should focus on maintaining the number of existing live beds and the amount of gross residential square footage devoted to that use on the site. With this in mind, the quality of the existing live bed base could be upgraded and the rooms could be reconfigured to create increased lodging opportunities. In no instance, however, shall the amount of gross residential floor area devoted to live beds be reduced. The construction of "attached accommodation units", "lodge dwelling units" "timeshare units" "fractional fee club units ; and dwelling units in a voluntary rental program, as defined in the Zoning Regulations, could significantly increase the availability of short term rental opportunities within the building. Vail Land Use Plan The Vail Land Use Plan was adopted by the Vail Town Council on November 18, 1986. The plan is intended to serve as a basis from which future decisions may be made regarding land use within the valley. The primary focus of the Vail Land Use Plan is to address the long -term needs and desires of the Town as it matures. The Town of Vail has evolved from a small ski resort founded in 1962 with approximately 190,000 annual skier visits and virtually no permanent residents to a community with 4,500 permanent residents. The Town is faced with the challenge of creatively accommodating the Town of Vail Page 12 increase in permanent residency as well as the increase in skier visits, while preserving the important qualities that have made Vail successful. This is a considerable challenge, given the fact that land within the Valley is a well- defined finite resource, with much of the land already developed at this juncture. The Vail Land Use Plan was undertaken with the goal of addressing this challenge in mind. A secondary purpose of the Vail Land Use Plan was to analyze a series of properties owned by the Town of Vail, to determine their suitability for various types of community facilities. The goals articulated in the plan reflect the desires of the citizenry. The goal statements that were developed reflect a general consensus of the comments shared at public meetings. The goals contained in the Vail Land Use Plan are to be used as the Town's adopted policy guidelines in the review process for new development proposals. According to the Official Town of Vail Land Use Plan map, the applicant's proposed redevelopment site is located with the "Lionshead Redevelopment Master Plan" land use category. Pursuant to the Plan, the "Lionshead Redevelopment Master Plan" land use category description, "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. " V. ZONING ANALYSIS Address /Legal Description:705 West Lionshead Circle /Lot 1 Strata Vail Zoning: Lionshead Mixed Use 1 Land Use Designation: Lionshead Redevelopment Master Plan Development Standard Lot Area: Setbacks All Sides Allowed 10,000 sq. ft 10 ft. Approved 68,336.9 sq. ft North - 30 ft. East- 10 ft. West- 10 ft. Proposed No change. No change No change No change Town of Vail Page 13 Building Height: 71 ft. avg. 82.5 ft. max South- 10 ft 69.5 ft. avg. 82.5 ft. max No change No change No change Density: 54 DUs (35 /ac.) 51 DUs 53 DUs Lodge Dwelling Unit 12 LDUs 3 LDUs (1/4 a dwelling unit) 53.75 DUs (34.2/ac.) Unlimited Attached Accommodation Units (AAUs) 8 AAUs 17 AAUs Unlimited Timeshare 16 Timeshare 12 Timeshare GRFA: 170,840 sq. ft. 125,657 sq. ft. No change Site Coverage: 47,835 sq. ft. 42,397 sq. ft. No change (70 %) (62 %) Landscape Area: 13,667 sq. ft. 17,401 sq. ft. No change (20 %) (25.5 %) Parking: 74.2 (1.4 /DU) 169 spaces* No change 8.4 (0.7 /Time Share) 4.2 (1.4 /Lodge Dwelling Unit) 8.2 (1/250 s.f. of restaurant seating area) 6.2 (2.3/1,000 s.f. of net floor area) 1_4 (1.4 /EHU) 103 required 53 (Parking Club CUP) 156 total required Loading 3 berths 3 berths No change * Of the parking spaces proposed, 116 spaces will serve Strata which is in excess of the 103 required. 53 are approved to be placed in a private parking club. VI. SURROUNDING LAND USES AND ZONING Town of Vail Page 14 Land Use Zoning North: Residential Lionshead Mixed Use 1 District South: Open Space Natural Area Preservation District East: Residential Lionshead Mixed Use 1 District West: Public Utility General Use District Town of Vail Page 14 VII. CRITERIA Major Exterior Alteration Section 12 -7H -8, Compliance Burden, Vail Town Code, outlines the review criteria for major exterior alteration applications proposed within the Lionshead Mixed Use 1 (LMU- 1) zone district. According to Section 12 -7H -8, Vail Town Code, a major exterior alteration shall be reviewed for compliance with the following criteria: That the proposed major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use 1 zone district; Staff Response: The purposes of the Lionshead Mixed Use 1 zone district are stated in Section 12 -7H -1, Purpose, Vail Town Code. As stated, the Lionshead Mixed Use 1 zone district is intended to provide sites within the area of Lionshead for a mixture of multiple - family dwellings, hotels, fractional fee clubs, restaurants, skier services and commercial /retail establishments. The development standards prescribed for the district were established to provide incentives for development in accordance with the goals and objectives of the Lionshead Redevelopment Master Plan. In reviewing the proposed amendments to The Lion approved development plan for compliance with the expressed purposes of the Lionshead Mixed Use -1 zone district, staff finds that the amended major exterior alteration application complies with the intent of the zone district. The applicant is proposing to develop 53 dwelling units, 12 time share units, 3 lodge dwelling units, 17 attached accommodation units (lock- offs), one (1) employee housing unit, and 5,803 gross square feet of commercial. In conjunction with this combination of uses the applicant is proposing several amenities such as lobby and front desk, pool and hot tub, meeting room, to encourage the incorporation of as many units into a rental pool as possible. Employee Housing Provision On October 22, 2007, Strata was approved by the Planning and Environmental Commission with a single 870 square foot manager's employee housing unit on- site and a condition that the applicant pay a fee of $2,783,240.60 to mitigate the employee housing impact associated with the redevelopment. On April 14, 2008, Strata was approved for a change to the housing mitigation plan by the Planning and Environmental Commission resulting in the deed restricting of one 870 square foot managers unit on -site, seven dwelling units off -site totaling 11,686 square feet, and paying a fee -in -lieu for the remaining 75.1 square feet required to be mitigated in the amount of $17,772.40. On June 9, 2008, the Planning and Environmental Commission approved an increase in the size of the on -site EHU to 909 square feet and the Strata Vail Housing Plan dated May 12, 2008. That plan included the deed restriction of employee housing units off -site. Town of Vail Page 15 In May of 2012 a letter was sent by the Town confirming that Lionshead Inn, LLC /Strata Vail had complied with the adopted requirements contained in the approved Strata Vail Housing Plan. The applicant choose to implement the approved housing plan at the at time in anticipation of starting the project which was delayed until the Spring of 2014. There is a more detailed discussion of this element in the applicant's submitted document. The proposed amendments to the approved major exterior alteration do not include any changes which affect the required employee housing mitigation. It should be noted that after the 2008 Planning and Environmental Commission 2008 approvals, amendments were adopted to the Commercial Linkage and Inclusionary Zoning chapter of the Vail Town Code requiring 50% of the required employee housing mitigation to be met on -site, unless the Planning and Environmental Commission make a finding that a different approach is appropriate based upon the adopted criteria. As The Lion has been in compliance with their 2008 approved employee housing mitigation plan for the last two years and this application makes no changes to the required employee housing mitigation, staff believes the mitigation in place is in compliance with this criterion. "Live Bed" Requirements In April of 2006, the Town Council passed a moratorium on all new development within Lionshead until a policy for retaining a live bed base could be determined. In July of 2006, the Town Council passed Resolution No. 4, Series of 2006, which amended portions of the Lionshead Redevelopment Master Plan to include the provision for the inclusion of "Live Beds" in all projects that included hotel rooms and other lodge style units in Lionshead. Resolution No. 4, Series of 2006, adopted several amendments to the Lionshead Redevelopment Master Plan regarding the maintenance, preservation, and enhancement of the live bed base in order to maintain the economic viability of Lionshead. Within Resolution No. 4, Series of 2006, a definition for "Live Beds" was established as well as an explanation of "Hotel -types of Services and Amenities" as follows: 4.13.1 Live Bed Definition Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are defined as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or families, on a short term rental basis. A live bed may include the following residential products. accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached accommodation units (i.e., lock -off units), and dwelling units which are included in a voluntary rental management program and available for short term rental. 4.13.3 Hotel -types of Services and Amenities Town of Vail Page 16 To aid in the furtherance of Policy Objective 2.3.3 of the Plan, the creation of additional live beds should include hotel -types of services and amenities. Such services and amenities may include, but not be limited to, the operation of a front desk, registration /reservation capabilities, recreational amenities, guest drop -off, on -site management, etc. These types of services and amenities in multiple family residential dwellings will increase the likelihood that the dwelling units will be made available for short term occupancy and help to promote improved occupancy rates. Resolution No. 4, Series of 2006, established Section 4.13.4, Review of New Development and Redevelopment Projects, to guide the Commission in reviewing projects for compliance with the "live bed" requirements of the Master Plan. Section 4.13.4 is as follows: 4.13.4 Review of New Development and Redevelopment Projects The Planning and Environmental Commission shall consider the policies and direction given by this Plan with respect to live beds when reviewing new development and redevelopment projects in Lionshead. Applications for new development or redevelopment maintain the live bed base in Lionshead. Applications for new development and redevelopment which enhance the live bed base have a significantly greater chance of approval in the development review process than those which do not. A proposal's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. In regards to the redevelopment of the Lionshead Inn and Lionshead Inn Annex, Resolution No. 4, Series of 2006, established the following: 5.15.4 Preservation of Existing Live Beds The Lionshead Inn and Lionshead Annex presently contain 85 accommodation units. Given the importance and need for live beds to the vitality and success of the community, any future redevelopment of the sites shall ensure the preservation of short term accommodation on the site. The preservation of live beds should focus on maintaining the number of existing live beds and the amount of gross residential square footage devoted to that use on the site. With this in mind, the quality of the existing live bed base could be upgraded and the rooms could be reconfigured to create increased lodging opportunities. In no instance, however, shall the amount of gross residential floor area devoted to live beds be reduced. The construction of "attached accommodation units" "lodge dwelling units" "timeshare units" Town of Vail Page 17 "fractional fee club units" and dwelling units in a voluntary rental program, as defined in the Zoning Regulations, could significantly increase the availability of short term rental opportunities within the building. The previously existing Lionshead Inn and Lionshead Inn Annex contained 85 accommodation units measuring 28,863 square feet. In reviewing the amended proposal for The Lion, staff has identified that the proposal includes a combination of 53 dwelling units, 12 time share units, 17 lock -off units, and 3 lodge dwelling units. These unit types combined equal 85 units measuring 125,657 square feet of GRFA. All of these proposed unit types are included within the definition of a "live bed ". The proposed project will include the ability of owners to place their units into a voluntary rental management program. To encourage owners within The Lion project to enter the rental program, there are provisions for a front desk with registration /reservation capabilities, lobby, lounge area, pool and hot tubs, business center, on site laundry services, and meeting /conference space. Furthermore, there are provisions for two commercial /retail spaces measuring approximately 5,803 square feet within the project. Staff has reviewed The Lion proposal and found it to be in compliance with the requirements of Lionshead Redvelopment Master Plan with regard to "Live Beds ". Staff finds the proposed amendments to The Lion development comply with this criterion. 2. That the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan; Staff response: Staff has performed a review of the proposed amendments to the approved major exterior alteration for compliance with the development requirements of the Lionshead Mixed Use -1 district. In Section V of this memorandum staff performed a zoning analysis of the project with regards to the development parameters of the Lionshead Mixed Use -1 district. Within this analysis staff reaffirmed that the project is in compliance with the development parameters for setbacks, height, density, GRFA, site coverage, and landscape area. Staff finds the proposed amendments to The Lion development comply with this criterion. 3. That the proposal does not otherwise have a significant negative effect on the character of the neighborhood; and, Staff Response: Staff has reviewed the proposed amended major exterior alteration and found that the proposed changes to not affect the bulk, mass, height, and setbacks of Town of Vail Page 18 the structure as approved, therefore Staff believes that for the same reasons presented at the initial approval, the project is in compliance with this criterion. Those reasons were that staff found that the proposed major exterior alteration will result in some effects on the character of the neighborhood as the Strata project will be larger in terms of bulk, mass, and height than the two structures which exist currently. However, the project is in conformance with the Lionshead Mixed Use -1 zone district and the Lionshead Redevelopment Master Plan and the impacts that this project were anticipated in the adoption of the zoning and the Master Plan. Furthermore the grades /contours beneath the existing Lionshead Inn, which is constructed upon an elevated portion of the site, will be greatly reduced from what exists and the proposed structure in this area of the site will be less in overall height than the existing structure. Staff does not believe there are any significant negative effects on the character of the neighborhood. 