Loading...
HomeMy WebLinkAbout2014-1027 PECTOWN OF VAft� PLANNING AND ENVIRONMENTAL COMMISSION October 27, 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 A request for the review of an amended final plat, pursuant to Chapter 13 -12, Exemption Plat Review Procedures, Vail Town Code, to allow for the realignment of a shared property line resulting in no net change in lot areas, located at 103 and 107 Rockledge Road /Lots 4 and 7, Block 7, Vail Village Filing 1, and setting forth details in regard thereto. (PEC140034) Applicant: Gary and Susan Rosenbach, represented by KH Webb Architects Planner: Joe Batcheler ACTION: MOTION: SECOND: VOTE: CONDITION(S): 150 minutes 2. 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: CONDITION(S): 15 minutes 3. A request for the review of a final plat, pursuant to Chapter 13 -4, Minor Subdivision, Vail Town Code, to allow for the re- subdivision of Parcel 1 of the Golden Peak Ski Base And Recreation District Parcel and Part of Tract B, Vail Village Filing 7, in order to establish Parcel 3, Golden Peak Ski Base And Recreation District Parcel, the redevelopment site for Ski and Snowboard Club Vail, located at 460 and 598 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel, and Part of Tract B, Vail Village Filing 7, and setting forth details in regard thereto. (PEC140021) Applicant: Ski and Snowboard Club Vail and Vail Corporation, represented by Braun and Associates Planner: Jonathan Spence ACTION: MOTION: SECOND: VOTE: CONDITION(S): 15 minutes Page 1 4. A request for a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to rezone a portion of Parcel 1 of the Golden Peak Ski Base And Recreation District Parcel subdivision from Ski Base Recreation District to Ski Base Recreation 2 District, located at 460 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel subdivision, and setting forth details in regard thereto. (PEC140022) Applicant: Ski and Snowboard Club Vail and Vail Corporation, represented by Braun and Associates Planner: Jonathan Spence ACTION: MOTION: SECOND: VOTE: CONDITION(S): 30 minutes 5. A request for the review of a development plan, pursuant to Section 12 -8E -6, Development Plan, Vail Town Code and a conditional use permit, pursuant to Section 12 -8E -3, Conditional Use, Vail Town Code, to allow for the redevelopment of the Ski and Snowboard Vail Club Vail site with a new private and public club and multi - family residential dwelling units, located at 598 Vail Valley Drive /Part of Tract B, Vail Village Filing 7, and setting forth details in regard thereto. (PEC140020, PEC140023) Applicant: Ski and Snowboard Club Vail, represented by Braun and Associates Planner: Jonathan Spence ACTION: MOTION: SECOND: VOTE: CONDITION(S): 6. A request for a recommendation to the Vail Town Council on a major amendment to Special Development District No. 4, Cascade Village, pursuant to Section 12- 9A -10, Amendment Procedures, Vail Town Code, to allow a revision to the approved development plan for the Cornerstone site to facilitate the construction of a tensioned membrane structure, located at 1300 Westhaven Drive/U n platted, (Lifts i de/Corn erstone) and setting forth details in regard thereto. (PEC140019) Applicant: Charter Sports, represented by Braun & Associates Planner: Jonathan Spence ACTION: Table to November 10, 2014 MOTION: SECOND: VOTE: 7. 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 /Unplatted(Ford Park), and setting forth details in regard thereto. (PEC140024) Applicant: Town of Vail, represented by Greg Hall Planner: Jonathan Spence ACTION: Table to November 10, 2014 MOTION: SECOND: VOTE: 8. Approval of October 13, 2014 minutes MOTION: SECOND: VOTE: 9. Information Update 10. Adjournment MOTION: SECOND: VOTE: Page 2 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 October 24, 2014 in the Vail Daily. Page 3 TOWN OF 9VAt PLANNING AND ENVIRONMENTAL COMMISSION October 27, 2014 at 1:OOpm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT Henry Pratt Luke Cartin Dick Cleveland Michael Kurz Webb Martin John Rediker Site Visit: None MEMBERS ABSENT Pam Hopkins 10 minutes A request for the review of an amended final plat, pursuant to Chapter 13 -12, Exemption Plat Review Procedures, Vail Town Code, to allow for the realignment of a shared property line resulting in no net change in lot areas, located at 103 and 107 Rockledge Road /Lots 4 and 7, Block 7, Vail Village Filing 1, and setting forth details in regard thereto. (PEC140034) Applicant: Gary and Susan Rosenbach, represented by KH Webb Architects Planner: Joe Batcheller ACTION: Approved MOTION: Kurz SECOND: Cleveland VOTE: 6-0-0 Joe Batcheller introduced the project per the staff memorandum. Commissioner Cartin asked about the reasoning for the lot line adjustment. Batcheller explained the lot line adjustment was to facilitate the construction of a new residence on the adjacent vacant lot. Both lots would remain maintain their overall site area. There was no public comment. The Commissioner expressed their belief that the application was in compliance with the criteria. 180 minutes 2. 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: Tabled to November 24, 2014 MOTION: Kurz SECOND: Cartin VOTE: 5 -0 -1 (Cleveland recused) Commissioner Cleveland recused himself. Page 1 Warren Campbell, introduced the subject matter, emergency helipads. He continued by highlighting the questions and comments contained within the staff memorandum and his expectation that the applicant would be addressing many of them in the following presentation. Doris Kirschner, CEO of the VVMC, introduced the topic and her background on this subject. She spoke to the necessity of medical transfer services and its role in the Valley. She spoke to the design parameters considered in the locating of a helipad and the qualifications of the consultants and the breadth of public outreach on this matter. Dr. Reg Francoise, trauma surgeon with VVMC, introduced himself and his qualifications. He detailed his background in rural trauma and its dynamics. He described the "golden hour" that is referred to in traumas and the need to get medical treatment within this time period. He highlighted that the need to transfer a patient two times in the current scenario resulted in increased time frames to get patients to medical treatment. He provided background on what types of situations involve helicopter transfer. He concluded by discussing transfer protocol, including destination hospitals, government and professional oversight, and risk. Dr. Jerry Greenberg, physician at VVMC, introduced himself and his background in cardiac care. He discussed how treatment protocol relates to time and the effect of time on mortality. The role of helicopter transport in saving cardiac patients was discussed in detail as related to the 90 minute "door to balloon time" to open arteries and prevent the loss of heart muscle. Dr. Jenna Rosenthal, pediatrician with VVMC, presented her background in children's transport. She discussed the role of time in pediatric services including the transport of mothers and children in need of higher levels of serve to Level 4 NICUs in Denver. She highlighted the 2 newborn heart transports that occurred the previous year. IN conclusion she stated an on -site emergency helipad is not a luxury. Fred Morrison, EMT and Chief Paramedic with Eagle County Paramedic Services, presented data concerning transport frequency and the dynamics of transport including the event chronology. He discussed a slide showing that there is really no seasonality to the number of transports although the off seasons for tourist did show lower demand for the service. He spoke to the concerns with moving patients twice in terms of time and the amount of pieces of equipment and tubes connected to patients which could become dislodge in bumped. Tom Braun, representing the applicant, summarized the materials presented by the previous speakers and introduced the consultants speaking to how the emergency helipad operations could be designed and operated on the VVMC campus. Rex Alexander, with HeliExperts International, presented their qualifications related to air transport and helipad design. He discussed the guidance from the FAA concerning heliport design /location. He spoke to other agencies providing guidance including the NFPA, IBC, OSHA, NTSB and others. Ray Syms, also with HeliExperts, presented an introduction into emergency helipad design including examples in urbanized areas. Alexander elaborated on the locating of helipads in urbanized areas. He provided statistical information on Colorado helipads including those above elevation. He provided information on the absence of records of injuries to the general public related to medical helipads. He discussed FATO calculations specifically related to ship type and elevation. He moved to discussing the specifics of siting a helipad at the VVMC and locations that were evaluated. Details of the preferred location, Site A, were presented including dimensions of the pad and related airspace. Page 2 He walked through different approach /departure paths and associated angles of approach. He presented visual representation of possible helicopter operations. Local wind patterns were presented. The FAA Airspace Determination process was then outlined. He spoke to what operators would be allowed, what they would know, how they are trained, and the decisions they may have to make. Casey Patterson, EMS helicopter pilot, spoke to a pilot's perspective of flying helicopters in the mountains, and the differences between ground -based heliports versus elevated heliports. Elevated heliports offer more versatile options than ground -based heliports. He then spoke to the history and culture of the industry. The EMS helicopter industry developed in Colorado. Safety is ingrained in the culture. He then mentioned a weather station would be built as a part of this operation. Braun