4. That the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. Staff Response: Staff has reviewed the proposed amended major exterior alteration application and found that the proposed changes continue to comply with the following elements of the Vail Comprehensive Plan: Town of Vail Transportation Master Plan, Lionshead Redevelopment Master Plan, Art in Public Places Strategic Plan. Therefore, staff finds that for the same reasons presented at the initial approval the project is in compliance with this criterion. With regard to the Town of Vail Transportation Master Plan the applicant provided the Public Works Department with traffic studies and roadway designs which have been reviewed and addressed. The proposed amendments do impact traffic generation resulting in a reduction in the fee to $162,890 to mitigate traffic impacts associated by the 25.06 net increase in peak hour trips that this development will create. These funds may go towards traffic improvements in the vicinity of the project. Overall, staff finds that the applicant has proven by a preponderance of the evidence that the proposed amended major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use -1 zone district, that the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. Town of Vail Page 19 Conditional Use Permit Section 12 -16 -6, Criteria; Findings, Vail Town Code, outlines the review criteria for conditional uses permit requests proposed within the Lionshead Mixed Use 1 (LMU -1) zone district. According to Section 12 -16 -6, Vail Town Code, the Planning and Environmental Commission shall consider the following factors with respect to the proposed timeshare unit use: Relationship and impact of the use on development objectives of the town. Timeshare units are a desirable unit type for inclusion within projects in the town as they have a tendency of being warmer beds due to the fractional ownership. The inclusion of timeshares within the project is not required pursuant the Lionshead Mixed Use 1 district zoning on the property. The inclusion of timeshare within the development increases the likelihood the units are occupied more frequently which addresses the goals and objectives of the Lionshead Redevelopment Master Plan to have "Live Beds" to generate numbers of guests participating in the vitality of Vail's commercial cores. Staff finds the proposed amendments to The Lion development comply with this criterion. 2. 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 facilities needs. The proposal to reduce the number of timeshare units from 16 to 12 will have no effect on the elements listed in the criterion above as the proposed change will occur within the currently approved bulk, mass, and height for The Lion development. Staff finds the proposal complies with this 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 streets and parking areas. The proposed reduction in timeshare units from 16 to 12 will continue to have impacts on traffic generation and flow in the vicinity. Those impacts are addressed and mitigated in the approved roadway improvements associated with the approved development plan for The Lion. Staff believes the proposal is in compliance with this 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. Town of Vail Page 20 The proposal to reduce the number of timeshare units from 16 to 12 will have no effect on the character of the area as the proposed change will occur within the currently approved bulk, mass, and height for The Lion development. Staff believes the proposal complies with this criterion VIII. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission approves, with conditions, the request for final review of an amended major exterior alteration, pursuant to Section 12 -7H -7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for a change to the approved mix of residential unit types, and an amended conditional use permit, pursuant to Section 12 -7H -3, Permitted and Conditional Uses: First Floor or Street Level, Section 12 -7H -4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for a reduction in the number of timeshare units, located at 705 West Lionshead Circle /Lot 1, Strata Vail, and setting forth details in regard thereto. (PEC 140029, PEC140030). Staff's recommendation is based upon the review of the major exterior alteration review criteria outlined in Section VII of this memorandum and the evidence and testimony presented at the public hearing. Should the Planning and Environmental Commission choose to approve the amended major exterior alteration and conditional use permit as recommended; Staff recommends that the Commission makes the following finding as part of the motion and findings: "Pursuant to Section 12 -7H -8, Compliance Burden, Vail Town Code, the applicant has proven by a preponderance of the evidence before the Planning and Environmental Commission that the proposed major exterior alteration and conditional use permit amendments are in compliance with the zoning regulations, the purposes of the Lionshead Mixed Use -1 zone district, that the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, that the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan, and the conditions under which the timeshare units will be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. " Should the Planning and Environmental Commission choose to approve the amended major exterior alteration and conditional use permit as submitted by the applicant, staff recommends that the following conditions be placed on the amended approval: Prior to Requesting a Temporary Certificate of Occupancy That the Developer prepares a The Lion Art in Public Places Plan, for input and comment by the Town of Vail Art in Public Places Board, Chapter 12 -25, Public Art, Town of Vail Page 21 Vail Town Code, prior to the request for a temporary certificate of occupancy. Subject to the above input and comment by the Art in Public Places Board, the Applicant will determine the type and location of the art to be provided. Said Plan shall include the funding for a minimum of $70,000.00 in public art improvements to be developed in conjunction with The Lion project. 2. That the Developer shall be assessed a transportation impact fee in the amount of $6,500 per increased vehicle trip in the peak hour generated (25.06 trips), or $162,890, created by The Lion project. The total fee of $162,890 shall be paid in full by the Developer prior to the issuance of a temporary certificate of occupancy or certificate of occupancy for The Lion project. At the sole discretion of the Town of Vail Public Works Director, said fee may be waived in full, or part, based upon the completion of certain off -site improvements. IX. ATTACHMENTS A. Applicant's written request entitled The Lion: Application for a Major Exterior Alteration & Conditional Use Permit in the Lionshead Mixed Use -1 Zone District to Allow for a Minor Program Change & reduction in Timeshare Count dated August 11, 2014 B. Copy of proposed plans Town of Vail Page 22 The Lion Application for a Major Exterior Alteration & Conditional Use Permit in the Lionshead Mixed Use -1 Zone District to allow for a Minor Program Change & Reduction in Timeshare Count V Submitted: August 11, 2014 I ;k(I U 1. Introduction The Lion, formerly Strata Vail, located at 705 W. Lionshead Circle, was originally approved in November of 2007 and later amended June 2008 by unanimous vote of the Planning and Environmental Commission (PEC). This project is the first of four redevelopment projects that were granted approval extensions due to the economic recession. The Lion includes luxury residences and timeshare units designed to be clean, contemporary and provocative spaces with expansive natural day lighting. Contemporary materials such as stone, stucco, metal, and natural stained woods will impart European styling, however, stay in line with the forty years of Vail traditions. A mixture of spacious units will capture the market niche that is absent in Vail making The Lion one of the most coveted new addresses at this world class year -round resort. The Lion was approved in 2008 for: 0 51 dwelling units with 8 attached accommodation units (lock -offs) for a total of 59 live beds * 12 lodge dwelling units (dwelling units of 650 sq. ft. or smaller counting as 1/4 of a dwelling unit) for a total of 12 live beds * 16 timeshare units for a total of 16 live beds * 1 onsite employee housing unit of 909 sq. ft. 0 Overall GRFA of 125,657 sq. ft. * 7,117 sq. ft. of commercial space (4,603 sq. ft. on ground floor) * 169 parking spaces, 53 of which are approved for leasing as a private parking structure The applicant is proposing a slight change to the overall residential programming to respond more effectively to the changing real estate market over the past 6 years. It is this minor change that generates the need for review and approval by the PEC. No other changes are proposed to the building and the building exterior is exactly as approved in 2008. There is no addition of GRFA or commercial floor area (reduction in commercial related storage). In fact, the proposed changes have an overall reduced impact on parking and traffic. The revised programming includes: The Lion August 2014 2 • 53 dwelling units with 17 attached accommodation units (lock -offs) for a total of 70 live beds • 3 lodge dwelling units for a total of 3 live beds - • 12 timeshare units for a total of 12� live beds _ • 1 onsite employee housing unit of 909 sq. ft. (no change) • Overall GRFA of 125,657 sq. ft. (no change) • 5,803 sq. ft. of commercial space _ (commercial storage on P1 reduced to 1,200 sq. ft. /ground floor remains unchanged at 4,603 sq. ft.) • 169 parking spaces, 53 of which are approved for leasing structure, 13 of which are surplus due to the changes proposed as a private parking The proposed changes result in a total of 85 live beds as recommended by the Lionshead Redevelopment Master Plan for this property. It should be noted that dwelling units, attached accommodation units, and lodge dwelling units are all uses by right in the LMU -1 zone district. Timeshare units require a conditional use permit and what is proposed is a reduction in the number of timeshare units from 2008. The applicant has provided plans showing the all of the unit types. It should be noted that the dwelling units and timeshare units can be interchanged in designation as long as the unit counts remain the same for each unit type. The Lion August 2074 3 2. Background The Lionshead Inn properties were originally developed as The Enzian Lodge (later to become the L'Ostello and eventually the Lionshead Inn) and the Enzian Condominiums, and the Vail Glo Lodge (Lionshead Inn Annex), which was originally a Best Western. They were developed on a portion of Lot 1, Block 2, Vail /Lionshead Third Filing, and were subsequently subdivided. Vail /Lionshead, Filing 3 was recorded in 1971. This plat created Lot 1, Block 2, Vail Lionshead Third Filing, upon which Vail Spa and the Lionshead Inn properties sit. The subject property was replatted with an exemption plat in March of 2014. Prior to demolition, the uses on- site were as follows: Existing Dwelling GRFA Accommodation Restaurant Units Units Lionshead Inn 0 18,451 sq. ft. 52 2,560 sq. ft. Lionshead Inn Annex 1 10,412 sq. ft. 33 0 TOTAL 1 28,863 sq. ft. 85 2,560 sq. ft. In April of 2006, the Town of Vail passed a moratorium on all new development within the Lionshead area. The ordinance prohibited the filing of any development application that would cause a reduction in the existing number of hotel rooms, employee housing units or parking spaces within the Lionshead zone district. In July of 2006, Resolution No. 4 was approved, amending the Lionshead Redevelopment Master Plan with regards to the preservation of "live beds," including specific language for the subject property recommending a minimum of 85 live beds. Following the approval of the amendments to the Lionshead Redevelopment Master Plan, the Town enacted an emergency ordinance, requiring that any applications for development in the Town of Vail would be subject to future regulations with regards to employee housing. The Lion August 2074 4 Ordinances No. 7 and No. 8 were passed in February of 2007, providing regulations for commercial linkage and inclusionary zoning. On October 22, 2007, the Strata redevelopment was approved, followed by a minor change to the approval on June 6, 2008.In 2012, the Town of Vail passed Resolution No. 13 which extended the vested approval date on four projects including the The Lion /Strata redevelopment until June 1, 2015. The applicant obtained a building permit and began construction in May 2014. 