then addressed the PEC, saying the design details would be evaluated at the CUP stage. He then introduced Russ Sedmack Russ Sedmack, architect, presented the idea of a five -story building with an elevated helipad on top. There were several computer renderings of the proposed elevated emergency helipad which was stated to be approximately 75 feet above the existing parking structure. Commissioner Cartin asked about the logistics of transferring gear. Morrison explained that the flight crew's gear is used and the transfer is done at the hospital. Commissioner Cartin then asked what other options have been considered on the transfer side of the equation. Braun said a number of options were considered for the helipad location. Site A is the preferred location. Commissioner Cartin asked when the Town's report would be done. Campbell stated it would be provide at the November 24 public hearing Commissioner Kurz asked if there are unique or exceptional challenges that may arise from the solutions presented. Syms said the biggest challenge is finding a site. An elevated helipad eliminates many challenges — the most salient of which is the potential for future development to restrict the flight path. Commissioner Kurz asked if any of the recommendations from Rex and Ray fall below an A ++ standard. Syms answered no; they all meet the FAA safety standards. Commissioner Kurz inquired as to the satisfaction of the WMC CEO as to the ability to save lives with the emergency helipad as proposed. Kirschner stated she felt the emergency helipad on site would save lives. Commissioner Rediker asked what the impact would be to adjacent property owners as to their development potential in the future. Page 3 Alexander explained that setbacks and height limitations have been taken into account in his analysis, and there would be no impact as the elevation of the emergency helipad would allow the helicopter to clear adjacent development. Commissioner Rediker asked for clarification on the FATO, Extended FATOs, and helicopter protection zone (HPZ) as it relates to the ground conditions. Alexander explained that the HPZ is a recommendation of the FAA and is unachievable in most situations. He stated the flight approach and departure paths are to be located primarily over the Frontage Road so to minimize the impact. Commissioner Rediker as for clarification on whether the HPZ was a recommendation or requirement ?0 Alexander stated it was a recommendation. Campbell provided a image of the Four Seasons hotel depicting the overall height of the gable above the port - cochere as being 79 fee above the Frontage Road as a comparison for the height of the emergency helipad. Commissioner Martin asked if helicopters, like planes, need to land into the wind. Alexander stated that it is preferred as it reduces the performance demands on the helicopter. Commissioner Martin asked if site selection was based on approachability. Will fuel be located on the site. Alexander said that largely yes it was, but they also weighed the concerns of the neighbors. There will be no fuel on site. Commissioner Pratt asked about the criticalness of elevation of the proposed helipad. Does Site A go down the "tubes" if the elevation is decreased depending on what neighbors will do? Alexander explained that anything lower than 40 feet could eliminate the potential for Site A as intrusions may begin to occur in the approach and departure paths. Commissioner Pratt asked how pilots deal with turbulence resulting from the surrounding architecture. He additionally asked bout the necessary lighting for the emergency helipad. Alexander explained how turbulence around the emergency helipad could be reduced through design. The surroudnign properties would not need to have lighting on them. There would be lighting on the hospital structure and helipad. The lighting would not be flashing. Commissioner Pratt asked what the process and procedure is for night operations. Patterson said that night vision goggles are used during night operations Dominic Mauriello, of Mauriello Planning Group, spoke on behalf of the Evergreen Lodge owner group. He voiced support for hospital, but had critiques. Regarding the master plan, it felt inward focused and neglected neighboring properties. A more collaborative approached would be welcomed. He asked for specific design and development details to be included in the master plan to be used to evaluate the development plan. He felt it was inappropriate for the master plan to call for limiting the height of neighboring developments. He added that there is an opportunity Page 4 for a land exchange that ought to be explored, and asked the PEC to give it consideration in its process. He elaborated on the possibility of providing the Evergreen frontage along the creek and providing more frontage for the hospital along the Frontage Road. Deborah DiDomencio, a previous VVMC patient, elaborated on a situation where her newborn need to be transferred to Denver and the emergency helicopter was extremely important in the health of her child. She add that the emergency helipad be allowed to be optimized through the master planning process. Ed Swinford, previous VVMC patient, dewscribed how the emergency helicopter saved his life when he was having a cardiac event. He supported the hospital proposal for the helipad. David Bently, resident and retired airline pilot, spoke to his experience with the helicopter transport during a health emergency (heart attack) he experienced. He expressed support for the level of professionalism displayed by the aviation consultants and flight for life personnel. Richard Kent, president of the Scorpio, expressed concern with proposed flight paths and its relationship to the Scorpio site. The Scorpio has never questioned the need for an emergency helipad on the safety of its operation. Expressed general concern with the safety of the proposed flights paths which have moved closer to the residential properties. He was curious how many helipads in Colorado are adjacent to taller buildings? Ed Stinley, safety operator and pilot representing Flight for Life, discussed aspects of its operation including aircraft and pilot credentials. Flight for Life supports an on building location for the helipad to reduce transport via vehicle to and from existing pad. Spoke to the mitigation of risks at altitude. Ron Snow, owner of a unit in the Scorpio, thanked the hospital for their work on the project and all the professionals speaking, but he expressed concerns with the plans and the disregard for safety. There is no common sense to this proposal and he was concerned that the HPZ recommendation was being ignored. This is a land use decision and the PEC will ultimately need to make the decision on its appropriateness. Kelly Rohrig spoke to her support for the emergency helicopter service with regard to it saving her fathers life. She spoke to its positive impact on the community and a need to keep the eye on the prize which is to provide the best medical chance to our residents and guests. Jim Lamont, Vail Home Owners Association, shared a written statement outlining his concerns related to the topic. He shared a youtube video of two helicopter situations, one a crash. Spoke to the commitment of the hospital staff in the saving of lives. He discussed the master planning process. He presented the changes in the proposed flight path between August and now. He recounted his meeting with Flight for Life and their agreement to use the interstate as the preferred approach /departure. Expressed concerns with the flight path changes. Discussed ways to transport patients to a helicopter without utilizing ambulances. He specifically pitched a plan to have the helipad on the roof of the municipal building parking structure redevelopment and connecting to the ER via a tunnel or skybridge. Spoke to the success so far in flushing out details of the hospital redevelopment and voiced support for continued discussions. Spoke to the balance of benefiting the patient and benefiting the community as a whole. Greater public good vs the interest of one institution. Decried isolationism and urged greater community efforts in developing a plan that supports the greater good. There is impatience but there is time to continue discussions Page 5 Jess Fonte, pilot with Air Methods, voiced support for an elevated helipad. An elevated helipad is almost always preferred as it gets the helicopter away from obstacles. Commissioner Pratt closed public comment. Commissioner Cartin spoke to all of the possibilities with all of property owners participation but the realization that the board can only respond to what is being presented. Encouraged people to keep talking. Commissioner Kurz spoke to the big picture and the mission and proposal presented by VVMC. Spoke to the credentials of the consultants. Commissioner Rediker spoke to the language in the master plan (pg 20) that does not contemplate redevelopment on adjacent properties and his concerns with such. Pointed to problematic language that discusses redevelopment building heights (Evergreen) and possible restrictions. There should not be an impact to adjacent properties development potentials through the implementation of redevelopment pn the VVMC site. Commissioner Martin expressed support for Cartin and Rediker's comments concerning neighboring properties. Encouraged the hospital to investigate land swaps with the Evergreen and the Town. Commissioner Pratt thanked the public for its attendance. Voiced support for the existence of a helipad. Feels that the impacts on neighboring properties and concerns with height of the helipad proposed are warning signs that the best location has not been realized. Thinks the master plan should identify a number of possible locations for the pad, similar to the Ford Park plan and BFAG education center. Agrees with Mr. Lamont that all options have not been fully explored. 