3. Zoning and Parking Analysis Zoning Analysis: Lot Size: 1.5688 acres Zoning: Lionshead Mixed Use -1 Setbacks Height -max I Height- average Density* (dwelling units) GRFA Site Coverage Allowed /Required I Approved I Proposed 10 ft. /30 ft. on n. 10 ft. /30 ft. on 10 ft. property line n. property line 82.5 ft. 71 ft. TOTAL: 54 170,815 sq. ft. 82.5 ft. II " TOTAL: 54 51 du 8 lock -off 12 Idu 16 is 125,657 sq. ft. 82.5 70.88 ft. TOTAL: )3.75 53 du 17 lock -off 3 Idu 12 is 125,657 sq. ft. 47,828 sq. ft. 1 42,397 sq. ft. 1 42,397 sq. ft. 21,329 sq. ft. with 21,329 sq. ft. hardscape with hardscape 14,668 sq. ft. 14,668 sq. ft. Landscape Area 13,665 sq. ft. softscape only softscape only [Loading 2 berths 2 berths 2 berths *lock -offs and timeshare do not count towards density. Idu count as 1/4 du. The Lion August 2074 5 Parking Analysis: Use Unit Dwelling Units Time Share Units Lock -off Calculation 53 , 1.4 per unit 12 1 .7 per unit 17 only if more than 1 lock -off Required I Parking 74.2 8.4 0 Lodge Dwelling Unit ' 3 1.4 per unit 14.2 Restaurant 2,052 sq. ft. 1 space per 250 sq. ft. of seating floor area 8.2 Retail 2,688 sq. ft. 2.3 spaces per 1,000 sq. ft. of net floor area 6.18 EHU 1 1.4 per unit 1.4 102.58 Total Required Parking: (103) Private Parking Structure: 53 Surplus Parking: 13 Total Parking Provided: 169 4. Employee Housing The applicant is not proposing to make any changes to the employee housing mitigation that was previously approved for the project. There is no new floor area being proposed that would generate a new employee housing requirement. The Town's original inclusionary zoning and commercial linkage program was in place when this project was approved in 2007. Subsequent to the approval of this project the Town amended the employee housing standards to require 50% of the employee housing to be placed onsite. In 2012 the Town Council approved Resolution No. 13 which granted extensions to the vested approval for this project. This extension to the vested approval period had the effect of vesting the project for changes to code that may have occurred during the vesting period (i.e., "grandfathering" the onsite employee housing). The Lion August 2014 6 The total employee housing square footage required for the project is 12,405 sq. ft. which comes entirely from the inclusionary requirement (the project has a credit of 5.91 employees on the commercial linkage requirement due to the pre- existing hotels). The project was previously approved with one onsite employee housing unit of 909 sq. ft. (7.5 %) and seven off -site units (11,756 sq. ft.) for a total of 12,665 sq. ft. of employee housing. The previous project approval provides an excess of 260 sq. ft. of employee housing for the inclusionary requirement. On May 29, 2012, the Town acknowledged in a letter (below) that the "Town of Vail has received, and approved, 11,761 square feet of deed restricted employee housing units that are dedicated to the Strata Development Approval (DEV07 -0003/ PRJ11- 0701)." With that acknowledgement and with the 11,761 sq. ft. of deed restricted offsite employee housing actually provided, the total employee housing (inclusionary) provided for this project, including the onsite unit of 909 sq. ft., is 12,670 sq. ft. That is 265 sq. ft. in excess of the Town requirements for inclusionary zoning. The 265 sq. ft. excess inclusionary and the 5.91 excess employee commercial linkage shall remain a credit to this property should there be additions or changes to the building in the future that generate an employee housing requirement. TOWN OF VAIN, - 75 South Frontage Road West Vail, Colorado 61657 vallgov.com May 29, 2012 Mr. Wendell Porterfield Otto, Porterfield & Ayres, LLC Post Office Box 3149 Vail, Colorado 81658 Dear Mr. Porterfield, Community Development Department 970.479.2138 970.479.2452 fax The purpose of my letter is to respond to your letter to the Town of Vail dated May 24, 2012 regarding Lionshead Inn, LLC /Strata Vail, and the required deed restricted employee housing units. The Town of Vail has received, and approved, 11,761 square feet of deed restricted employee housing units that are dedicated to the Strata Development Approval (DEV07 -00031 PRJ 11- 0701). Please consider my letter written confirmation of compliance with the Town of Vail's Inclusionary Zoning Requirements (Title 12, Chapter 24, Inclusionary Zoning, Vail Town Code) for Strata's approved development plan. If you have any questions or need additional information, please let me know. You can reach me via email at onitherOvaileov.com or by telephone at (970) 376 -2675. Kind Regards, )1, 1, -1�1 ., 1�_ George Ruther, AICP Director, Community Development Department Town of Vail The Lion August 2074 7 5. Criteria for Review The Lionshead Mixed Use -1 Zone District does not supply criteria for review for a Major Exterior Alteration. However, it does provide for a "compliance burden." 12 -71-1-8: COMPLIANCE BURDEN: It shall be the burden of the applicant to prove by a preponderance of the evidence before the planning and environmental commission and the design review board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead mixed use 1 district, that the proposal is consistent with applicable elements of the Lionshead redevelopment master plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. A. Purpose of the LMU -1 Zone District The Lionshead Mixed Use 1 zone district was created in 1999, as the implementation phase of the Lionshead Redevelopment Master Plan. The zone district rezoned all Lionshead properties from Commercial Core 2 to LMU -1. It intended to create incentives for properties to redevelop. The purpose of the LMU -1 zone district is as follows: The Lionshead mixed use 1 district is intended to provide sites for a mixture of multiple - family dwellings, lodges, hotels, fractional fee clubs, timeshares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Lionshead mixed use 1 district, in accordance with the Lionshead redevelopment master plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the zone district by establishing appropriate site development standards. This zone district is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead redevelopment master plan. This zone district was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this zone district include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead redevelopment master plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent with the Lionshead redevelopment master plan. Additionally, the incentives are created to help finance The Lion August 2014 8 public off site improvements adiacent to redevelopment protects. With any development /redevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated: streetscape improvements, pedestrian /bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. Our Analysis: When the Lionshead Master Planning process was undertaken, there was clear recognition that Lionshead lacked the vitality of Vail Village. The structures were dated, the pedestrian mall did not function, and older lodging properties were suffering from low occupancy rates as a result of substandard conditions. As the purpose statement indicates, the Town recognized these issues and created a zone district to incentivize the redevelopment of Lionshead. Many properties in Lionshead have since redeveloped: the Antlers; the Arrabelle; the Marriott; the Ritz - Carlton Residences; the Landmark - all successful examples of redevelopment as a result of the Lionshead Master Planning process. The Lionshead Inn and Lionshead Inn Annex were constructed in the 1970s. At the time, both hotels were considered luxurious. However, since then, times have changed dramatically, and the standards that Vail visitors expect their hotels to meet, have also changed dramatically. The existing facilities are not up to visitor expectations, which have resulted in low returning customer rates. Both facilities suffered from low occupancy rates. The Lion August 2014 9 The incentives offered by the Lionshead Mixed Use -1 zone district allow the Lionshead Inn properties the opportunity to redevelop into a project more fitting the needs of Lionshead and visitors to Vail. The existing buildings on the site will be demolished, allowing for a completely new structure meeting all aspects of the zoning regulations. The Lion meets the purposes of the Lionshead Mixed Use -1 zone district along with all of the development standards prescribed by that zone district. B. Lionshead Redevelopment Master Plan Compliance Our Analysis The Lionshead Redevelopment Master Plan was adopted by the Town of Vail on December 15, 1998. It is a guide for property owners proposing to undertake development or redevelopment of their properties and the municipal officials responsible for planning public improvements. The Lionshead Redevelopment Master Plan (LRMP) sets out recommendations for the entire Lionshead area, provides detailed plan recommendations for specific areas, and outlines site design and architectural design guidelines, and then provides specific development standards that are implemented through the Lionshead Mixed Use -1 zone district. Below is the language from the LRMP that is applicable to the vehicular and pedestrian circulation surrounding the Lionshead Inn properties: Modifications to West Lionshead Circle and Lionshead Place West Lionshead Circle and Lionshead Place currently handle the heaviest load of lodging access and delivery traffic in Lionshead and will likely continue to do so. The recommended improvements to these roads are both aesthetic and functional, working to provide for safe and efficient vehicular traffic while also insuring a safe pedestrian environment visually consistent with the overall goals of the master plan. East Intersection of W. Lionshead Circle and S. Frontage Road This intersection will experience the greatest increase in traffic volume due to the projected increase in lodging units and the proposed north day lot transit center. Mitigation measures may be required, as outlined in the traffic study. Intersection of Lionshead Place and West Lionshead Circle Due to the projected volume of lodging traffic that will be accessing Lionshead Place (Montaneros, Antlers, Lionsquare Lodge, and the Vail Associates core site), it is recommended that this intersection be realigned so the primary through - traffic axis is north -south (see figure 4 -10). West Lionshead Circle would form a T- intersection at the northeast corner of the Marriott. In addition to facilitating traffic flow, this realignment will create a much safer, logical pedestrian crossing from West Lionshead Circle into the Lionshead pedestrian core. Pedestrian Sidewalks and Crossings The Lion August 2074 10 A series of primary and secondary pedestrian walks should be i created connecting the West ' Lionshead area with the Lionshead core, the frontage road, and the '- ski yard. These walks and f- crosswalks are identified on Map 0 and Map T. Visual Improvements y / M" Q MASTER PLAN FRAMEWORK PEDES MAJ WALKS AND PATHS PROAkRY PEDESTRIAN WALK SF,LYYdI RYWMFMIANWMK PPl7FC7RIA.' Ph-N As the road systems and adjacent lodging properties in west Lionshead are upgraded it is critical that a consistent visual character be developed through the design of new pedestrian walkways, landscaping, retaining walls, lighting, and site furnishings. For further information on these systems, see chapter six, Site Design Guidelines. Chapter 5: Detailed Plan Recommendations Chapter 5 of the LRMP provides detailed plan recommendations for every area of Lionshead. This section provides the language from the LRMP regarding the detailed plan recommendation for the Lionshead Inn properties, and includes the July 2006 amendment found in Resolution No. 4, requiring "no net loss of live beds" on the Lionshead Inn properties. 5.15 Lionshead Inn, Lionshead Annex, Enzian Cluster Redevelopment and /or enhancement of the buildings in this cluster at West Lionshead Circle and South Frontage Road (see figure 5 -19) is encouraged. The Lionshead Redevelopment Master Plan clearly encourages the redevelopment of this site, due to the aging structures and dated hotel rooms. The Pedestrian Street The existing structures are recessed from the street, elevated above it, and separated from it by surface parking lots. To improve the pedestrian character of the neighborhood, a better relationship with the street is desirable. The principal objective for redevelopment in this area is to engage the surrounding pedestrian environment, either by adding building elements toward the street or by lowering the finish grade at the entries so that they are closer to the level of the street. The entry has been oriented to minimize vehicular penetration into the more pedestrianized core, adjacent to the Marriott to enhance the pedestrian experience. The first floor, along West Lionshead Circle, includes commercial uses to improve the pedestrian character of the frontage. The surface parking lots have been removed (except where required to maintain the access easement for the Enzian) and all The Lion August 2074 parking is located underground. The commercial uses are at street level, creating a pedestrianized area along West Lionshead Circle. Access and Street Frontage The existing accesses into these properties should be adiusted to align with the opposing curb cuts on the east side of West Lionshead Circle. The street edge should be strengthened for pedestrian use with landscaping, enhanced signage, and retaining walls as described in the site design guidelines, chapter six. The Lionshead Inn secured a permit in the past which is now expired to add another vehicular access point from the South Frontage Road, and the property owner is encouraged to pursue the opportunity to screen the surface parking lot on the north and regrade the lot to reduce the significant cross - slope. Parking is located underground and the garage entrance is accessed from the existing access easement that is being maintained for the Enzian. Load and delivery, along with Fire Department access and staging will occur off the Frontage Road. Building Height Because it sits considerably above the frontage road, the Lionshead Inn is encouraged to explore a ground level or lower floor infill solution if development scenarios are pursued. Additional building height, if proposed, must conform to the design guidelines. As proposed, the proposal meets the height requirements of 71 ft. average and 82.5 ft. maximum. Preservation of Existing Live Beds The Lionshead Inn and Lionshead Annex presently contain 85 accommodation units. Given the importance and need for live beds to the vitality and success of the community, any future redevelopment of the sites shall ensure the preservation of short term accommodation on the site. The preservation of live beds should focus on maintaining the number of existing live beds and the amount of gross residential square footage devoted to that use on the site. With this in mind, the quality of the existing live bed base could be upgraded and the rooms could be reconfigured to create increased lodging opportunities. In no instance, however, shall the amount of gross residential floor area devoted to live beds be reduced. The construction of "attached accommodation units ", "lodge dwelling units ", "timeshare units ", "fractional fee club units ", and dwelling units in a voluntary rental program, as defined in the Zoning Regulations, could significantly increase the availability of short term rental opportunities within the building. As proposed, The Lion includes 85 live beds consistent with this Master Plan policy. The Lion August 2014 12 C. Character of the Neighborhood Our Analysis: The neighborhood of the Lionshead Inn properties is architecturally and aesthetically diverse. The property most adjacent to the Lionshead Inn is the Enzian Condominiums, which will be most impacted by the redevelopment proposal. As a result, the design team made every effort to minimize impacts to the Enzian Condominiums, including respecting the existing access easement. No development is proposed adjacent to the Enzian, on the Lionshead Inn property to the south. The Enzian Condominiums have not been redeveloped at this point in time and therefore the architecture and character of the Enzian Condominiums is more of the old Lionshead aesthetic, and while the design of The Lion respects the existing structure, it is designed based on the Design Guidelines of the Lionshead Redevelopment Master Plan. It is assumed, like most properties in Lionshead that have not yet been redeveloped, that at some point in the future, redevelopment will occur. Adjacent to the Lionshead Inn to the west is the Vail Spa. Unlike the Enzian Condominiums, the Vail Spa's architectural character is more modern, with a flat roof, interesting angles, and large panes of glass. Built in 1980, this site also has development potential based on the Lionshead Mixed Use - 1 zone district. However, without knowing the future plans for this building, the design of The Lion includes some more modern elements to allow for some consistency of character in the neighborhood. The Marriott, to the south of the Lionshead Inn properties, went through a major redevelopment in the late 1990s. In this case, the existing structure was maintained, but the building was renovated to be more in compliance with the Design Guidelines of the Lionshead Redevelopment Master Plan. Many of the old forms remained, but the materials and colors were updated and upgraded. The Lion is proposed with similar materials and will be of a character that compliments the Marriott. Other properties in the vicinity include the North Day Lot, Concert Hall Plaza, and Montaneros. The design of The Lion will be complimentary to these properties, maintaining the character of Lionshead, while creating a project that is remarkable on its own. The Lion August 2074 13 D. Other Applicable Elements of the Vail Comprehensive Plan Our Analysis: The Lionshead Redevelopment Master Plan has been covered in depth in previous sections of this submittal and is incorporated here by reference. The Vail Land Use Plan, which was originally adopted in 1986, also includes goals that are applicable to this project. 