15 minutes 3. A request for the review of a final plat, pursuant to Chapter 13 -4, Minor Subdivision, Vail Town Code, to allow for the re- subdivision of Parcel 1 of the Golden Peak Ski Base And Recreation District Parcel and Part of Tract B, Vail Village Filing 7, in order to establish Parcel 3, Golden Peak Ski Base And Recreation District Parcel, the redevelopment site for Ski and Snowboard Club Vail, located at 460 and 598 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel, and Part of Tract B, Vail Village Filing 7, and setting forth details in regard thereto. (PEC140021) Applicant: Ski and Snowboard Club Vail and Vail Corporation, represented by Braun and Associates Planner: Jonathan Spence ACTION: Approve with conditions MOTION: Kurz SECOND: Cleveland VOTE: 6 -0 -0 CONDITION(S): 1. The applicant shall provide for the recordation of the amended plat prior to the issuance of any building permit for the proposed development. Jonathan Spence delivered a presentation base on Staff's memo. Agenda items three and four were presented together. Kyle Webb presented renditions showing changes made since the prior PEC meeting. Page 6 Spence mentioned the various functions the design of the redevelopment is meant to achieve. There are unique circumstances that warranted the need for a management plan. The efforts utilized by the club over the last two years have been rather successful their application. Jim Lamont, Vail Homeowners Association, stated his happiness with the evolution of this project. The issue to be scrutinized is the traffic impacts from this facility. He emphasized the importance of being neighborly, particularly for the parents dropping off, when exiting east via Vail Valley Drive. Jonathan said he spoke with Tom Kassmel, Town Engineer, who did not recommended Vail Valley Drive should be used to egress to the east. Commissioners express general support. Commissioner Kurz asked Tom Braun as to the openness of adopting egress to the west on Vail Valley Drive as part of the management plan Commissioner Cartin appreciated the inclusion of EHU's on site. Spence stated that Tom Kassmel, Town Engineer, stated that Vail Valley Drive was designed to accommodate the anticipated traffic and having vehicles exiting the SSCV to the right headed east on Vail Valley Drive should only be in extreme cases. Commissioner Pratt echoed Tom Kassmel's recommendation that right out only be used only as a pressure release and not a standard practice. 15 minutes 4. A request for a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to rezone a portion of Parcel 1 of the Golden Peak Ski Base And Recreation District Parcel subdivision from Ski Base Recreation District to Ski Base Recreation 2 District, located at 460 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel subdivision, and setting forth details in regard thereto. (PEC140022) Applicant: Ski and Snowboard Club Vail and Vail Corporation, represented by Braun and Associates Planner: Jonathan Spence ACTION: Recommendation of approval MOTION: Cleveland SECOND: Martin VOTE: 6 -0 -0 30 minutes 5. A request for the review of a development plan, pursuant to Section 12 -8E -6, Development Plan, Vail Town Code and a conditional use permit, pursuant to Section 12 -8E -3, Conditional Use, Vail Town Code, to allow for the redevelopment of the Ski and Snowboard Vail Club Vail site with a new private and public club and multi - family residential dwelling units, located at 598 Vail Valley Drive /Part of Tract B, Vail Village Filing 7, and setting forth details in regard thereto. (PEC140020, PEC140023) Applicant: Ski and Snowboard Club Vail, represented by Braun and Associates Planner: Jonathan Spence DEVELOPMENT PLAN (PEC140020) ACTION: Approve with Conditions MOTION: Kurz SECOND: Cleveland VOTE: 6 -0 -0 CONDITION(S): 1. This Development Plan approval is contingent upon the applicant obtaining Town of Vail approval of an associated design review application(s). Page 7 2. The applicant shall mitigate the employee generation impact created by the new net development in accordance with the provisions of Chapters 12 -23, Commercial Linkage and 12 -24, Inclusionary Zoning, Vail Town Code and . If a mitigation option including a fee in lieu payment is chosen, the applicant shall make the required fee in lieu payment to the Town of Vail prior to the issuance of any building permit. As required by the Town Code, if the applicant chooses to mitigate any portion of the obligation through off site unit(s), these unit(s) shall be available for occupancy prior to the issuance of any Certificate of Occupancy. 3. The applicant shall adhere to the Ski and Snowboard Club Vail Traffic and Parking Management Plan, October 2014, in all matters referenced unless amended per 12 -16- 10, Amendment Procedures, Vail Town Code. 4. The applicant shall return to the Planning and Environmental Commission 12 months after the issuance of any certificate of occupancy for the Ski and Snowboard Club Vail redevelopment to report on the effectiveness of the Ski and Snowboard Club Vail Traffic and Parking Management Plan, October 2014,. CONDITIONAL USE PERMIT (PEC140023) ACTION: Approve with Conditions MOTION: Kurz SECOND: Cartin VOTE: 6 -0 -0 CONDITION(S): This Conditional Use approval is contingent upon the applicant obtaining Town of Vail approval of an associated design review application(s). 2. The applicant shall mitigate the employee generation impact created by the new net development in accordance with the provisions of Chapters 12 -23, Commercial Linkage and 12 -24, Inclusionary Zoning, Vail Town Code and . If a mitigation option including a fee in lieu payment is chosen, the applicant shall make the required fee in lieu payment to the Town of Vail prior to the issuance of any building permit. As required by the Town Code, if the applicant chooses to mitigate any portion of the obligation through off site unit(s), these unit(s) shall be available for occupancy prior to the issuance of any Certificate of Occupancy. 3. The applicant shall adhere to the Ski and Snowboard Club Vail Traffic and Parking Management Plan, October 2014, in all matters referenced unless amended per 12 -16- 10, Amendment Procedures, Vail Town Code. 4. The applicant shall return to the Planning and Environmental Commission 12 months after the issuance of any certificate of occupancy for the Ski and Snowboard Club Vail redevelopment to report on the effectiveness of the Ski and Snowboard Club Vail Traffic and Parking Management Plan, October 2014. Jonathan Spence delivered a presentation base on Staff's memo. Items 3, 4, and 5 were discussed together. Page 8 6. A request for a recommendation to the Vail Town Council on a major amendment to Special Development District No. 4, Cascade Village, pursuant to Section 12- 9A -10, Amendment Procedures, Vail Town Code, to allow a revision to the approved development plan for the Cornerstone site to facilitate the construction of a tensioned membrane structure, located at 1300 Westhaven Drive /Unplatted, (Liftside /Cornerstone) and setting forth details in regard thereto. (PEC140019) Applicant: Charter Sports, represented by Braun & Associates Planner: Jonathan Spence ACTION: Table to November 10, 2014 MOTION: Cleveland SECOND: Martin VOTE: 6 -0 -0 7. 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 November 10, 2014 MOTION: Cleveland SECOND: Martin VOTE: 6 -0 -0 8. Approval of October 13, 2014 minutes MOTION: Cartin SECOND: Cleveland 9. Information Update 10. Adjournment MOTION: Kurz SECOND: Cartin to vote) VOTE: 5 -0 -1 (Martin abstained) VOTE: 5 -0 -0 (Cleveland departed prior 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 October 24, 2014 in the Vail Daily. Page 9 TOWN OF VAf L ►► -- �a•-rrFrrIrr I TO: Planning and Environmental Commission FROM: Community Development Department DATE: October 27, 2014 SUBJECT: A request for the review of an amended final plat, pursuant to Chapter 13 -12, Exemption Plat Review Procedures, Vail Town Code, to allow for the realignment of a shared property line resulting in no change in area, located at 103 and 107 Rockledge Road /Lots 4 and 7, Block 7, Vail Village Filing 1, and setting forth details in regard thereto. (PEC140034) Applicants: Gary and Susan Rosenbach, represented by KH Webb Architects Planner: Joe Batcheller I. SUMMARY The applicants, Gary and Susan Rosenbach, represented by KH Webb Architects, are requesting a review of a final plat, pursuant to Section 13 -12 -3, Plat Procedures and Criteria for Review, Vail Town Code, to allow for the realignment of a shared property line of Lots 4 and 7, Vail Village Filing 1, located at 103 and 107 Rockledge Road. The purpose of the proposed final plat is to move the property line between Lots 4 and 7 to accommodate a more desirable lot configuration for the existing and proposed structure. Staff recommends the Planning and Environmental Commission approve the proposed final plat subject to the findings and criteria outlined in Section VII of this memorandum. II. DESCRIPTION OF THE REQUEST The applicants, Gary and Susan Rosenbach, own both subject properties Lots 4 and 7, Vail Village Filing 2. Currently, there is a single family home on Lot 7 and a conditionally approved design for a single family home on Lot 4, contingent upon approval of this application. The applicants are requesting the review of a final plat that moves the property line between Lots 4 and 7. This relocation will allow for the proposed residence to be located on Lot 4 to conform to the side setback requirements of the Two - Family Primary/Secondary Zone District. The proposed property line realignment is one - for -one square foot exchange, so there is no net change to the lot sizes. A vicinity map (Attachment A) and the proposed final plat (Attachment B) are attached for review. III. BACKGROUND The subject properties were part of the original Town of Vail established in August of 1966. The adjacent Parcel C was annexed into the Town of Vail and certain properties along Rockledge Road (including the subject properties) were re- subdivided in February of 1980. There is an existing residence located on Lot 7, which according to Eagle County records, was originally constructed in 1965. It has since been extensively remodeled as of 2006. At one time, the existing residence on Lot 7 was legally non- conforming in regard to the side setback requirements, but was re- platted in 2006 to rectify the situation. The re- platting of Lots 4 and 7 in 2006 was similar in nature to this application where it was a one - for -one square foot exchange in realigning the property line. KH Webb Architects submitted an application with the Community Development Department for the construction of a new single - family residence on Lot 4. The proposed design features a patio along the west property line that would not conform tc the setback requirements of the Two - Family Primary/Secondary Zone District. Staff determined that the development review process could be pursued with the understanding that the Rosenbachs would apply to re -plat Lots 4 and 7. On September 6, 2014 the Design Review Board approved the proposed design for 103 Rockledge Road, with the condition that parcels be re- platted and that no building permit application would be accepted until such time. IV. APPLICABLE PLANNING DOCUMENTS TITLE 12, ZONING REGULATIONS, VAIL TOWN CODE (in part): ARTICLE 12 -6D. TWO- FAMILY PRIMARY /SECONDARY RESIDENTIAL (PS) DISTRICT 12 -6D -1: PURPOSE. The two - family primary /secondary residential district is intended to provide sites for single- family residential uses or two - family residential uses in which one unit is a larger primary residence and the second unit is a smaller caretaker apartment, together with such public facilities as may appropriately be located in the same zone district. The two - family primary/secondary 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. TITLE 13, VAIL TOWN CODE. SUBDIVISION REGULATIONS (IN PART). 13 -2 -2 DEFINITIONS EXEMPTION PLAT. The platting of a portion of land or property that does not fall within the definition of a "subdivision", as contained in this section. Town of Vail Page 2 13 -12 EXEMPTION PLAT REVIEW PROCEDURES 13 -12 -1. PURPOSE AND INTENT. The purpose of this chapter is to establish criteria and an appropriate review process whereby the planning and environmental commission may grant exemptions from the definition of the term "subdivision" for properties that are determined to fall outside the purpose, purview and intent of chapters 3 and 4 of this title. This process is intended to allow for the platting of property where no additional parcels are created and conformance with applicable provisions of this code has been demonstrated. 13 -12 -2. EXEMPTIONS IN PROCEDURE AND SUBMITTALS. "Exemption Plats ", as defined in section 13 -2 -2 of this title, shall be exempt from requirements related to preliminary plan procedures and submittals. Exemption plat applicants may be required to submit an environmental impact report if required by title 12, chapter 12 of this code. 13 -12 -3. PLAT PROCEDURE AND CRITERIA FOR REVIEW. C. Review And Action On Plat. The planning and environmental commission shall review the plat and associated materials and shall approve, approve with modifications or disapprove the plat within twenty one (21) days of the first public hearing on the exemption plat application or the exemption plat application will be deemed approved. A longer time period for rendering a decision may be granted subject to mutual agreement between the planning and environmental commission and the applicant. The criteria for reviewing the plat shall be as contained in section 13 -3 -4 of this title. 13 -3 -4. COMMISSION REVIEW OF APPLICATION; CRITERIA AND NECESSARY FINDINGS. The Planning and Environmental Commission shall conduct a public hearing on an application for a Preliminary Plan for Subdivision. The Planning and Environmental Commission shall consider the application, relevant additional materials, Staff report and recommendations as well as any other comments or public information given at the hearing. The Planning and Environmental Commission may discuss advisable changes to the proposed subdivision with the applicant. The burden of proof shall rest with the applicant to show that the application is in compliance with the intent and purposes of this Chapter, the Zoning Ordinance and other pertinent regulations that the Planning and Environmental Commission deems applicable. Due consideration shall be given to the recommendations made by public agencies, utility companies and other agencies consulted under ssubsection 13 -3 -3C above. A. Before recommending approval, approval with conditions or disapproval of the Preliminary Plan, the Planning and Environmental Commission shall consider the following criteria with respect to the proposed subdivision. 1. The extent to which the proposed subdivision is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail Town of Vail Page 3 Comprehensive Plan and is compatible with the development objectives of the town, and 2. The extent to which the proposed subdivision complies with all of the standards of this Title, as well as, but not limited to, Title 12, Zoning Regulations and other pertinent regulations that the Planning and Environmental Commission deems applicable, and 3. The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives, and 4. The extent of the effects on the future development of the surrounding area, and 5. The extent to which the proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, or require duplication or premature extension of public facilities, or result in a "leapfrog" pattern of development; and 6. The extent to which the utility lines are sized to serve the planned ultimate population of the service area to avoid future land disruption to upgrade under- sized lines, and 7. The extent to which the proposed subdivision provides for the growth of an orderly viable community and serves the best interests of the community as a whole, and 8. The extent to which the proposed subdivision results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features, and 9. Such other factors and criteria as the Commission and /or Council deem applicable to the proposed subdivision. B. Necessary Findings. Before recommending and /or granting an approval of an application for a major subdivision, the Planning and Environmental Commission shall make the following findings with respect to the proposed major subdivision. That the subdivision is in compliance with the criteria listed in Subsection 13 -3 -4A of this Title. 2. That the subdivision is consistent with the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and compatible with the development objectives of the Town, and Town of Vail Page 4 1V 3. That the subdivision is compatible with and suitable to adjacent uses and appropriate for the surrounding areas, and 4. That the subdivision promotes the health, safety, morals, and general welfare of the Town and promotes the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. SURROUNDING LAND USES AND ZONING VI. SITE ANALYSIS The following is a zoning analysis of Lots 4 and 7, Vail Village Filing 1 Legal Address Lot 4 & 7, Vail Village Filing 1 Physical Address 103 and 107 Rockledge Road Zoning Two Family Primary/Secondary (PS) District Land Use Designation Low Density Residential Current Land Use Residential Change from Development existing to Standard Allowed /Required Proposed proposed Lot Area: Lot 4 15,000 sq ft min 19,571 sq ft No change Lot 7 15,000 sq ft min 29,220 sq ft No change Site Dimension: Lot 4 80 ft x 80 ft min >80 ft x 80 ft No change Lot 7 80 ft x 80 ft min >80 ft x 80 ft No change Frontage: Lot 4 30 ft min 185 ft No change Lot 7 30 ft min 125 ft No change GRFA: Lot 4 7,094 sq ft 7,094 sq ft No change Town of Vail Page 5 Land Use Zoning North: Residential Two Family Primary/Secondary South: Open Space Natural Area Preservation East: Residential Two Family Primary/Secondary West: Residential Two Family Primary/Secondary VI. SITE ANALYSIS The following is a zoning analysis of Lots 4 and 7, Vail Village Filing 1 Legal Address Lot 4 & 7, Vail Village Filing 1 Physical Address 103 and 107 Rockledge Road Zoning Two Family Primary/Secondary (PS) District Land Use Designation Low Density Residential Current Land Use Residential Change from Development existing to Standard Allowed /Required Proposed proposed Lot Area: Lot 4 15,000 sq ft min 19,571 sq ft No change Lot 7 15,000 sq ft min 29,220 sq ft No change Site Dimension: Lot 4 80 ft x 80 ft min >80 ft x 80 ft No change Lot 7 80 ft x 80 ft min >80 ft x 80 ft No change Frontage: Lot 4 30 ft min 185 ft No change Lot 7 30 ft min 125 ft No change GRFA: Lot 4 7,094 sq ft 7,094 sq ft No change Town of Vail Page 5 VII. Lot 7 8,349 sq ft 8,349 sq ft No change Site Coverage: 20% of lot size Lot 4 3,914 sq ft 3,914 sq ft No change Lot 7 5,844 sq ft 5,844 sq ft No change Landscaping: 60% of lot size Lot 4 11,743 sq ft 11,743 sq ft No change Lot 7 17,532 sq ft 17,532 sq ft No change APPLICATION CRITERIA AND FINDINGS The purpose section of Title 13, Subdivision Regulations, is intended to ensure that subdivisions promote the health, safety and welfare of the community. The criteria for reviewing a proposed final plat shall be as outlined in Section 13 -3 -4, Vail Town Code, as follows: 1. The extent to which the proposed subdivision is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the town; The Vail Land Use Plan is applicable to this request. The Vail Land Use Plan identifies the properties proposed as "low density residential ", and this does not change with the proposed plat. Staff finds the proposed exemption plat is in compliance with the Vail Land Use Plan, which states the following: "This category includes single- family detached homes and two - family dwelling units. Density of development within this category would typically not exceed 3 structures per buildable acres. Also within this area would be private recreation facilities such as tennis courts, swimming pools and club houses for the use of residents of the area. Institutional/ public uses permitted would include churches, fire stations, and parks and open space related facilities." 