7.3 The quality of development should be maintained and upgraded whenever possible. 7.72 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 3.7 The hotel bed base should be preserved and used more efficiently. 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. Now over 30 years old, the Town of Vail Land Use Plan is outdated in general, but many of the concepts of the plan are applicable to development today. The Lion helps to further these goals as outlined in the Vail Land Use Plan. 6. Conditional Use Permit Criteria for Review The proposed reduction in the number of timeshare units necessitates the need for a Conditional Use Permit. The dwellings, lodge dwelling units, employee housing unit, and the attached accommodation units (lock -offs) are all uses allowed by right which do not require a special approval from the PEC. The change from 16 timeshare units to 12 timeshare units requires a Conditional Use Permit. A. Relationship and impact of the use on development objectives of the town. Our Analysis: The development objectives for this property are summarized in the Lionshead Redevelopment Master Plan. The Master Plan clearly states that the objective for this property is to have 85 "live beds" available on the property. This application, as did the previous applications and approvals, demonstrates compliance with the development objectives of the Town and the specific policy of maintaining 85 live beds on the property. The Lion August 2074 14 B. 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. Our Analysis: The proposal to reduce the number of timeshare units does not change the building and development site in any way. It does reduce the parking requirement by 13 parking spaces which suggests a minor reduction in need for public facilities. The proposed change will have only positive effects on this criterion. C. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. Our Analysis: The minor reduction in the number of time share units has a reduced parking impact to the project which suggests a general reduction in traffic to the site. The proposed change will have only positive effects on this criterion. D. 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. Our Analysis: This minor change in programming does not result in any outward change to the building whatsoever. Therefore the proposed amendment does not have a negative impact on the character of the area or bulk and mass of the building. The proposed change will have no effects on this criterion. The Lion August 2014 15 7. Adjacents TOWN OF VAIL C/O FINANCE DEPT 75 S FRONTAGE RD VAIL, CO 81657 VAIL CORP PO BOX 7 VAIL, CO 81658 VAIL CORP THE FIXED ASSETS DEPARTMENT 390 INTERLOCKEN CRES STE 1000 BROOMFIELD, CO 80021 -8056 LANDMARK CONDO ASSOCIATION DESTINATION RESORT MANAGEMENT INC 610 W LIONSHEAD CR VAIL, CO 81657 MONTANEROS CONDOMINIUM ASSOCIATION, INC. LAURIE JEANES 641 W LIONSHEAD CIR, VAIL, CO 81657 DIAMONDROCK VAIL OWNER LLC DIAMONDROCK HOSPITALITY CO 3 BETHESDA METRO CTR STE 1500 BETHESDA, MD 20814 -635 VAIL SPA CONDOMINIUM ASSOC 710 W LIONSHEAD CIR VAIL, CO 81657 VAIL SPA CONDOMINIUM ASSOCIATION EAST WEST RESORTS PO BOX 5480, AVON, CO 81620 ENZIAN AT VAIL CONDOMINIUM ASSOCIATION GEOFFREY WRIGHT 610 W LIONSHEAD CIR, VAIL, CO 81657 The Lion SUN VAIL CONDO ASSOCIATION VISTAR REAL ESTATE, INC. 635 N FRONTAGE ROAD #3 VAIL, CO 81657 CDOT 4201 E. ARKANSAS AVENUE DENVER, CO 80222 LION SQUARE NORTH CONDOMINIUM ASSOCIATION, INC. BILL ANDERSON 660 WEST LIONSHEAD PLACE VAIL, CO 81657 CONCERT HALL PLAZA CONDOMINIUM ASSOCIATION LES ROOS 500 GOLDEN EAGLE DRIVE BROOMFIELD, CO 80020 THE MARK -LODGE CONDOMINIUM ASSOCIATION, INC. KELLIE NEWMAN 715 WEST LIONSHEAD CIRCLE VAIL, CO 81657 VAIL MARRIOTT MOUNTAIN RESORT 715 WEST LIONSHEAD CIRCLE VAIL, CO 81657 MAURIELLO PLANNING GROUP PO BOX 4777 EAGLE, CO 81631 August 2074 16 50 VAN FlON1 PGA �,o PO I- Z � Z U � H Z j Z Z O w } w d' LU v O 14� nmin®n®In®n®I p nm®nn . ®m ® ® =®m®nil n n U w K H u Z m' m ENTRY D „ � O J Z BUSINESS _ Z CENTER U I- H Z I�� ICI ILl D U 71 w } d' � I IF IZ w } J o — Z 6 OJ >i OJ 1� W 0 � r PARKING k X E „ H Z � D Z Z U I- H Z O D Z w w } d' 0 } J Q 0 OJ >i OJ 1� W 0 � r z z 0 w W J Q J W W v 14� W W LU U = W > - LL W 1 0 0 i \ J O = 0 J J /I 11 0 J o o o z z 0 x w w J O Q J W W v 14� W J _ u > 1 J J I I 1 w U W Q 0 J H Z Z O w w J Q Q J W W v 14� w z LL a J O yJ y 0 tij 6 O O \ J O = ❑ J J /I 11 0 J o o o 0) TOWN OF VAIL ' Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: September 8, 2014 SUBJECT: A request for a recommendation to the Vail Town Council on the adoption of the Vail Valley Medical Center Master Plan, to establish a comprehensive redevelopment plan for the Vail Valley Medical Center, Lot 10 (Town of Vail parking lot), and US Bank Building, located at 181 and 281 West Meadow Drive and 108 South Frontage Road West/ Lots E, F, and 10 Vail Village Filing 2, and Lot D -2, A Resubdivision of Lot D Vail Village Filing 2, and setting forth details in regard thereto. (PEC140011) Applicant: Vail Valley Medical Center, represented by Braun and Associates Planner: Warren Campbell I. DESCRIPTION OF REQUEST The applicant, Vail Valley Medical Center (VVMC), represented by Braun and Associates, is requesting a public hearing with the Planning and Environmental Commission (PEC) to introduce the proposed Vail Valley Medical Center Master Plan (VVMC MP) dated August, 2014. The work session will include: • an overview of the format and contents of the Master Plan, • Town Staff's comments on the Master Plan, • opportunity for public participation, and • a schedule of next steps. The intended outcome of the master planning process is the creation a VVMC MP for the existing medical campus. The following draft statement has been developed to define the "role" of the VVMC MP. Role of the VVMC Master Plan This Master Plan was prepared with the intention that it will provide a document to guide the use, management and future development of VVMC and in doing so establish expectations for VVMC's role in the community. The Plan provides a general framework, or direction for the future expansion of VVMC and this framework will be used by Town Council, Planning and Environmental Commission and Design Review Board as one of the primary tools in reviewing future development proposals. It is the intention of this Plan that the greater degree to which future development projects comply with the general framework established by this Plan, the greater the likelihood of projects obtaining development approvals. Over time conditions may change or medical technologies may evolve that could result in new ideas that were not specifically addressed by this Plan. Such ideas that do not significantly alter the intend outcomes of this Master Plan and otherwise conform to the key elements of this Master Plan may be considered without making amendments to the VVMC Master Plan. Such determination shall be made by Town Staff. Other more significant changes will require an amendment to this Master Plan. Amendments shall be considered in accordance with the Amendment Process as outlined in the Vail Land Use Plan. Factors to consider in any amendment proposal include. 1. How conditions have change since the Plan was adopted, 2. How the Plan is in error, or 3. How the addition, deletion or change to the Plan is in concert with the Plan in general As this remains a public hearing in the early stages of the review of the proposed VVMC MP, staff has not prepared a recommendation for any action by the Planning and Environmental Commission. II. BACKGROUND The idea for a facilities master plan for the VVMC campus rose out of the municipal site redevelopment project. During discussions regarding the municipal site project, a number of land planning opportunities and facility improvement needs were identified. While the municipal site redevelopment project is no longer being actively pursued by the VVMC and the Town of Vail, the need for certain facility improvements on the VVMC campus remains and opportunities for better land planning still exists. Through previous communications with the Town, VVMC has been given conceptual approval to explore master planning options and ideas which may include the use of certain town owned land. More specifically, that land includes the town's municipal site located at 75 South Frontage Road and 281 West Meadow Drive, library parking lot (Lot 10, Vail Village Filing 2). No final decisions on that matter, however, have been reached. The applicant last appeared before the Planning and Environmental Commission on April 8, 2013. At that time, the applicant had presented conceptual ideas for the creation of the master plan and received input from the Commission on the types of issues which needed to be addressed by the Plan. Since last April, the applicant has been working with their master planning consultant team to prepare the initial elements of the Plan. To that end, a significant amount of time and thought has gone into addressing on -site and off -site traffic circulation, determining the parking need, options for addressing the parking need (both on -site and off - site), loading and delivery options, and construction sequencing. Additionally, further investigation has gone into the Town of Vail Page 2 potential use of the municipal site and /or Lot 10 to help address the physical and spatial needs of the Vail Valley Medical Center. More discussion, design work and analysis is needed to fully understand the issues and opportunities, however. On May 12, 2014, the Planning and Environmental Commission held a public hearing to address the following items that had occurred since April of 2013: • the planning process, • background work that has been completed to date, • planning considerations • the format of the master plan document, • opportunities for public participation, and • a schedule of next steps. In August of 2014, the Vail Town Council and the VVMC decided to exclude the town's municipal site in the VVMC MP as a potential site for parking to meet the requirements of the medical campus. III. APPLICABLE PLANNING DOCUMENTS The following planning documents are applicable to the review of this application: ZONING CODE General Use District 12 -9C -1: PURPOSE: The general use district is intended to provide sites for public and quasi - public uses which, because of their special characteristics, cannot be appropriately regulated by the development standards prescribed for other zoning districts, and for which development standards especially prescribed for each particular development proposal or project are necessary to achieve the purposes prescribed in section 12 -1 -2 of this title and to provide for the public welfare. The general use district is intended to ensure that public buildings and grounds and certain types of quasi - public uses permitted in the district are appropriately located and designed to meet the needs of residents and visitors to Vail, to harmonize with surrounding uses, and, in the case of buildings and other structures, to ensure adequate light, air, open spaces, and other amenities appropriate to the permitted types of uses. VAIL LAND USE PLAN The Vail Land Use Plan contains multiple goal statements placed into six different categories. Staff believes the following goal statements are applicable to the effort to master plan the VVMC campus. Town of Vail Page 3 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. 1.2. The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3. The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 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. The Land Use Plan designates the desired Land Use Category of all properties in the Town. The VVMC is comprised of several properties with differing land use designations. Resort Accommodations and Service (US Bank Building) This area includes activities aimed at accommodating the overnight and short - term visitor to the area. Primary uses include hotels, lodges, service stations, and parking structures (with densities up to 25 dwelling units or 50 accommodation units per buildable acre). Transition (VVMC Campus) The transition designation applies to the area between Lionshead and the Vail Village. The activities and site design of this area is aimed at encouraging pedestrian flow through the area and strengthening the connection between the two commercial cores. Appropriate activities include hotels, lodging and other tourist oriented residential units, ancillary retail and restaurant uses, museums, areas of public art, nature exhibits, gardens, pedestrian plazas, and other types of civic and culturally oriented uses, and the adjacent properties to the north. This designation would include the right -of -way of West Meadow Drive and the adjacent properties to the north. Town of Vail Page 4 IV. SURROUNDING LAND USES AND ZONING Land Use Zoning North: Lodging /Municipal Lionshead Mixed Use 1 /General Use South: Residential Primary Secondary Residential East: Multifamily Residential High Density Multiple Family West: Municipal General Use V. DISCUSSION ITEMS Process The end result of the master planning process is to create a facilities master plan for the VVMC campus. As such, the plan will be used primarily by VVMC to help guide and direct the future decisions for development on the VVMC campus. While many aspects and elements of the plan have little, or no relevance, on the Town of Vail or the immediate neighborhood (i.e., interior layout of the buildings, sequencing of construction, size of the emergency generator, etc.), there are many other aspects or elements of the plan which will. For example, elements such as parking; pedestrian circulation; loading and delivery; bulk, mass and scale; vehicular access, etc. For that reason, it is imperative that