2. The extent to which the proposed subdivision complies with all of the standards of this Title, as well as, but not limited to, Title 12, Zoning Regulations and other pertinent regulations that the Planning and Environmental Commission deems applicable; Staff finds the proposed subdivision complies with all standards of the Zoning Regulations. The existing Lot 4 driveway is partially located on the Lot 7. An access easement is in place to accommodate this situation. Town of Vail Page 6 3. The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; Staff believes the proposed final plat continues to present a harmonious, convenient, workable relationship among land uses consistent with the Town's development objectives. The proposed final plat does not shift a net gain or loss of area from one lot to the other. Therefore, the development potential for both lots remains the same. The proposed lots conform to the required minimum lot size and are harmonious with the overall lot layout along the north side of Rockledge Road. 4. The extent of the effects on the future development of the surrounding area; Staff finds that the proposed plat will not negatively affect on the future development of the surrounding area. The proposed lot line shift does not increase total development potential since no new lots are created and density remains the same. 5. The extent to which the proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, or require duplication or premature extension of public facilities, or result in a "leapfrog" pattern of development; Staff finds that the proposed final plat does not create spatial patterns that would result in negative effects on public services, facilities or cause a leapfrog pattern of development. The application maintains two lots in a platted and developed neighborhood that does not change the existing overall spatial patterns. 6. The extent to which the utility lines are sized to serve the planned ultimate population of the service area to avoid future land disruption to upgrade under -sized lines; Staff finds that utilities will not be affected by the proposed plat, as no additional units will be permitted over what is currently allowed. Utilities are currently in place to serve these two lots, and the lot line shift will not substantially affect utility loads. 7. The extent to which the proposed subdivision provides for the growth of an orderly viable community and serves the best interests of the community as a whole; Staff finds that the proposed final plat continues to provide for orderly growth and will serve the best interests of the community. The proposed plat will not allow additional GRFA for either lot. 8. The extent to which the proposed subdivision results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; and, Town of Vail Page 7 Both lots have been platted. Lot 7 has been developed and Lot 4 is anticipated for development. The proposed subdivision will not result in adverse or beneficial impacts on the natural environment. 9. Such other factors and criteria as the Commission and /or Council deem applicable to the proposed subdivision. VIII. STAFF RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission approve the applicant's request for the review of a final plat, pursuant to Section 13 -12 -3, Plat Procedures and Criteria for Review, Vail Town Code, to allow for the realignment of a shared property line resulting in no change in area, located at 103 and 107 Rockledge Road /Lots 4 and 7, Block 7, Vail Village Filing 1, and setting forth details in regard thereto. Staff's 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 the final plat, the Community Development Department recommends the Commission pass the following motion: 'Based upon the review of the criteria outlined in Section Vll of the October 27, 2014, Staff memorandum and the evidence and testimony presented, the Planning and Environmental Commission approves the applicant's request for a final plat, pursuant to Section 13 -12 -3, Plat Procedures and Criteria for Review, Vail Town Code, to allow for the realignment of a shared property line resulting in no net change in lot areas, located at 103 and 107 Rockledge Road /Lots 4 and 7, Block 7, Vail Village Filing 1, and setting forth details in regard thereto. Should the Planning and Environmental Commission choose to approve the proposed final plat, the Community Development Department recommends the Commission makes the following findings: "The Planning and Environmental Commission finds. (1) That the subdivision is in compliance with the criteria listed in Sub - section 13 -3 -4A, Vail Town Code, and (2) That the subdivision is consistent with the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and compatible with the development objectives of the Town, and Town of Vail Page 8 (3) That the subdivision is compatible with and suitable to adjacent uses and appropriate for the surrounding areas, and (4) That the subdivision promotes the health, safety, morals, and general welfare of the Town and promotes the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. IX. ATTACHMENTS A. Vicinity Map B. Proposed Final Plat for Lots 4 and 7, Block 7, Vail Village Filing 1 Town of Vail Page 9 WDS Roo 1H m _ HT w o ' a G rk Ao s ___ - N � __ - V TT - o/ F O \ \ \s z / z U U o. CaB =" ax_'s < — °w. I Lj MOM any pug _ � sb�P'o _i �_> m a 0) TOWN OF VAIL ' Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: October 27, 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 to continue the review of the proposed Vail Valley Medical Center Master Plan (VVMC MP), dated August, 2014 (Attachment A). The public hearing will include discussion of a report prepared regarding the proposed emergency helipad location; opportunity for public participation, and; a schedule of next steps. As this public hearing will limit the scope of discussion to the topics listed above, which are elements of the proposed VVMC MP, staff has not prepared a recommendation for any action by the Planning and Environmental Commission. Town staff will provide a recommendation at the November 24, 2014 public hearing. II. DISCUSSION ITEMS 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 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 Vail Land Use Plan, the master plan will be used as a benchmark for evaluating 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. Emergency Helipad The need to relocate the existing emergency helipad has been identified as an issue to be addressed at the start of the process to adopt a master plan for the VVMC campus. The existing emergency helipad is currently located in the CDOT right -of -way to the west of the Town of Vail Community Development Department and was approved to be there for a limited time period. Recent efforts to redevelop the Town's municipal site further reinforced the need to relocate the emergency helipad to the VVMC campus. The existing emergency helipad has been in use for the last 30 years and a recent 5- year analysis of use indicates approximately 73 helicopter transports a year. The remote nature of the emergency helipad from the location of the emergency room results in a need to shuttle patients via ambulance between the two sites. This scenario results in several less than ideal situations when time is of the essences, including the following: • The time needed to transfer patients from emergency room to ambulance • The time needed to transfer patients from the ambulance to the helicopter • Use of an ambulance for transport when it is a limited resource • The need to stop traffic on the South Frontage Road for landing and take -off • Increased emergency vehicle traffic trips on West Meadow Drive The proposed VVMC MP speaks to the emergency helipad on pages 19 and 20 of the attached master plan (Attachment A). The VVMC has retained the professional services of HeliExperts International, LLC, to perform an evaluation of the VVMC campus and provide design consultation for a proposed emergency helipad. A report entitled Vail Valley Medical Center Vail, Town of Vail Page 2 Colorado. Preliminary Heliport Feasibility & Design Study Report dated October 21, 2014, has been prepared and is attached for review (Attachment B). The report addresses the following: • Need for an emergency helipad at VVMC • Site selection and general description of the proposed emergency helipad • Safety and community considerations • Aeronautical regulatory considerations • Subsequent steps in the review and construction of a emergency helipad Staff Response: Staff has reviewed the proposed VVMC MP text regarding the emergency helipad and has the following comments and questions for consideration by the VVMC and the Planning and Environmental Commission. • The Vail Town Code in the General Use District identifies the proposed heliport land use as "helipad for emergency and /or community use ". Staff will refer to the proposed land use as an emergency helipad in order to remain consistent with the Code. • An emergency helipad is listed as a conditional use in the General Use District. o A conditional use is reviewed and evaluated through six (6) criteria found in Section 12 -16 -6, Criteria; Findings, Vail Town Code. All six (6) criteria are included in the applicable documents section of the memorandum. ■ Criterion 6 evaluates the proposed land use through the review of an environmental impact report (EIR). • An EIR will be required to be submitted in conjunction with the conditional use permit application. This requirement shall be contained within the VVMC MP text. The report does not appear to provide any pros or cons, analysis, criteria for why Site A is preferred over Sites B, C, and D as depicted in Attachment A. • Provide the analysis which resulted in Site A being the selected site. • The VVMC MP shall include text regarding the selected emergency helipad site and a summary of the reasons it was selected. ■ There is currently some text regarding flight paths over adjacent properties and noise in the VVMC MP which resulted in Site A being selected. It should be identified in the report that one consideration in the evaluation and selection of an emergency helipad location is the need for the improvement to be on property owned by the VVMC. Town of Vail Page 3 On page 3 of the report in the first paragraph there is a statement that "off -site locations were not pursued." o Clarify that several off -site locations were examined previously, not as a part of this report. ■ Describe why other sites were unsuitable. The WMC MP speaks to several considerations resulting in Site A being selected. On page 3 of the report in the third paragraph it is stated that the proposed emergency helipad design "meets or exceeds" all the exacting criteria imposed by the Federal Aviation Administration (FAA) and National Fire Protection Association (NFPA). o Include the criteria contained in these documents in the report. On page 3 of the report in the third paragraph what is meant by the statement "at an elevation allowing for proper airflow under the heliport itself"? On page 5 of the report in the Inventory of Current Aviation Facilities in the Vicinity section there is a statement regarding the potential to operate "either of the two heliports" in the common airspace. o The proposed WMC MP shall include language clarifying that the existing emergency helipad will be taken out of service upon approval to operate the new pad site. ■ There will not be a scenario where both pads sites are in operation. On page 5 of the report in the Aeronautical Regulatory Consideration section the second paragraph there is a distinction made between public helipads, helipads receiving federal funding, and private facilities. o What are the differing criteria used to review the facilities listed above? ■ FAA Advisory Circular guidelines /criteria do not apply to emergency helipads when they are private. • Are there no regulations or guidelines which are applicable to private emergency helipads? ■ What guidelines /criteria do apply to public helipads and those using federal funds? • Are there additional /different requirements? • A need to be ADA compliant? • Provisions for notification to the public and neighboring /impacted properties? o Provisions for air traffic control? On page 6 of the report in the third paragraph there is a description of the FAA process for reviewing the WMC proposed helipad. o Provide greater detail on the timing of the FAA review. ■ Do they provide initial feedback prior to or during the submittal of a specific plan for entitlement review? • How is a situation avoided where an emergency heliport is granted entitlements, plans drawn for Town of Vail Page 4 construction, pad site built, but a fatal flaw is discovered upon final FAA inspection? • On page 6 of the report in the Local Regulations section it is stated that the town has adopted NFPA 418 which requires the compliance of any helipad in town to comply with the FAA Advisory Circular. o What are the review criteria contained in this regulation? • On page 8 of the report in the third paragraph it states there is 5 years of data regarding helicopter flights which was used to determine the approximate helicopter trips per year. o Include a chart of this data that breaks down the helicopter trips per month. ■ The goal is to see if there is a seasonality to the use of the helicopter and its impacts • As proposed the emergency helipad would be elevated approximately 75 feet above the South Frontage Road. o Would vehicular traffic need to be stopped on the South Frontage road when a helicopter is landing and departing as is the case today? • The elevation of the proposed emergency helipad has been design to eliminate any impacts on the development potential of adjacent properties. o During construction it can be anticipated that a tower crane would be utilized on adjacent properties which would be greater in height than the allowable height pursuant to zoning. ■ How does this method of construction affect the emergency helipad use as it is anticipated the VVMC will be utilizing the new pad site prior to the construction on neighboring properties? • On page 8 of the report in the Climatical Consideration section there is no discussion regarding the impacts of snow and temperature. • How will snow on the emergency helipad be addressed? • Will it be heated or need to have snow removal through other methods? • What are impacts to use and function of the emergency helipad in the event snow has accumulated on the pad? • How does air temperature affect helicopter performance? • Is there a scenario where the air temperature would be such that in order to reduce the weight of the helicopter, fuel would need to be dumped at the site? If so, how would this be addressed? • Will any fuel be stored on the site? • On pages 9 and 10 of the report in the Environmental Concerns section there is a discussion regarding the sound impacts of the helicopters using the pad. o Provide additional information on the range of decibels anticipated by the helicopters using the pad. Town of Vail Page 5 • What if any sound mitigation strategies can be implements on the emergency helipad? Use of specific materials, coating, and /or coverings? • Are there any FAA regulations regarding sound impacts and mitigation? • What is the definition of "transitory sound "? • On page 11 of the report in the Exhaust Emissions, Dust and Lights section there is a discussion on the exhaust emissions of modern helicopters. o Are there FAA regulations regarding emissions and pollution? • The proposed emergency helipad appears to be located in close proximity to the north and west property lines. o What is an appropriate setback from a property line when the adjacent property could potentially be as close as 10 feet from the shared property line? • What is the area /zone impacted by the prop wash of a helicopter? • Is there a difference between landing and take -off? • What mitigation can be implemented to address prop wash and its impacts to adjacent properties? • Other than noise and prop wash, are there other helicopter operational impacts that should be accounted for in terms of potential impact to neighbors? • A conclusion has not been reached regarding the final traffic improvements to be made to the South Frontage Road to address traffic impacts and vehicular /pedestrian circulation. o The design and location of the emergency helipad atop an elevated structure cannot preclude the implementation of the traffic improvements on the South Frontage Road. ■ A statement shall be included in the WMC MP identifying that traffic and circulation, include the South Frontage Road improvements, are to be given priority. Staff is awaiting the review of the provide report from its helicopter safety consultant. As an emergency helipad is a land use which is accompanied by numerous technical guidelines and requirements it was felt that a third party review is appropriate. Staff will provide the response from its consultant at the November 24th public hearing. The Planning and Environmental Commission is requested to respond to the following questions in order to provide direction on this topic to VVMC: What feedback regarding bulk, mass, architecture, and setbacks, does the Planning and Environmental Commission have with regard to the proposal to place the emergency helipad atop an elevated structure along the South Frontage Road? Town of Vail Page 6 What additional information or feedback, if any, does the Planning and Environmental Commission foresee needing to make a recommendation to the Vail Town Council with regard to any topical area contained within the VVMC MP on November 24? III. 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. On April 8, 2013, the Planning and Environmental Commission the applicant 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. 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 potential use of the municipal site and /or Lot 10 to help address the physical and spatial needs of the Vail Valley Medical Center. On May 12, 2014, the Planning and Environmental Commission held a public hearing to address, 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. On September 8, 2014, the Planning and Environmental Commission held a public hearing where an introduction to the proposed VVMC MP was presented. The Commission recommended that the project move forward with a clear agenda of topics to be covered at each hearing. This would allow the public to decide in advanced to attend to participate in those elements of the VVMC MP which most interested them. On September 22, 2014, the Planning and Environmental Commission held a public hearing where the topic of loading and delivery was presented and discussed. The discussion involved gaining a better understanding of the loading and delivery Town of Vail Page 7 operations and needs, clarification of the user groups proposed to be relocated to the new "front door". No conclusion on the appropriateness of loading and delivery access remaining off of West Meadow Drive was reached. On October 13, 2014, the Planning and Environmental Commission held a public hearing where the topics of loading and delivery, parking, traffic and circulation, bulk, mass, architecture, Middle Creek, and employee housing were discussed. Feedback was provided on each of these topical areas as can be found in the results. IV. 