input from the community and other potentially impacted parties is taken throughout the master planning process. These design solutions and options for the implementation of these elements will become part of the master plan. Once incorporated into the master plan, the master plan will be used as a benchmark for evaluating more detailed development plan proposals provided as part of a conditional use permit application. Further, portions of the master plan should be created with the expressed intent and goal of its inclusion in the Vail's Comprehensive Plan. Through its inclusion in Vail's Comprehensive Plan, the master plan becomes pertinent and relevant to future development review processes and actions by the Town. In order to achieve this goal, the Vail Land Use Plan should be amended to include those aspects or elements of the master facilities plan which bear relevance on the Town of Vail and the immediate neighborhood. VVMC /TOV Forum Notes The Town of Vail and the Vail Valley Medical Center hosted a community forum on the proposed master plan and process. What follows is a series of questions raised by community members in attendance. It remains the intent of the ToV and VVMC to address each of the questions during the course of the master planning process. Site Plan -- Primary concern: Frontage Rd. access for emergency vehicles. - -How high up will VVMC be building? - -Will there be underground parking? - -Can VVMC continue to use current helicopter pad? Will it be moved? Town of Vail Page 5 - -Will the community be able to provide feedback re: helicopter pad before final decisions are made? - -Have we brought in FAA consultants? -- Assuming Evergreen Lodge remains hotel, it would be better to have mechanical on the ground. - -Will VVMC incorporate employee housing on site? - -What does VVMC anticipate the growth of the hospital to be in the next 10 years? - -With growth, does VVMC anticipate complementary parking? - -The scope of the plan should be as large as possible geographically. - -Would US Bank Building and VVMC be the same height? Or, if US Bank Building is torn down, will there be one building? - -The puzzle pieces don't fit together. Traffic needs to be routed off Meadow Drive. We need a grand entrance. - -How do we manage emergency traffic? - -Small footprint. Given our demographics, does it make sense to have a satellite location in Vail and main location down valley? - -Would the municipal site be included in the master plan? It seemed to be a "magical" solution with a lot of flexibility. We will decide re: municipal building within next 2 years? Yes? - -How big is the site? - -How soon do I have to worry about my property getting eaten up? - -Is there any land the hospital can swap with the Evergreen to make Frontage Road access better? -- You've decided landing a helicopter on the campus is safe? - -Has TOV determined there will be a helicopter pad on main campus? - -Has CDOT reversed its demand that the helipad be removed? - -Is it too dangerous to have helipad near a highway? Why is it safer in a residential neighborhood and in a hospital facility? - -The non - patient /non -sick community - what facilities will be available to them? Wellness Centers, etc. - -Do you take economics into account, Re: services on this campus? - -This hospital does not receive emergency patients via helicopter. We are sending patients out via helicopter. We do not need to do that. - -How much usage, critical transport vs. daily use? - -How does the patient transfer process work (clinical /amb.) - -If it's too dangerous to have helipad near a highway, why is it safer in a residential neighborhood and in a hospital facility? - -When a patient is flown out, the patient has been stabilized and is on their way out for further care. - -Three top plans in other communities that are similar to ours? Traffic & Patient Flow - -What % of VVMC patients are residents of Vail & area? - -What is the % income breakdown of residents vs. non? - -I'd like to see the TOV order /request directing the helipad to be moved to VVMC property. Town of Vail Page 6 - -What will the process be to determine the location of the helipad, including the TOV involvement and FAA involvement? -- Pay - patient parking is undersized. -- Traffic on Meadow Drive is dangerous, especially in summer. -- Lab /pharmacy /PT and other quick services need to be more accessible. -- Negotiate improved access points to the hospital campus from the Frontage Rd. -- Suggest a rooftop helipad. -- Prefer location of helipad next to 1 -70, across from VVMC (Noise, dust, view) -- Factor in weather and location for safety of helipad and residents. -- Minutes matter. Patient transfer time is critical for patients. -- Traffic off East Meadow - patient, delivery, trash, emergency -- Campus lots of buildings can be connected under "campus" concept and even off site. -- Footprint - think big /broaden boundary. -- Parking underground - buildable space -- Helipad - off site - West Vail -- Phasing to keep hospital operational during construction - -How does projected population growth influence the plan? - -With this development, will it increase the levels within the hospital (level III trauma, level 11 building) - -TOV must support with better bus stops nearer to entrance. Schedule & Process - -Have a working committee and high -level vision for health and wellness. -- Enlarge yellow box, even if it doesn't happen now. Inclusive of Lot 10, Evergreen & Town municipal site. - -If you are going to build a tall building, better to build it on municipal site and not block views. -- Residential noise related to emergency vehicles. Sound barriers, underground ER patient unload. -- Concern about helicopter noise /location. - -Is the Town of Vail helping with planning of the medical campus? - -What is the economic driver? For VVMC? For TOV? - -Is the municipal site /building off the table? - -Have you discussed moving the frontage road? - -Does the town own the frontage road? -- Municipal site and hospital site are underutilized. - -Could municipal site be doc offices? - -Could municipal site be the E.D? Helipad atop E.D. with tunnel under road for access to the medical campus? Planning Considerations There are many planning considerations that will go into the creation of the VVMC MP. As previously stated, many of those considerations will be relevant to VVMC only and bear little, if any, relevance on the Town of Vail. In an effort to begin discussions with VVMC's master planners, a preliminary list of planning considerations or external factors or considerations relevant to the Town of Vail and the immediate neighborhood has been provided. That list can be found on Page 8 of the submitted VVMC MP. After Town of Vail Page 7 reviewing the proposed VVMC MP staff developed additional comments and factors for consideration and incorporation into the final adopted Master Plan as follows: • An element needs to be added to the Master Plan clearly defining the "role" of the plan. • For instance, how the Master Plan will be used to evaluate future development applications to ascertain compliance with the plan under adopted review criteria. • How land use and zoning regulations apply and impact decision making. • How the plan can be amended over time and the criteria to be used in reviewing amendments. • The Master Plan needs to more clearly articulate the goals, objectives, policies, and action items. • There needs to be a clear relationship between these with either a definitive or desired outcome to be achieved. • This may be best addressed in a separate chapter. • A list of action items /recommendations (trigger points) needs to be developed. • These might include amendments to the Vail Land Use Plan, Vail Transportation Master Plan, plat amendments to reconfigure /combine properties, rezoning of parcels, Lot 10, etc. • Chapter 5, Detailed Recommendations, Lionshead Redevelopment Master Plan (example) • Staff will be reviewing the Master Plan for a clear explanation for why loading and delivery is appropriate off of Meadow Drive and if it is determined that it is appropriate, staff will be looking to have performance based standards put in place to ensure it remains appropriate. • Consistency in the graphics /images depicting study area, existing conditions, etc. o Lot 10 appears in several different configurations. • What is the status of the 1989 land use agreements with the Evergreen property? • What do these agreements state is and isn't permitted? • How does this agreement affect the proposed Master Plan? ■ Is this why the existing surface parking lot is remaining largely as it exists? • Imagery on Page 10 depicting building heights and massing is unclear. Could this be condensed to one image? • The Master Plan needs to address sequencing throughout the construction of various development stages in general terms to address possible impacts. Specifics addressing the following topics would be resolved with each development application. o Material staging o Material deliveries • Displaced guest /patient parking • Displaced employee parking • Construction worker parking • Would town parking structures be used? Summer only when capacity may be present? Impacts of peak demand days winter /summer? Town of Vail Page 8 • On Page 13, Middle Creek is briefly discussed. Staff will be recommending that the Master Plan include statements for the improvement of Middle Creek to address: • Improvements to better stream health • Snow storage • Run -off water quality from parking lot o Aesthetics o Possible amenity to campus Has the ambulance district been consulted in the design and access proposals included in the Master Plan? Has CDOT been involved /informed of the potential changes to the South Frontage Road? Is the proposal in keeping with their adopted regulations for access, etc.? The Master Plan identifies an Economic category on Page 7 which references sustainability, energy costs, and implementation strategies, however, there is no further discussion later in the plan including actions to be taken. o Staff will recommending that the Master Plan include greater discussion on elements such as recycling, possible alternative energy generation, energy use reduction, carpooling, transit, bike parking, etc. The Master Plan needs to include an element discussing VVMC economic impacts within the community. On Page 20, the impacts of the helipad are discussed. The discussion identifies potential impacts to adjacent properties. o The Master Plan needs to reference that any impacts to adjacent properties shall be acknowledged and accepted by those impacted. What additional planning considerations, if any, does the Planning and Environmental Commission have at this time to share with the master planners for the VVMC campus? Additional opportunities for input will be available as the master planning effort proceeds through the public hearing review process. VI. NEXT STEPS The Planning and Environmental Commission are asked to table this item to the September 22, 2014 public hearing. VII. ATTACHMENTS A. Vail Valley Medical Center Master Plan dated August, 2014 B. Correspondence for neighboring properties Town of Vail Page 9 �� z a w �� � � w � � x .� w �"� w � � U a w � � x �� � � �� � o C w z w �� w � T� a w z �r 0 N N z w z 0 U w w a c� 75 U' u Q � � H 0 Q) 75 0 V u .R rl V °'off �xU � �I on HO��H s—. N V U a� `I 7. I Z; W W x w i i O N ors 0 Q) 75 C7 U Q) Q 75 U u o 0 0 75 F-� 0 x 0 Q) 75 0 V u .R rl V °'off �xU � �I on HO��H s—. N V U a� `I 7. 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985 -4001 ting , LLC VVMC Master Plan TIS 1 Executive Summary 1.1 Introduction This report documents the traffic impact study (TIS) for the proposed Vail Valley Medical Center (VVMC) Master Plan (Project) in the Town of Vail (TOV), Colorado. The VVMC is located on the south side of the 1 -70 South Frontage Road (Frontage Road) about 750 feet west of the main Vail interchange. The VVMC also has access to West Meadow Drive. See Figure 1 for the Project Vicinity Map. All land use details listed in this TIS are based on the master plan effort, and will be updated as the Project concept is refined. Another key assumption is a future roundabout on the Frontage Road, which would provide optimal access to each of the three adjacent properties when this area builds out. The Town of Vail has recently been working with adjacent property owners recently to evaluate alternative roundabout locations and to define the preferred location for this roundabout. This TIS assumed a roundabout configuration, but the roundabout solution is dependent upon the participation of all three property owners, and is based on the assumption that each of the properties will be redeveloped at the same time. Since the timing of these projects may not occur simultaneously, VVMC has evaluated South Frontage Road improvements that would be necessary if the hospital were to redevelop first and alone. This evaluation was done to find a workable VVMC access solution that could occur within the existing right of way. The ultimate roundabout configuration would require additional highway right of way for implementation. The results of this supplemental analysis are not included in this document, but they will be added as an addendum. This TIS will be updated as necessary and resubmitted for the TOV Condition Use Permit (CUP) and Colorado Department of Transportation (CDOT) access permit processes. 1.2 Study Area The Study Area includes the intersections listed below, which are shown in Figure 1. Figure 2 shows the lane geometry and traffic control. Intersections #1 Frontage Road and Evergreen Access (South Leg) (Proposed intersection west of VVMC Access — assumed to be a roundabout) #2 Frontage Road and VVMC Access (South Leg) / TOV Access (North Leg) #3 Vail Road and Meadow Drive Turn-Key Page 1 co! nsultinr ,—L L C VVMC Master Plan TIS The Vail Road and Meadow Drive intersection was added to the Study Area because the VVMC trips at this intersection will increase during the East End construction. The increase in VVMC trips at this intersection will occur because the 69 parking spaces at the US Bank Building will be accessed via West Meadow Drive instead of the Frontage Road. The south roundabout at the Main Vail Interchange was not included in the Study Area. The 2025 Vail Transportation Plan (Vail TMP) concluded that there is a limited amount of realistic capacity improvements that could be constructed at this interchange, and discussed other system -wide improvements that would help alleviate congestion at the Main Vail Interchange. 1.3 Traffic Analysis Periods and Years The traffic analysis was conducted for the periods and conditions listed below. The traffic volumes used in the analysis are based on traffic data from the peak summer and winter seasons. In addition, traffic volumes from the Vail TMP were used for the Frontage Road. Periods • Weekday AM Peak Hour • Weekday PM Peak Hour Conditions • Year 2015 • Year 2016 • Year 2017 • Year 2018 • Year 2035 West End (During Construction) West End (Construction Completed) East End (During Construction) East End (Construction Completed) Build -out (20 -year horizon) Definitions: West End improvements include approximately 40,000 SF of medical space on and around the existing West Wing of the VVMC. East End improvements include approximately 25,000 SF of net new medical space and an expanded parking structure at the east end of the Campus. 