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. Conditional Use Permits 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 and evaluation 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 and 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 ensure that the location and operation of the conditional uses will be in accordance with development objectives of the town and will not be detrimental to other uses or properties. Where conditions cannot be devised to achieve these objectives, applications for conditional use permits shall be denied. 12 -16 -6: CRITERIA; FINDINGS: Town of Vail Page 8 A. Factors Enumerated. 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 development objectives of the town. 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. 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. 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. 5. Such other factors and criteria as the commission deems applicable to the proposed use. 6. The environmental impact report concerning the proposed use, if an environmental impact report is required by chapter 12 of this title. B. Necessary Findings. The planning and environmental commission shall make the following findings before granting a conditional use permit. 1. That the proposed location of the use is in accordance with the purposes of this title and the purposes of the zone district in which the site is located. 2. That the proposed location of the use and the conditions under which it would 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. 3. That the proposed use will comply with each of the applicable provisions of this title. 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. 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. Town of Vail Page 9 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. V. NEXT STEPS At the hearing on Novembers 24th the Planning and Environmental Commission will be asked to make a recommendation to the Vail Town Council on the proposed VVMC MP and amendments to the Vail Land Use Plan. Are there any additional materials the Town of Vail Page 10 Commission anticipates needing at this time in order evaluate and make a recommendation on the VVMC MP? The Planning and Environmental Commission is asked to table this public hearing to the Novembers 24, 2014. VI. ATTACHMENTS A. Proposed VVMC MP dated August 2014 B. VVMC Preliminary Heliport Feasibility and Design Study Report dated Oct. 21, 2014 C. Letter from Dr. Honigman D. Correspondence from citizens Town of Vail Page 11 �� 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. I Z; W W x w i i O N ors O N U Q O N r-1 E c 0 O oO o +' �; 0 4 U U L a o N (6 7 4- C N (6 L `� U t U O� 0 m C: U W c t a E a c o +, °' ro c +, o c= o E> o°'io c E t � 0 3 a; r� o � r� � oA r� °' O ±' 0-0 c m N O c c 4a CL -P C m L a-•' t O 0 �•' f v U r6 O C L D a-+ � O U L C � L +- L- `� O N O> 4- U U L a O Ln C� t U (6 L 0 4- C U U ° (6 a p Ln a>U m l 0� o C -' -+ U t > m a2 � � to aci '� fa o ~ > - o � U •- '> oA O U fa > _ U L O (6 -0 6- 0 U L � N N .- � ,U > `� +' � - t CL L Q Q C C 0 i6 � = •E i6 C •� ?� 4- a fa E N •> '� 0 •L U •> C +� ro U O (n L E w O C: -.P D LP ° .- C' O H ro ro Q ro ra - Q Ln E _ a� > c fa o> o c a W a o a� " 4- U r� 2> O O O� -P x O o X ai ro > vi ro L C E c o tn E w� o U 3 r� C r� = O 0 '7 " o t O �, O= o 'r� c x U U. c 3 �t 3 ram >�> U�-0 a 4 4- U N M 4- C 0 > a (C6 to (6 L m (6 0 > U 7 N 0 C L Q a) N �� N O O-0 m C O M f C r6 U Ln E ro C C U a; t c t a 2 �, 4- fa 0 U (6 C: .- +- Q O O - vI M L L VI > 4- •(6 U a-+ •p V hA 0 4- C .0 -0 U a.., fa Ln CL V 4 c: 0 •m t L (6 L V VI (6 •x > Ln L fa N N i O— U N E In N L p 0 Ln N N v U� O O O 0 E U N � E C� 0 Q E L O O O U (6 N : *' (6 C L vi 0 7 (C6 U> U U C U E o U U hA vUi U 7 C D m U (�6 C U O r6 U .0 L 0 t +�+ O CL -0 ate+ OA -> U (6 U U U H 0 4- O +- L. � .� 0 (6 Ln u U L t E (6 � O O E O C a c c f p U E 0 4--•' C p U O U +' t L U 'n 'n (L6 E` C L •V 7 Q cn t t N U o O t a E U 7 ua 7 rn rm rS �v G P. 1) M C. a� 'C y � 0 F.a Ql a v a i v a v t O v G v v v 0 v O O v O O •V w A i l� N bJJ 0 N U Q O I� r-q I t� N p qA N U .� C > > O C > > (6 N N> N a-+ N N U Q ate'' Q ate+ O E O u ��' o X L 0 > (6 ++ $ O `n (6 C � O U t C C> C C qA (6 Q (6 > VI VI _ 'VI O L a� O t `n Q a N L C .E L X O L C CiA fa (6 0 a-+ E O N (6 t -0 4- (6 u O 0 ate+ N L C N (6 a- m a-+ a•+ O C N R O L (6 (6 4- > M *' O Q) > N Q > .0 N +' O U p O — +' 0 O � L � +' � L C p> H Of � N C N � n U N vii O C N VI N VI 16 L O O O O-0 w� fu O O - +� L t OL � L- Q -r t O (6 2� _� •� E O N C ++ N 0>± U N a-+ L M 4- � C � N O U C O U N Q N .0 C hA O N C O O +� p _ (6 C ��t r� —0 =) r� . p 0��� > o °' > C) O a� N C L . > a�i T >� E L C L N a-+ r j •Q � N� N r6 O O ro O C N O N r6 N 4 ro N N E E N p O C '� C C C N N cn >' O S- VI O N L C C N C O hA C C U L> N x C � p � 7 a— L (6 VI (6 = a : (6 _ •O N C O w (6 to io 4- L ._ > L O— p (6 L a-+ a-+ t (6 L C to ate+ O w X N `� O — Ln N> Q O . "� 0 m U p a..j L (6 c �— O u (6 O L 4- '� L w (6 c C O V 4-' D C m c C m N •� N N> 7> p 0 in C p O t O N O Q ate+ X N-r m L t C 0 a-+ N 7 w w VI W C ++ W H W U m m OC CL 4a t� N U Q z 0 U I� M O +' C °' — L U 0 L o °D C c M u � a) 0 te0 O O 4- + O O 4- a � a+ .- O C Q Q fa U C � U C M E E W- H O ( L Q O� ) O � U O i - r a) _ .� Q N • > .p fa > ra t, fa O v O O ' > ° c o o � Y C W > o � a U O ra U o C � .L CL CL � C L 7 ate+ M (6 0 (n � O 0 a) 0> E a) LA W_ 4- M fa VI '� a-+ > C N L C a) Q N Q M M C: v L O t U (6 v r6 :^ Q OU U F O > hA LL o Q~ U .� Q �' L a C �' > oA C o fa p L (6 a) C fa 4 � +� a) > vOi 0 O U Q > 0 O Q p C Z_ U O a) B O O E N ?� t Q 0 : E z t O U r6 Z qA > 4- > ro fa L +, O O ai i -0 (6 > C C O O a) W a) t a) a� t� �t C a) �_ L U ro 7 +' a) a) O a) +' +' M 41 p 'OA '(6 t� fa O C +� U O a) ±' > C a) L N +� Q C C t J (6 ++ > C Q a) a) C U L U Q Q in O L) a) -r- > fa U W L O a) Q-P fa O 1 'O •L pp •� +� Q fa '� 7 U C c7 to W o � fa � � � a t E 4 � O 3 � � = ate) ax) a) " � � � � o Z U L C C � E> O U Q U> U C a-+ fa X> a) O > Q fa t 0 0 0 ti w A 0 N 41 C VI C a) in N � _0 06 fa U C N VI (L6 OA a) 41 ro 3 a) > fa O i Q VI L C ++ Q (n N _ (6 _� C O > > C ate+ `� a-+ (6 a-+ O x a) — C C: U O U t a-+ O O X O •L a) -0 > L a) O O a) (_0L6 a) — a oC C dA a) C E U >> C N +� C a) O> U O O= O N LO + W �j V) U _ Q Q fu O Q> U L L U U C Cr 4- C M L 4O � � m +' fa > U— •a) O in Q C 0 E OU a a) > C a) 0 t Y ' O ~ Q N a) L �-.� � L (6 VI C >> +� a) U C +� (6 +� L U d C _ '(6 U w a) O C fa m >` Q (6 O Q a) 'ho Fo a i +' > O U O (6 (6 N — C a) C c C Q >' (L6 (6 in •U ,� O 4- a) L L C O O 4- '(6 E OL hA M a) +' : C (6 A C +' O ++ U a) +� C o O a) 7 t >' o N a) O CL rn o U a) t o °' U 0 Q a) '� .� " o D t +, — oA E m °� °� U *' °c1D E D ra D � —' ro o a) Q t a) *' M U a) ro C +, (6 C— O L O OC Q a) 7 O +' 4- C N C r6 Q N (6 4- ' U t U U a +�+ w U t o O 0 ro t O 4- ra U C Q a) C U C O U >,> 'C LL (6 U (n VI (6 a� •L C — (6 r-I 00 O a-' c-I fa a) L 4a Ln O C •� 0 O hA O a-+ ate' I\ I\ 'hA Ol C fa O Q -0 4- a-' O N fa Z ate+ ate+ LO � N N CY) � a) ON N : qA O a) r6 0 a 0— o C hA t C *O C O t N 'in C— a) O + Q (6 in — fa O E C Q Q H Q t U U M U L w J Q a) > C a--+ 'D 0 W> QU W E 00 w (6 a) ro H O • • • • • ti w A 0 N U W z 0 Q z U m _0 C: (1) 0 0 -0 (1) �C: 41 U M 4-1 1 E _0 (6 (6 Q VI C N m C 0 � OC t i •C O O E �, C 4te1 hA -0 m (6 �' J N N +' (6 o a-' o U m 0 +� ++ C m O L C .1 O N D 4- J C N oil Of D-C u o N O Q (� > — N t L Z � =) > V CL 0 m FS C r6 +' (6 0 O '� v (6 > +' N O 0A L N L N-0 O N D U r6 C C N L 4a �_ 4a E N a+ N N O O ' N Z .� N> 4- i6 > (6 _ 0 - ; m N to in N '� t o 4- Q 2 (6 VI C D tn 'L O D O O (6 (6 O O O O C: (6 -0 Q O O C N L •L > O 0 U u N O in 0 'O N C {L ~ O t 42 7 L U U CD OC +' O + , VI m v, O 'Q > C to 0 0 — i 0 N 4- (6 (6 ? L > Q O Ln (1) > p O a) N W N O (6 O .� > N L (6 U C O C O ++ N t N Q N 'L Q O (6 O (6 >� OL OL u 44-+ ,in .> u � 4- J C N Q LL O N (6 U —0 O U- L 0 0 (6 L - 0 C 0> vI > > O C Ln 4- N •> ; a-+ U (6 O .P•. N : 4 L _ in I , VI Q +� L L U (6 - O 0 '> hA +- O > 0 7 o > N Q +' C: _0 C m D 0 U N > > L C O Ln ,C Y C: to U •L C C C VII N N o L .0 3> N C O t U Q N VI U 00 C a) 0,0 � O a� C u (6 4- L (6 N N C c Of � C .� 0 4- 0 �= N O Q 00 p O L (6 O C U t 7 (6 O �� C �� 0 N Q � �— O E m (6 N-o O a C L- .2 >j U - O U > N M 4O 4O U Of Q Q OU N 0 (1) 0 -0 (1) �C: 41 U M 4-1 E _0 VI - (6 -0 C (6 m C N N E 0 � OC C O O �, - o -0 O > (6 O J N N +' in N 0 +� ++ C VI ++ � � N U C C 0 L D-C 4- O (� > N L L Z � =) > V CL 0 m FS C D C _0 Z :) O N W (6 > N N N % C N L -0 t •L (6 U U r6 C r6 Q L 4a �_ 4a E > a L (6 N O Z C L O _0 i6 > 4-j _ N ate,, m N N in N '� U Z 4a 2 (6 o o C O 4- co P: o c w t C: O Z +� C (6 C E VI 0 U u N O in 0 fa N C {L ~ to O 0 t 4- 7 > U U CD LA U in 'O 4_j =) m v, C 'Q > N Z > 0 0 ++ L E0A Ln O N� C O W O U J G a c 0 N a a c k N w i i 0 N bJJ U W O z O m �' 1l ,p�yy ^, {( �P Z ' ■ Q�arr r 0 .► -,� . _ Z � • ES � LU u At LIJ ■ EL Y rr- ♦ + v ♦ > > ■ R rr- ,. r�> >� c —' w °e' 1 ■ Q Q w ° ♦ I-- w m, D U Z uj r j LL Z Q co 0 N bJJ Ul 1--1 rO �-I wl Q z W U O r� V z z �l 1--1 W N N w I O N bJJ U C: a (p O E a- �+ C L •?�. (6 N Q OL hA O 4- (6 (6 C t C 1 C 4.1 (6 ro E C O OA C N 7 L N > D 07 } L L V U m O Q N N O 0 N > L ++ (p C C U a� C _ d 0 0 n •> (6 (6 L D O Q U •Q VI fu fu }i Q 0 X ,� U N E O C p N U t .� C N o Q O � Q 4 N U> N "= vI O U N O O N N N qA a-' O a Q c O Q L IL Zn Q •� U O L fu Q N O E I O C N (n Q N N w I O N bJJ •(6 1 LO L •?�. (6 hA 2 (6 Q , � (6 t 1 C 4.1 (6 C L.L C O OA C -0 L : > C L 4- 0 4 L ++ +� U .0 0 n •> •� L Q U •Q VI fu fu Q O ,� U L .� In C G Zn •� U L > Q N O L ++ O C t Q •O O 0 O p L +O, U 0 O� m N N N (6 .O (L6 a Q> O0 M� *� ate+ ; > N (6 E 0 .- C v = +� •� .- 'n Q 4- (6 O C � 4- (6 pp O o N dA (6 X� O •O 7 � Q C: •D N 0 > N O O *' C •O VI 0 (6 N •c: N> 4- C fa .� Q ++ C a-' p N �n dA > a-+ O dA -j t (6 N .� Q u � O O CL O m N .Ln L VI VI O C (6 C ate-+ Q U •U i i N N OA C_0 C 4L- ?