1.4 Background Traffic Assumptions Related to Adjacent Development The future traffic volumes used in this study assume the following: • VVMC build out • Evergreen Site redevelopment, per previous traffic study for this site • No changes to the Town of Vail municipal site 1.5 Existing and Proposed Project Uses Table 1 shows the existing and proposed Project uses for each condition. Table 2 shows the number of employee and guest /patron parking spaces for each condition. ( -- ,TumKe]/ Page 2 Cons utting, L L C VVMC Master Plan TIS Table 1- Existing and Proposed Project Uses Notes: SF — square footage 1. The SF and exam rooms shown for the Build -out Condition are speculative in nature. Estimates are provided for long -range traffic planning purposes only T�I.11'17�{eY Page 3 C - u -- - - - - -� y Co! nsumng, LLC Gross Condition Year Building Area Full -time Patient Exam (SF) Employees (FTE) Beds Rooms Existing 2014 202,000 569 58 155 West End 2015 202,000 569 58 160 (During Const) West End 2016 242,000 590 58 190 ( Const Completed) East End 2017 242,000 590 58 190 (During Const) East End 2018 268,000 610 58 197 ( Const Completed) Build -out Prior to 300,000 1 700 58 2601 2035 Overall Increase 49% 23% 0% 68% (Existing to Build -out) Notes: SF — square footage 1. The SF and exam rooms shown for the Build -out Condition are speculative in nature. Estimates are provided for long -range traffic planning purposes only T�I.11'17�{eY Page 3 C - u -- - - - - -� y Co! nsumng, LLC VVMC Master Plan TIS Table 2 - Existing and Proposed Parking Spaces Note: the number of parking spaces were estimated based on schematic designs for the Master Plan effort; the final parking numbers are subject to change as more detailed design work is completed. # Parking Spaces Accessed via Total Condition Year # Parking Spaces W Meadow Drive Frontage Road Emp P / G Total Emp P / G I Total Emp I P / G Total Existing 2014 9 107 116 245 46 291 254 153 407 West End 2015 9 57 66 195 96 291 204 153 357 (During Const West End 2016 9 107 116 245 46 291 254 153 407 (Const Completed) East End 2017 32' 153' 185' 02 0 0 32 153 185 (During Const) nedted 2018 5 3 0 5 404 210 614 409 210 619 Consat Com Build -out Prior to 53 0 5 435 260 695 440 260 700 2035 Overall Increase 73% 70% 72% (Existing to Build -out) Notes: Emp — Employee, P / G — Patron / Guest 1. Includes 69 parking spaces (46 = P / G, 23 = Emp) at the US Bank Building that will be accessed from W Meadow Drive instead of the Frontage Road. 2. During the East End Construction, the VVMC will "replace" 245 parking spaces by leasing parking spaces at nearby parking structures, and /or increasing transit and shuttle use by employees. 3. These 5 parking spaces are for service vehicles T�I.11'17�{�Y Page 4 co! nsumng, LLC VVMC Master Plan TIS It Not To Scale I # Evergreen Existing WMC Main Access (to be relocated to In #2) NT Y TT'. i1*,7 Ali Vail Valley Medical Center (WMC) Master Plan Vicinity Map Vail Road and Meadow Dr tint #37 !p� t, c MOM MORE' Figure 1 C�L1!r17a{{�Y Page 5 consumng, LLC VVMC Master Plan TIS 1 2 Not To Scale Exact location and �+}► geometry of the T Proposed Intersection not know at this point; ~ yellow shape represents the area studied by FHU 0 1, J0.O TOV West Access Evergreen Main Vail Lodge TOV Main Interchange Access Access 2 I." 800M F rootage Rd vvMc 3 ►ti,yead - ow ; T E Meadow Drive M 3 Pod / TronsR only �1 Vail Valley Medical Center (WMC) Master Plan Figure Existing Lane Geometry and Traffic Control 2 �I.11'17�{�Y Page 6 Co! nsul nr , LLC VVMC Master Plan TIS 1.6 Summary of Traffic Analysis Results The following sections summarize the traffic analysis results at the three Study Area intersections. 1.6.1 Intersection #1 on Frontage Road - Assumed Roundabout The TOV has taken the lead on the preliminary design of the Proposed Roundabout on the Frontage Road. The participants in this process include all adjacent property owners because the roundabout would require additional right of way from these properties. VVMC, TOV, and the Evergreen Lodge have been meeting for a couple months to evaluate various roundabout location and configuration options. The TOV has retained Felsburg Holt and Ullevig (FHU) to provide technical support to the effort, and they produced a memorandum to the TOV on 8/1/14. The FHU memo summarized the results of the alternatives analysis for the roundabout, which was based on build out conditions on all three properties in the year 2035. The most recent team meeting was held on 8/5/14 where the participants agreed that the roundabout would be likely be located near the shared property line between the VVMC and Evergreen properties. FHU is currently looking at several different access configurations for the roundabout at this location. This VVMC TIS could not analyze the proposed roundabout because the preferred configuration is not known yet. Therefore, this TIS refers to and relies upon the FHU memo for the roundabout operational analysis in the build out condition. The FHU memo indicates that the proposed roundabout would operate at LOS B or better, even when using conservative background traffic and site trip generation estimates. It is anticipated that the preferred roundabout location and configuration will be identified sometime during the VVMC Master Plan approval process, so this TIS will be updated accordingly. VVMC has identified the South Frontage Road improvements that would be necessary if the hospital were to redevelop first and alone. This evaluation was done to find a workable VVMC access solution that could occur within the existing right of way. The ultimate roundabout configuration would require additional highway right of way for implementation. The results of this supplemental analysis are not included in this document, but they will be added as an addendum. The Proposed Roundabout on the Frontage Road was analyzed for the completion of of the VVMC reconstruction, which is anticipated to be year 2018. Table 3 shows the level of service (LOS), delay, and queuing results of the roundabout analysis based on the HCM 2010 Roundabout Methodology. Turn �{eY Page 7 Co! nsultinr ,-L L C VVMC Master Plan TIS Table 3 — Int #1 - Assumed Roundabout Analysis Results [Year 2018] Roundabout Approach AM Peak Hour PM Peak Hour LO S — Delay (sec) 95th % Queue (ft) LOS — Delay (sec) 95th % Queue (ft) West Leg (Frontage Road) A-5 20 A-9 70 East Leg (Frontage Road A-6 50 A-6 50 South Leg (Evergreen Lodge Access) A-6 20 A-9 20 North Leg TOV Service Access A-6 20 A-6 20 Overall Roundabout all vehicles A — 6 50 (max) A — 7 70 (max) Table 3 shows that the Proposed Roundabout will operate at LOS A with minimal queuing in year 2018, the anticipated opening year. Please refer to the FHU memo in the Appendix for the year 2035 Build -out analysis results. 1.6.2 WMC Access / TOV Access on Frontage Road [Intersection #2] The year 2018 East End (Construction Completed) analysis showed that the existing roadway configuration at the VVMC Access will probably create grid -lock on the Frontage Road and Main Vail interchange. Conversion of the WMC and TOV Accesses to restricted driveways should occur prior to (or coincide with) the completion of the WMC Master Plan construction in year 2018. The RIRO configuration at the VVMC and TOV Accesses will provide acceptable traffic operations thru the year 2035 Assumed Frontage Road Improvements (By Year 2018) • New intersection constructed west of VVMC Access — assumed as roundabout • VVMC and TOV Accesses are restricted to right -in right -out (RIRO) movements • Construction of an eastbound right -turn deceleration lane at the VVMC Access (per requirements in the Colorado State Highway Access Code) Table 4 shows that the RIRO configuration at the VVMC and TOV Accesses on the Frontage Road will operate at LOS A in the Year 2035 Build -out Condition. Turn �{eY Page 8 co! nsulvnr ,_L L C VVMC Master Plan TIS Table 4 - VVMC/TOV Access on Frontage Road Analysis Results [Year 2035] VVMC and TO Accesses are RIRO (in coniunction with the Proaosed Roundabout) 1.6.3 Vail Road and Meadow Drive [Intersection #3] The existing main access to the VVMC is on West Meadow Drive. In order to get to the VVMC main access, drivers pass thru the Vail Road and Meadow Drive intersection, which is a small four -way stop intersection with a high number of pedestrians and local buses. The VVMC Master Plan proposes to relocate the main access to the Frontage Road, but the new main access on the Frontage Road will not be open until year 2018. In addition, when the East End is being constructed in year 2017, it will be necessary to access the 69 parking spaces at the US Bank Building via West Meadow Drive. This means that the VVMC traffic on West Meadow Drive will increase over the existing condition when the East End is under construction. The existing roadway configuration was analyzed for the year 2017 East End (During Construction) scenario. Table 5 shows what can be expected at the this intersection when the 69 parking spaces at the US Bank Building are access via West Meadow Drive during the construction of the East End parking structure. Table 5 - Vail Road and Meadow Drive Analysis Results [Year 2017] AM Peak Hour AM Peak Hour PM Peak Hour n Movement LOS – Delay 95th % Queue LOS – Delay 95th % Queue ft sec (sec) (ft) (sec) (ft) Eorthbound Right -turn A-3 45 A-8 95 95 (West Meadow Drive) nd Right -turn A - 4 35 A - 5 50 ss Northbound A-8 1.6.3 Vail Road and Meadow Drive [Intersection #3] The existing main access to the VVMC is on West Meadow Drive. In order to get to the VVMC main access, drivers pass thru the Vail Road and Meadow Drive intersection, which is a small four -way stop intersection with a high number of pedestrians and local buses. The VVMC Master Plan proposes to relocate the main access to the Frontage Road, but the new main access on the Frontage Road will not be open until year 2018. In addition, when the East End is being constructed in year 2017, it will be necessary to access the 69 parking spaces at the US Bank Building via West Meadow Drive. This means that the VVMC traffic on West Meadow Drive will increase over the existing condition when the East End is under construction. The existing roadway configuration was analyzed for the year 2017 East End (During Construction) scenario. Table 5 shows what can be expected at the this intersection when the 69 parking spaces at the US Bank Building are access via West Meadow Drive during the construction of the East End parking structure. Table 5 - Vail Road and Meadow Drive Analysis Results [Year 2017] T�L11'17�{�Y Page 9 co! nsultin , LLC AM Peak Hour PM Peak Hour Approach LOS – Delay 95th % Queue LOS – Delay 95th % Queue sec ft sec ft Eastbound A-7 50 B – 10 —7 95 (West Meadow Drive) Westbound A – 10 55 A-9 65 (East Meadow Drive) Northbound A-8 55 B – 12 90 (Vail Road) Southbound A – 10 115 B – 11 100 (Vail Road) Overall Intersection A-9 115 (ma--7B — 11 100 (max) (all vehicles) T�L11'17�{�Y Page 9 co! nsultin , LLC VVMC Master Plan TIS Table 5 shows that there will not be a noticeable change in the LOS, delay, or queuing at the Vail Road and Meadow Drive intersection during the construction of the East End when the 69 parking spaces at the US Bank Building will be accessed via West Meadow Drive. The 69 parking spaces at the US Bank Building represents a 60% increase in VVMC parking spaces accessed via West Meadow Drive (116 existing vs 185 during East End Construction). However, the traffic data obtained in February 2014 showed that the peak hour trips to /from the US Bank Building were 36 vph (AM) and 43 (PM). Based on the existing peak hour traffic volumes at the Vail Road and Meadow Drive intersection (AM = 316 vph, PM =518 vph), the increase in VVMC trips on West Meadow Drive to /from the US Bank Building during the East End Constructions is only 11% (AM) and 8% (PM). VVMC Trips on W Meadow Drive after the VVMC Master Plan is Completed After the VVMC Master Plan is completed in year 2018, the VVMC traffic volume on W Meadow Drive will go from about 1,000 vehicles per day (based on August 2013 traffic count) to less than 20 trips per day (service vehicles only). The existing peak hour VVMC traffic at the Vail Road and Meadow Drive intersection represents 21% (AM) and 29% (PM). After completion of the VVMC Master Plan in year 2018, the peak hour traffic volume at this intersection will decrease by those same percentages. 1.7 Conclusions and Recommendations The following conclusions and recommendations are based on the Project trip generation and traffic analysis. 1.7.1 Proposed Roundabout on Frontage Road [Intersection #1] The TOV has taken the lead on the preliminary design of the Proposed Roundabout on the Frontage Road. The participants in this process include all adjacent property owners because the roundabout would require additional right of way from these properties. VVMC, TOV, and the Evergreen Lodge have been meeting for a couple months to evaluate various roundabout location and configuration options. The TOV has retained Felsburg Holt and Ullevig (FHU) to provide technical support to the effort, and they produced a memorandum to the TOV on 8/1/14. The FHU memo summarized the results of the alternatives analysis for the roundabout, which was based on build out conditions on all three properties in the year 2035. The most recent team meeting was held on 8/5/14 where the participants agreed that the roundabout would be likely be located near the shared property line between the VVMC and Evergreen properties. FHU is currently looking at several different access configurations for the roundabout at this location. This VVMC TIS could not analyze the proposed roundabout because the preferred configuration is not known yet. Therefore, this TIS refers to and relies upon the FHU memo for the roundabout operational analysis in the build out condition. The FHU memo indicates that the proposed roundabout would operate at LOS B or better, even when using conservative background traffic and site trip generation estimates. It is anticipated that the preferred roundabout location and configuration will be identified sometime --,Tu "1 Kev Page 10 ____-,"Icons utting, Lte VVMC Master Plan TIS during the VVMC Master Plan approval process, so this TIS will be updated accordingly. VVMC has identified the South Frontage Road improvements that would be necessary if the hospital were to redevelop first and alone. This evaluation was done to find a workable VVMC access solution that could occur within the existing right of way. The ultimate roundabout configuration would require additional highway right of way for implementation. The results of this work are not included in this document, but they will be added as an addendum. Intersection #1 should be constructed prior to (or coincide with) the completion of the VVMC Master Plan construction in year 2018. 1.7.2 WMC Access on Frontage Road [Intersection #2] The year 2018 East End (Construction Completed) analysis showed that the existing roadway configuration at the VVMC Access will probably create grid -lock on the Frontage Road and Main Vail interchange. Conversion of the WMC and TOV Accesses to restricted driveways should occur prior to (or coincide with) the completion of the WMC Master Plan construction in year 2018. The RIRO configuration at the VVMC and TOV Accesses will provide acceptable traffic operations thru the year 2035. 1.7.3 Vail Road and Meadow Drive [Intersection #3] The VVMC trips at this intersection will increase during the East End construction due to the 69 parking spaces at the US Bank Building being accesses via West Meadow Drive. However, the increase in traffic at this intersection will only be 11% (AM) and 8% (PM), and there will not be a noticeable change in the LOS, delay, or queuing at this intersection. No changes are recommended at this intersection. C�L11'17{Y Page 11 L-"Consufting, atL C e Warren Campbell From: Pam Brandmeyer Sent: Friday, August 29, 2014 11:39 AM To: George Ruther; Greg Hall Subject: FW: West Meadow Drive - VVMC Construction Traffic From: Dan Galloway [mailto:Dan@gtinjurylaw.com] Sent: Wednesday, August 27, 2014 2:06 PM To: Andy Daly; Ludwig Kurz; Dave Chapin; Jenn Bruno; Margaret Rogers; Greg Moffet; Stan Zemler; Pam Brandmeyer; Dale Bugby Cc: Mary Payne Galloway; Laura Wright (lwright49comcast.net) Subject: West Meadow Drive - WMC Construction Traffic Dear City Manager, Assistant City Manager and Town Council: I am the HOA President for the Alphorn Condominiums on West Meadow Drive. On behalf of the taxpaying residents of the Alphorn, I ask that you take action with regard to Vail Valley Medical Center's (VVMC) construction access plans. Specifically as it relates to their ill- advised intent to access the project via West Meadow Drive. The Town of Vail needs to put the interest of the taxpayers and community ahead of VVMC's plan to use West Meadow Drive as access for their development. To comply with the mission of ensuring long term social, economic and environmental sustainability while protecting the health, safety and welfare of the community, Vail must prohibit VVMC from turning West Meadow Drive into its personal construction zone. As a taxpayer representing the concerns others, I respectfully request that Vail be proactive in managing and planning for the safety and traffic flow on Meadow Drive, particularly during this proposed development. West Meadow Drive is primarily a pedestrian and bicycle pathway. As Lionshead and Vail developed, Meadow Drive became the primary link, turning those locations into one homogeneous visitor and resident experience. This experience will be ruined by VVMC's use of Meadow Drive as a personal construction zone. While the hospital moves to greatly expand its operations and fly in more patients, employee, patient, visitor and service traffic will inevitably increase on Meadow Drive. This conflicts with the Town's mission and the expectations of those who live here. There is no police or signal control for the speed and flow of traffic on West Meadow Drive. With VVMC's monolithic plans, that will need to be corrected immediately. The construction access on Meadow Drive raises concerns of serious and potentially fatal accidents. Moms will have to push their strollers amongst oversized loads and bus drivers will have to transport passengers while avoiding cement trucks. The noise pollution from the construction traffic will add to the chaos and diminish quality of life. Thus far, the Town has been negligent in failing to implement a professional master plan for traffic in this area. These nonfeasance was corroborated by a Town spokesman at the recent presentation by the Hospital. The Town needs to act consistent with the standards it promulgates - the VVMC plan to use Meadow Drive does not insure social or environmental sustainability, and it does not protect the public health, safety and welfare. The absence of clear and professional Town planning will negatively impact Vail's competitive posture with other leisure destinations. Additionally, there will be a negative impact on property values and the Town's tax base. We ask that the Town perform its fiduciary duty to the residents, visitors and taxpayers and properly plan for and manage safe traffic flow on West Meadow Drive and the related traffic arteries by prohibiting construction access for the VVMC development, and forcing VVMC to use an alternate route, such as the South Frontage Road adjacent to the development. Vail has a duty to make certain the development is conducted in a manner that protects the health, safety and welfare of the public. VVMC cannot be given carte blanche access to W. Meadow Drive for its own gain and at the expense of the rest of us. Thank you for your consideration of this issue. Respectfully, Mary P. Galloway - ALPHORN HOA PRESIDENT 121 W MEADOW DRIVE 303 - 809 -9997 gaIlowayhome @comcast.net Warren Campbell From: Warren Campbell Sent: Thursday, September 04, 2014 1:51 PM To: Warren Campbell Subject: FW: Scorpio From: Helga Beck [mailto:helgab@tessv.com] Sent: Saturday, August 30, 2014 9:15 AM To: Council Dist List Subject: Scorpio Dear Member of the Board, We are the owners of two condos at the Scorpio condominiums and are very concerned about the planned location of the heliport for WMC. Although we fully support the expansion, we prefer if the heliport could be placed in safer, less noise intrusive location. Sincerely, Henry and Helga Beck Please Consider The Environment Before Printing This Email. This email and any files transmitted with it are confidential and intended solely for its intended recipient. Any views expressed in this message are those of the individual sender, except where the sender specifies and with authority, states them to be the views of Tessy Plastics Corporation. Scanning of this message and addition of this footer is performed by email filtering and antivirus software. For any questions regarding this scanning, please forward this email to: infos(cDtessy.com This message has been scanned for malware by Websense. www.websense.com Warren Campbell From: Warren Campbell Sent: Thursday, September 04, 2014 1:43 PM To: Warren Campbell Subject: VVMC Master Plan On Sep 1, 2014, at 9:28 AM, "rpmbbbbLaol.com" <rpmbbbbLaol.com> wrote: Dear Mr. Ruther - Director of Deprtment of Community Development, We are writing Town of Vail officials in light of the VVMC Master Plan proposal. High quality health services to the resident and visiting population in the valley is a valued asset for this wonderful mountain community. All of us welcome the foresight needed to maintain up to date facilities offering the best in access, modern technology and strong infrastructure. The comprehensive plan is a huge undertaking and its process as well as goals will effect some residents and property owners differently. As owners of Scorpio 505 we have special concerns in three significant areas. West Meadow Drive is an integral part of the village experience. That role is impacted already by the delivery and refuse traffic that newer properties have had shifted to South Frontage. Increasing this heavy vehicle traffic over the long range plan will adversely impact bus, foot, bicycle and sightseeing traffic along this drive. Relocation for all heavy traffic is best designed along South Frontage. The driveway from West Meadow that is alongside Alphorn, Skaalhaus, to Scorpio and the Bank building already sees more traffic than is sometimes safe for local property owners and guests. The proposal that would increase this traffic without including modification and safety upgrades is not acceptable, and a description of what will be "left" after the two year construction is lacking. The Helipad raises numerous issues that include necessity as well safety concerns. When you look at air crashes, fixed wing aircraft have a strong record , but helicopters including those for patient transport are notable for crashes. The risk is not only to occupants of the transport, but also to surrounding structures. As a result, Manhattan has all helipads on the docks, none in town . Actual patient benefits are a statisticians dilemma, but the risk benefit even in dire emergency is arguable. Recognizing this marginal at best situation, if helicopter transport is desirable as an option for the Vail community, locating it in a relatively low population dense locale (e.g. golf course) does not risk patient outcome and improves safety all around. We know that many opinions will flood to the council and appreciate your consideration of this information as you ponder the breadth and depth of the proposed plan. Sincerely yours, Bruce and Elizabeth Bowling 505 Scorpio rpmbbbb(a-)-aol.com z CARYN CLAYMAN 131 W. MEADOW DRIVE, APT. 305 VAIL, CO 81657 September 2, 2014 Dear Members of the Town of Vail Council: I am writing to the Members of the Town of Vail Council in light of the VVMC Master Plan proposal. High quality health services to the resident and visiting population in the valley is a valued asset for this wonderful mountain community. Everyone appreciates the foresight needed to maintain up to date facilities offering the best in access, modern technology and strong infrastructure. I personally have been a patient of the Steadman Clinic on numerous occasions and appreciate the care that was provided by the VVMC. The comprehensive plan is a huge undertaking and its process as well as goals will affect some residents and property owners differently. As the owner of Scorpio Unit 305 I have special concerns in three significant areas. First, West Meadow Drive is an integral part of the village experience. Especially during the summer months, West Meadow Drive is essentially used by foot, bicycle and sightseeing individuals as a "closed to vehicles" walkway even though there is bus, car and truck traffic on the road. Also the majority of that traffic does not respect the 15mph speed limit. While the VVMC Facilities Master Plan moves the ambulance traffic and the main entrance traffic to the South Frontage Road, it does not eliminate traffic to the Steadman Clinic, the Howard Head Clinic, the employee parking lot and commercial deliveries. In truth, the traffic that is being diverted to the South Frontage Road will be less than the traffic that will still be using West Meadow Drive. I would hesitate a guess that the traffic to the Steadman Clinic and the Howard Head Clinic now consists the majority of the daily traffic on West Meadow Drive to the VVMC and that traffic will only increase in the future. That traffic is not diverted from West Meadow Drive in the VVMC Facilities Master Plan, it is just not shown on the Traffic Study attached to the Master Plan. In fact the Traffic Study attached to the VVMC Facilities Master Plan only addresses the traffic impact during the construction period, not the resulting traffic impact after the construction is completed. The Traffic Study also assumes that all construction traffic will be on the South Frontage Road and none on West Meadow Drive. I find that ingenious. It is highly doubtful that all construction traffic will be on the South Frontage Road and none will be on West Meadow Drive. Increasing this heavy vehicle traffic over the long range plan will adversely impact bus, traffic along West Meadow Drive. With regard to commercial deliveries to the VVMC, constructing a decorative gate to hide the entrance really doesn't address the problem. It only hides the entrance in the evenings and on weekends when the entrance isn't being used. During the day when the deliveries are being made the gate will be open and the commercial traffic on West Meadow Drive will continue. The Town of Vail has required other construction projects such as the Four Seasons to construct loading docks that remove commercial deliveries from blocking roadways. It may be difficult but not impossible for the VVMC to design and implement this. The plan states that this is "infeasible" but it is not impossible. Since the VVMC is now making changes to the ingress and egress to its structure, now is the time for Town of Vail to require VVMC change where and how its commercial deliveries are made. Second, the Traffic Plan addresses how the parking lot for the Bank Building will be accessed during the construction period. It is to be accessed by the driveway from West Meadow that runs alongside Alphorn, Skaalhaus, to Scorpio and then to the Bank building parking garage. This driveway already sees more traffic than is sometimes safe for local property owners and guests. It must be noted that this driveway is also used as a walkway by the homeowners of Scorpio as it is the only way that they have to go from their homes to West Meadow Drive and then to Vail Village or Lionshead. During this summer, the bank parking garage was accessed by this driveway because of construction in the Bank Building. Many of the drivers sped up and down the driveway with no regard for other cars, pedestrians, or traffic on West Meadow Drive. Going down the driveway to West Meadow Drive, it is very difficult to see pedestrians, bikes and bus and car traffic. In the winter, this driveway becomes very icy as the driveway is shaded most of the day. It is an accident or many accidents just waiting to happen. The proposal that would increase this traffic without including modification and safety upgrades is not acceptable, and a description of what will be "left" after the two year construction is lacking. Third, the Helipad raises numerous issues that include necessity as well safety concerns. When you look at air crashes, fixed wing aircraft have a strong record, but helicopters including those for patient transport are notable for crashes. However, there was an accident this past week of a medical fixed wing aircraft with four fatalities. The risk is not only to occupants of the transport, but also to surrounding structures. As a result, Manhattan has all helipads on the docks, none in town. Vail of course is not Manhattan with its challenges of high rise buildings but Vail has its own challenges of mountains, a narrow valley and high altitude. Actual patient benefits are a dilemma, but the risk benefit even in dire emergency is arguable. At the community meeting, it was stated that the reason for the majority of helicopter trips from VVMC was for cardiac patients but the number of trips would be greatly reduced because of the new cardiac unit. Recognizing this marginal at best situation, if helicopter transport is desirable as an option for the Vail community, locating it in a relatively low population dense location (e.g. golf course) does not risk patient outcome and improves safety all around. I trust that you will consider the opinions of all of the property owners and taxpayers of the Town of Vail as you make your decision regarding the proposed plan. Sincerely yours, Caryn Clayman Warren Campbell From: Warren Campbell Sent: Thursday, September 04, 2014 1:49 PM To: Warren Campbell Subject: Marten From: ALBERT [ mailto :avmars(a)centurvl ink. net] Sent: Thursday, September 04, 2014 8:55 AM To: Council Dist List Cc: rsnow(a)burlesonlln.com; rkent @iohnson - united.com Subject: 9/3/14 TOV: towncouncilgvailgov.com Dear Planning and Environmental Commissioners and Town Council Members: Re: Meeting on Vail Medical Center Plans We are retired physicians and have been property owners in Vail since 1984. It is our understanding the initial analysis done by the Denver firm regarding the location of a medical Center concluded it should be located some distance west of the town of Vail because that is the center of the patient core population but that town officials wanted an expanded Medical Center in Vail. If town officials are truly interested in the public welfare as well as alleviating the traffic congestion in Vail, why do they want patients from communities to the west to have to travel to Vail for general medical care, pediatrics, obstetrics, etc. Why not continue emergency and orthopedic care in Vail which, after all, is a ski resort and a summer resort and not a medical hub. We are also concerned regarding a helipad being located near residential buildings, apparently against Federal recommendations, and creating a great safety risk to residents as well as noise pollution. What is the liability of the Town of Vail to residents regarding approval of a heliport in the event of a helicopter catastrophe, especially in light of having approved buildings of great height near by? We hope this is not another decision town officials will regret in the future as they expressed regrets regarding allowing SDD's in the past, ignoring zoning restrictions, and "urbanizing Vail" to the regret of many. (See statements of commissioners in PEC minutes of 2/11/13 and 3/11/13.) What is the real motivation behind an expanded medical center in Vail? Also, why is it that meetings important to Vail property owners are scheduled at short notice and usually out of season? Thank you for your time and attention. Albert Martens, M.D. Yvonne Martens, M.D. Cc: Ron Snow Cc: Richard Kent Dear Town of Vail Officials, I am writing both as an individual property owner on West Meadow Drive ( Skaal Hus #5) and as the President of the Skaal Hus Homeowners Association. We have received and carefully reviewed the master plan of VVMC. Let me state up front that we recognize the value of VVMC and we strongly support the concept of updating VVMC to be an appropriate medical center for the future. We support the idea of the expansion and updating of VVMC in general. We are very concerned, however, at the treatment of traffic on West Meadow Drive. The master plan has a classic "front of house" and "back of house" concept that is misguided in the case on Vail. The master plan of VVMC is based on the concept that South Frontage Road, if it is the public vehicular access, is the "front of the house ", and, therefore, West Meadow Drive is inherently "back of the house ". While VVMC feels a concession has been made in having ambulance access on South Frontage Rd, all deliveries remain on West Meadow Drive. These "deliveries" include garbage trucks, large trucks up to 18 wheels, and gas tankers. Such vehicles are a major danger and obstruction to the purported Vail plan of a pedestrian and bus pathway between Lions Head to Vail Village. The proposed "covering" of these delivery activities by VVMC (vaguely promised but not defined) does not address the negative impact of large industrial vehicles on the Vail master planned pedestrian and bus pathway. In summary, the VVMC Master Plan asks West Meadow Drive to bear increased traffic during East Wing Construction, and then indefinitely tolerate dangerous and environmentally incompatible large vehicles (large trucks throughout the day in a pedestrian pathway) in return for reduction of small ambulances and cars. This clearly makes no sense. Trucks must also access VVMC from South Frontage Rd, not West Meadow Drive. West Meadow Drive is not a "back alley" back of house as architects typically format these projects (like shopping malls). Unfortunately for VVMC, West Meadow is not a back alley for deliveries. VVMC must direct the architects to access both patients and deliveries through the road best suited for high volume, which is South Frontage Rd. West Meadow Drive, like East Meadow Drive, is a pedestrian and "local traffic only" venue. Sincerely, Roger F. Steinert President Skaal Hus HOA Ad Name: 10526508A PLANNING AND ENVIRONMENTAL COMMISSION Customer: TOWN OF VAIL /PLAN DEPT /COMM OWN MCOUNCI014A 1:ORS TOWN COUNCIL CHAMBERS/ Your account number iS� 1 n� �� �3 PU BLIC WELCOME 75 S. Frontage Road -Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT Vail Daily Site Visit: None 15 minutes 1.A request for final review of an amendment to a PROOF OF PUBLICATION conditional use permit, pursuant to Section 12 -9C -3, Conditional Uses, Vail Town Code, to allow for the expansion of the private school facul- ty parking lot, located at 3214 Katsos Ranch STATE OF COLORADO } Road /Lot 2, Vail Mountain School Subdivision, and setting forth details in regard thereto. (PEC140027) Applicant: Vail Mountain School, represented by Brian Counselman t I SS. Planner: Joe Batcheller ACTION: MOTION: SECOND: VOTE: COUNTY OF EAGLE } CONDITIONS: 15 minutes 2.A request for final review of a variance from Sec- I, Don Rogers, do solemnly wear that I am a fflIualified g Y `1 representative ofthe Vail Daily. That the same Daily newspaper printed in whole or in part and published in the County , tion 12 -6C -9, Site Coverage, Vail Town Code, pur- suant to Section 12 -17, Variances, Vail Town Code, to allow for site coverage in excess of the permitted 20 %, located at 4166 Columbine Drive /Lot 18 Bighorn Subdivision 5th Addition, and setting forth details in regard thereto. (PEC140028) Applicant: 4166 Columbine Drive LLC, represent - ed by Pierce Architects of Eagle, State of Colorado, and has a general circulation Planner ACTION Joe Batcheller therein; that said newspaper has been published continuously MOTION: SECOND: VOTE: CONDITIONS: and uninterruptedly in said County of Eagle for a period of 15 minutes 3.A request for a final review of a major exterior 7' p than Ulan fi _two consecutive weeks next rior to the first Y alteration or modification, pursuant to Section 12 -7H -7, Major Exterior Alteration or Modification, Vail Town Code to allow for the conversion of two publication of the annexed legal notice or advertisement and upper floor commercial condominiums to residen- tial tial condominiums, located at 521 East Lionshead ead that said newspaper has the requested legal notice Circle, Units 301 & 302 /Lot 3, Block 1, Vail Lions - head Filing 1, and setting forth details in regard published thereto. (PEC140031, PEC140032) and advertisement as requested. Applicant: Lady Belle Partnership LLLP, represent - ed by Linda Malaby Planner: Jonathan Spence ACTION: MOTION: SECOND: VOTE: The Vail Daily is an accepted legal advertising medium, only for jurisdictions operating under Colorado's Home CONDITIONS: 20 minutes 4A request for a final review of a major exterior Rule provision. alteration or modification, pursuant to Section 12 -7H -7, Major Exterior Alterations or Modifica- tions, Vail Town Code, to allow for a change to the approved mix of residential unit types, and a re- quest for final review of an amended conditional use permit, pursuant to Section 12 -7H -3, Permit- That the annexed legal notice or advertisement was ted and Conditional Uses: First Floor or Street Lev - el, Section 12 -7H -4, Permitted and Conditional Us- published in the regular and entire issue of every es; Second Floor and Above, Vail Town Code, to allow for a reduction in the number of timeshare units, located at 705 West Lionshead Circle /Lot 1, number of said daily for the period of I y p Strata Vail, and setting forth details in regard thereto. 0029, PEC140030) consecutive insertions; and that the first publication of said nt Lio Applicant: Lionshead Inn LLC, represented by Mannelro Warren Campbell notice was in the issue of said newspaper dated 9/5/2014 and ACTION: MOTION: SECOND: VOTE: that the last publication of said notice was dated 9/5/2014 in CONDITIONS: 75 minutes the issue of said newspaper. 5.A request for a recommendation to the Vail Town Council on the adoption of the Vail Valley Medical Center Master Plan, to establish a comprehensive redevelopment plan for the Vail Valley Medical In witness whereof, I have here unto set my hand this day, Center, Lot 10 (Town of Vail parking lot), and US Bank Building, located at 181 and 281 West Meadow Drive and 108 South Frontage Road 11/24/2014. West/ Lots E, F, and 10 Vail Village Filing 2, and Lot D -2, A Resubdivision of Lot D Vail Village Filing 2, and setting forth details in regard thereto. (PEC140011) Applicant: Vail Valley Medical Center, represented by Braun and Associates Planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: CONDITIONS: General Man ager/Publisher/Editor 6.A request for the review of amendments to a conditional use permit, pursuant to Section Vail Dail y 12 -9C -3, Conditional Uses, to allow for improve - ments to a public park and active outdoor Subscribed and sworn to before me, a notary public in and for recreation area, facility, and use (restroom and picnic atedllio) on the outer Bench of For Pad the County of Eagle, State of Colorado this day 11/24/2014. Eaegard t tte to. (P C1k), and setting forth Betas in regard thereto. (PEC140024) Applicant: Town of Vail, represented by Greg Hall Planner: Jonathan Spence ACTION: Table to September 22, 2014 MOTION: SECOND: VOTE: of August 2014 minutes MOTION N: D: MOTION: SECOND: VOTE: 8.Information Update Pamela J. Schultz, Notary Public 9.Adjoumment MOTION: SECOND: VOTE: My Commission expires: November 1 2015 , 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 pRY P(7 .•••••••. B� PAMELA J. SCHULTZ items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will con- sider 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 Nom:• Q y '•. ' Qc7 ........ L COQ Hearing Impaired, for information. Community Development Department Published September 5, 2014 in the Vail Daily. My Commission Expires 11101Q015 Published in the Vail Daily on September 5, 2014.(10526508) Ad Name: 10483915A THIS ITEM MAY AFFECT YOUR PROPERTY Customer: TOWN OF VAI L /PLAN DEPT/ PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Your account number is: 1023233 Environmental Commission of the Town of Vail will hold a public hearing in accordance with section 12 -3 -6, Vail Town Code, on September 8, 2014 at E A G L E V A L L E Y 1:00 pm in the Town of Vail Municipal Building. ENTERPRISE A request for final review of amendment to a ""... " '" -'.- PROOF OF PUBLICATION conditional use permit, pursuant uant to Section 12 -9C -3, Conditional Uses, Vail Town Code, to allow for the expansion of the private school facul- STATE OF COLORADO } ty parking lot, located at 3214 Katsos Ranch Road /Lot 2, Vail Mountain School Subdivision, and setting forth details in regard thereto. (PEC140027) CC } Applicant: Vail Mountain School, represented by 7 7. Brian Counselman COUNTY OF EAGLE } Planner: Joe Batcheller A request for final review of a variance from Sec- tion 12 -6C -9, Site Coverage, Vail Town Code, pur- I, Pam Boyd, do solemnly swear that I am a qualified suant to Section 12 -17, Variances, Vail Town Code, to allow for site coverage in excess of the representative of The Eagle Valley Enterprise, that the permitted 20 %, located at 4166 Columbine Drive /Lot 18 Bighorn Subdivision 5th Addition, and setting forth details in regard thereto. (PEC140028) same weekly newspaper printed, in whole or in part and li 4166 bine Drive LLC, represent - published in the County of Eagle, State of Colorado, and ed Pierce facts Planner: Joe Batcheller has a general circulation therein; that said newspaper A request for a final review of a major exterior al- teration or modification, pursuant to Section has been published continuously and uninterruptedly 12 -7H -7, Major Exterior Alterations or Modifica- tions, Vail Town Code, to allow for a change to the in said County of Eagle for a period of more than fifty- approved mix of residential unit types, and a re- quest for final review of an amended conditional use permit, pursuant to Section 12 -7H -3, Permit - two consecutive weeks next prior to the first publication fed and Conditional Uses: First Floor or Street Lev- of the annexed legal notice or advertisement that said el, Section 12 -7H -4, Permitted and Conditional Us- all Seow focond Floor and Above, Vail Town Code, allr a reduction in the number of timeshare newspaper has been admitted to the United States mails units, located at 705 West Lionshead Circle /Lot 1, Strata Vail, and setting forth details in regard as a periodical under the provisions of the Act of March 3, thereto. (PEC140029, PEC140030) Applicant: Lionshead Inn LLC, represented by 1879, or any amendments thereof, and that said newspaper Mauriello Planning Group Planner: Warren Campbell is a weekly newspaper duly qualified for publishing legal or toromodification, notices and advertisements within the meaning of the erattion purrsuantrtoxSecctioln 12-7H-7, ow Major Exterior Alteration or Modification, Vail Town Code to allow for the conversion of two laws of the State of Colorado. upper floor commercial condominiums to residen- tial condominiums, located at 521 East Lionshead Circle, Units 301 & 302 /Lot 3, Block 1, Vail Lions - head Filing 1, and setting forth details in regard That the annexed legal notice or advertisement was thereto. (PEC140031, PEC140032) Applicant: Lady Belle Partnership LLLP, represent- ed by Linda Malaby published in the regular and entire issue of every number Planner: Jonathan Spence of said weekly newspaper for the period of 0 consecutive The applications and information about the propos- als als are available for public inspection durin g office insertions; and that the first publication of said notice was hours at the Town of Vail Community Develop - ment Department, 75 South Frontage Road. The in the issue of said newspaper dated 8/22/2014 and that public is invited to attend site visits. Please call 970- 479 -2138 for additional information. the last publication of said notice was dated 8/22/2014 in Sign language interpretation is available upon re- quest, with 24 -hour notification. Please call the issue Of said newspaper. 970- 479 -2356, Telephone for the Hearing Im- paired, for information. Published August 22, 2014 in the Vail Daily In witness whereof, I have here unto set my hand this day, (10483915) 08/29/2014. Pam Boyd General Man ager/Publisher/Editor Eagle Valley Enterprise Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 08/29/2014. Pamela J. Schultz, Notary Public My Commission expires bey 1, 2015 Y Po,`/ PAMELA J. SCHULTZ My Commission Expires 1110112015