� � U > C (p ++ C Q N VI U C (6 (6 >(n (6 N O N O -0 N E N U p N •� O (6 U m N VI VI L 1 N U u- _ (6 ++ m •U O N C a-+ D L •L i O L ++ N = (6 U L N (6 N > VI X C O ++ 0 -r- ++ (6 +N� +� VI N N Q dA C E C C VI N +- Q O C E (6 t C VI C O� ++ 0 in 0 C 7 N w> O to > O N (6 p N 0 N VI L O U 0 O L v O Q- Q C o t D D O Q O 0� C: M (D t 4- " Q 0 `� U +O+ D 4- N p E E +� 0 U C m L L Q +' (6 (6 L O ,n U > p N N L' � (6 U O U L O +O, L O� N Q +� O +, O 0 Q N 7 U N N Z J N Q L w N � u O 0 N u ru O E N Q v E O U N U 7 *� N +� m N t C O aw C t C N- +� u L -0 C r6 C -0 p in +1 U� +' m O C t n C �D m :C 41 O Q O O N C L —.- : +�, N N Q� C hA Q Q O O> U Q O C Q 7 C L O 42 N p M 41 � L N� O C Q 7 Q 0> N C U N +� > O N U .0 � N N O W L E E c > O O N N O N 0 L E O O a 2 O m O p N C ._ Q O C! v :� m ro N m w N > 4 L U U Q -0 N 41 C (6 4— ++ 7 aa) .E N N w I O N bJJ Ul 1--1 rO �l 1--1 W z W U O 11 z z a w L a� O _0 il p +1 c c N U fu fu 0 41 hA � 4- hA fu > C � � � ++ C C C L- U N .N '> L C L L C L L- 0 o O o N •L ate+ p (6 ao+ (6 N O 4- a-+ LL (6 U (6 N o to 4- O C LA to Q o 4- (C6 4- u > N Q a..' OA .0 O ate+ (6 o L L Q (6 0 (6 O- o C to `� Q C O o O> c0 w Q O N- N - ° c ° c � L D a a `� N U ro O r6 E O O O O O p L L _ C +� to to N +� p Q U ro p -P Q t � O 0 ro o qA C Ln o `� to O > O C' o `� ro L- O N In E U c ° to E o� U a� - E > D-0 � o Q O Ln a� C -C C C L qA Q i6 Q V V L a.., C > _ 4a L U (6 C U O X C U Q U o o U > O (6 = X 7 C C (u (u U In (6 'L to o to C a-+ L N a-+ o Q t o ++ ?� o Q O +- C N o (6 C U> +� : - o E to O _0 (L6 0 Q •L O E � -r (,J 0 ate-+ •� (6 (L6 Q (6 L O 'L � o pC N p (6 (6 hA Q (6 Q O to ao+ oA O Q C m > o C 4- Q to o C m in O Ln N to fu fu j o 0 o,o a; v N 4; 0 U ro a) L U 4, to t .L E �' Q C O Q to .> .O C hA +�•, _ O O N p= N O •� O Q O > 0> fu ate-+ a•+ >, ++ U- o C \ N to >, O O w O U U W L-o L p O ao+ o Q p O E= hA to +, `� (6 O p +' (6 Q '> Q O (6 O O +, - O M C 'L 4- Q c w a� o° a� o o p° .� E Q �' c U o° M o oOfCf cctn� a >— r�QsoU =Q U a p c _C C +- L L, U to N o (6 o O W a • • • • • • • • • • .� U Q O (6 (6 p C Q C w p .L r� E E o Cu M O � o,o � c o m U U C U a•+ C: to H C t N om-+ D o > c O c to 4-- W" 4- a; L ate-+ C 0 0 0,0 •L L `� O 7 to E O a-+ o (6 C C o O> In C o +a N a� p qA > i r6 a� C p Q hA 4- > t N L, E o w �, �, °� pip C c c > o fu qA Q� L C +� C U (6 — C C N .� °U N X Q (6 C (6 to •L +�+ O to `� (6 j O o hA t Q O m O N (6 +' E C 4- - > a•' - to V (6 N L >j O L L .� C >� O w o C Q (6 _0 m to c p p Q W p �, p P o,o w c m z 3 w C +' c c r� o,o o� a� Q o • • �, oA r� c o +' c to c p c to .p C ro qA qA Q m O ro C .^t C > C > U > (6 0 p L C C L X o \ to O C C L C m L fu 0 N Q to (6 C (6 N (L6 m (6 fu hpA U LA ate•+ 0°A O N W U C W N C O qA N O +O O 0 0 QO to O C .0 L O � o N .- _ C m C +' L > O >j a O �' U toil to t � U -_0 C N N U J Q O O D U O w U c U U C +� (6 (6 C p to .� a w 3 w o to .� m o LL ° ° ° LL to M ° 4- W es„ w p E O Q Y u O +' U Q .� o m N .- ri N m N w A i 0 N bJJ Z �4 / � / ¥ 1-4 � � w e Z ¥ � Q / ¥ Z Z w U / � O / / / ¥ 1-4 � � w e Z ¥ ► � E 2 / � 2 2 �ƒ D .q � q � E § �/ ° w 4 § % k ƒ U 4 / > / 3 G¥ / a G a ¥ q q d \ E CL 'f 7 .§ fu u E ± W 'C E § �2 q � ƒ U > 4- 0 » au) 3 1 E In r o._ E 3 2 2 -r2f2 % M § C: \ m � m E E E !- R / / fa / > ƒ . E u w 2 fa 0 \ \ fa Ln 2 E § ° 4- m R t=Q, o / E .� 2 k- Q § § -0 / > § 2 k � -a E ° 2 .- § \ » \ f � ƒ0 � % E ® E r C 2 • > � $ G 3 k.1 O / O cm G 3 _r_ 4A E § \/ k ° / 4 § � § � f 0 a E 2 % 4- � o > q § $ 2 § 3 § k $ / U / ba °U� R ° 4 o N/ 2 o .� r E° o� § a 0 0 °�° - fa fa §: 5 fa 2 �.� E m E§ u o o� (1) § E � \ 4.1 \� 2 f § f E (§§ /ƒ Q- E k k f@ E E E G Q K ° r b >/° r a 3 g f 5@ 7 2ƒ § o u E u m'� r � o U 6 o 7 E -� E D k o+ 2 / / § $ CL £ ƒ •- E / > .E ± ° •� m :.\ a) ? E •- E E \ 6 E � f 0 @ % ƒ § ° z O <» E 2 2 2 at E c � E N:2 2 3 G¥ / a G a ¥ q q d \ E CL 'f 7 .§ fu u E ± W 'C E § �2 q � ƒ U > 4- 0 » au) 3 1 E In r o._ E 3 2 2 -r2f2 % M § C: \ m � m E E E !- R / / fa / > ƒ . E u w 2 fa 0 \ \ fa Ln 2 E § ° 4- m R t=Q, o / E .� 2 k- Q § § -0 / > § 2 k � -a E ° 2 .- § \ » \ f O W Q O U C7 W Q z z z O 1--1 X w O W W qD � v c O ?� E Q -0 CL O L p 4- Q + ate+ '- t M (6 a) hD CL 0 m O 0 p C vi Q dA E 0 rn 0 L m O 0 0 � m c: � u _ fa u OL 0 U w U w Q E O Q E U w O W W E C D) `- u O L O C m Q to ro w t • � qA c - c > *' u X L N O � •� ro U N o Q W p ate+ +� � •io D) d O }i c O O N m E O �..i Z- •O a+ E a+ L C ' L t a E E O OL (6 3 ; D) a-+ C C(6 G LU � � (f6 LL (6 D) (6 > to O O m •Q (6 '� dA D) L a+ O C t O O a •E t 4 O D) t p U 0 hA in O Q O t + +' D) O +' `n L OU D) O N D) t u Q O +' p > U a to W D) N a 0 W-r C a c E X m c OU N O > 4- +' O � c 4J Nq-_ D W XX N vOi D O t N > O L O Q C p C 0 E t C to U a) - -0 D) C +1 E O D) ate-+ O Q LO (L6 0 L 2i 41 CL w E a-+ O U to i N 0> O 0 U Q 3 .2 O U fu `� 4- c O u O O t u O a-•� c O X O a� '0 0 C (L6 U > Q C 4- OD C O D E qD L Q C C � D) in > a) � p 'tn 2 M � N C 7 O p ro m, O C E c O +� C o tiA C c E> hA 0 % a) w U� O 4- O U 4- L L 4- D) fCC D C fa Q (6 C >j �-• (L6 a-+ C VOI m Q C w t •� C Q X D) E O O t D) +m+ qD � v c O ?� O E > u o dA c 0 -0 E L m O X O O C O � _ fa u OL 0 4- w Q E .� E O W O W W � fa `- u O L O +w+ � L O u (6 O E hD to - OA L 4- > to O � to (6 U O N m E O W >� to C C O C D) (6 C C ' L t a'' O OL (6 p � � � (f6 LL (6 D) (6 > to U (6 D) W 0 a-+ a+ •L L O O t D) D) a-+ D) (6 a-+ L O r6 Q r6 Of +' > +' +' `n C t � O N D) t hA C O +' m O > U a to W D) ,� a 0 C C c: hD C _0 .L LD U t (6 ?� m p0 •6 ate-+ O LO 0 c 4- c CL w E a-+ O U O Q �� Q L W O U� +' U c O hD u Q O t u to 0 fu C O 0 C (L6 M Q C 4- C O O 4- qD - N hA 7 .L > C .� D) C O O N m, O C C O E +� C D) tiA C 0 to t 4 U , 0 '� a) w M ) U (6 a-+ > t O .c �� W E co u U •° w O Di w (6 `1 O L O C U W" w� -0 O U t t O OC p qA Q Q Q D) C U' O-0 w fa Q C fa 4- M +- 4- OU w E_*-r_� to O > D) • • • • p 1 O m t 0 4.1 O -r -0 w C a� `� O O ~ c to ' b O aa) � a, o c c = : r5 a� U a� O D) L to D) L O >j Q 2 N —�' 7 a-+ OA to O D) U U ++ p ++ p > O OL C 0 C C v O 0 L p VI L p � W hC1D _ Q C .- 0= 0 0� 'O Q i C D) c Y> U L U Q — O D) > Q O to C C C (6 N — 0 OL O O 7 O > t 0 O C fa t ro .0 oD O O pD E fa C D) = OU O Q (a C dA C~ 0 C C C= to O O - O C O >� C fa fa hA O O Q C i D) fa fa D) O �_ O U D) L j rl •p �' X O O 0 0- C N D U (6 O C O of O W +� C� O O L D) VI fa 0 , fa c c V) C14 t O + Q c: c: ro W hA O N O 4- b.0 X L (C6 fa c Q N C O O `� CL 0 C OL D) O iF C — Cl- to a� c o x a� N O w m E to �, Q W =_ ra +�+ O C O Q Q (L6 >` N i J fa OL to •>, •� t (�6 O i a c aci 'n w o+ c— E a� a� + t N x cC C >. 'X -0 m to O w N L N ++ ro > c C\ O C 41 N N L p M W C O O L -r- 41 OL a� 7 OA a� U •(6 ++ O N *' Q O to >j cl C L 'C : O +' O dA W 7 Q - C 0 � uw a�i a ra w 'o M 0 U U t c c c fa U— o m i U 0 7 �+ UO .� Q hA D) (6 W fa O (6 — toil Q C +1 � hA � 7 to W L C t O • • • W 5 0 U Q m > t% M 41 U U Z � � t Q fa 0 Of Oh - (1) N w i i 0 N bJJ vJ O W O U z r ^W z z z O 1--1 X w w O w W • v V N y N1 � �p �V O in > +1 C to i C � ?�. (6 N N Q 4 to to Q N E Q> (6 U N to O (6 hA ,C C z Vf L r Z x- p-0 L C N M Q 41 p � D L w �'� > N p p C �+ O-0 U• r I Z J l7 W _� �; U fC i (L6 O> (6 C (6 u O C t vI a z z z z �y Y f K p u� O a C > a� ! c � � i i D f N irr v V N y N1 � �p �V O in > +1 C to C � ?�. (6 N Q 4 to to Q N E Q> (6 U N to O (6 hA ,C C L Vf L p x- p-0 L C N M Q 41 p O D L N 4O CO •� > N p p C �+ O-0 _� �; U fC i (L6 O> (6 C (6 u O C t vI C t+ p O C t C > a� Om o C o U rL N O to 'Fu a� — CL C: C C n a a� u CC: co ru O p w w C o _ •r .� — U .CL L a (6 t O C O C C 7 L N 7 O Q .2 0 O ++ N >> U t C N +� C L (6 W O N OA > O to p C t +, O L U O fC C: pA C ++ (6 C t Q to M in 1 ++ U O O C N C in > C C � U N hC1D b�0 C t C O ? ro L — > + N (6 p D U 0 C L O� U +� C N U to m p (6 C E i N Vj D � +, a� � m C p O — O N p L m N O m C N i O U �+ OU L O E Q i Q C— in C in (p N C .OA .0 in '� L QVI C 0 •— U p �..i > t C E � VI N {n m C U (6 O '0 N U N ++ p C C U> •� � p 41 an N (6 D C M m p C C p m C O Q N m CL D cyv .� N (6 p dA p } 41 C p p _ L C — p 6l ._ U C '— Q (6 C 7 +�+ O U Q j m O t 0) N t • — D C: t hA � 00 D N w w C N O C cn H +O 00 Q .� I IM u O U O i t N t O A v H N � U N v � O O � O G v � t� N bJJ W Q z U /^W l--I z 1--1 X W w W W (1) +, r� 'L N CL O CL C Q (6 (6 to qA 41 � � N a N (6 U41 N O hA qA Q C O U (6 X L a) C fu >�� U +�+ C ++ C (6 N O (6 L- (1) n • • 41 txG N C O (6 > u U (6 C (6 a-+ (6 N U O 4- O •L O U t N U C (6 t C N N •L Q 0 Q Q (6 N N t U O Q N N N t C Q N 0 7 cr N D qA C •L O O O a� ro U fu qA � C (u Q C (6 ate+ VI N � O O C C O 0 U ° w O 7 L L O a O N t o a cn t + r6 CiL 0 ro N O X 4- 0 L (1) 4-•i i J L f f t C _ in O D O } C L Q I ° aM � E 0 O 4 — w C C u • x; N in U C '�° O 0 N O U C _0 U 7 > L C 4- 0 CL 4- O N C 7 O '� 'L Q C C Q N O X M U O Q U N -0 N O C O Y 4- (6 L CL U V fa I 0 -rL r 'C — C fa 4- > t > (6 N •� .L 0 .L O -0 O •C U Ctf Q P 4- lb 2 ° L ro fa O > O dA O N JO 4- � in N N O N p� C C> L C G C C O LL m U .O , U O Q N N N t C Q N 0 7 cr N D qA C •L O O O a� ro U fu qA � C (u Q C (6 ate+ VI N � O O C C O 0 U ° w O 0 N bJJ a o a t i J f f N I I 1 p r I u • x; 8 C V; V I v v to ap ' > Kn ti i-.4 lb JO 0 71 ci 0 N bJJ O /W I--I Un V j ^W I� z z z 1--1 X W w w F.- L p U t a) O a) ,±- U O oA O 1 t vi O t fa in a) +, 0 w vi U ro w +' C U p O O ���� a) C °' °�� Cw� 5 o� U��oc +, 3 a) O a) a) > C c o o a o `� Co o°',0 0 OVA '� VI C a) a' O i O O a) -0 �E > (6 4- VI \ t a-+ U > +' E a) qA L a) L a) O > 0 a O a) W O� a C ��° O O > O C fa ro O > a) >, L a) a) L E hA (6 a) N a) O t ON a) 4- � ,> � L.L U �+ a 0 a) C VI U \ � C a) ° a) (6 ° -0 , •- o fa a a ° o M (U6 a) a) fu C (6 a) r6 U ++ +' o +' > C a) o k n o t a) I ±' +' ° o O Y C U p C a) cn C U hA O U 0 .� C a) w m m p in �� L VI C Q hA L U >j a) � L) Y E 4 (6 C `� a) -0 C a) •� .0 a) +' ra a) L U a) M M fu o o ° hA C o N p °) + a) hA > 4+ E_ U a VI VI t L O O C fa O > a) +� p VO p U (U6 fa C: tn a-+ C ate+ O Q fa ate+ fa (6 qA _ L C-F (6 C m N a) � 'L L (6 '? U a) U U a) `� C N C O> (6 a N a U N -Q to OU ° oOC ° ° —° v N a oOc O a-+ a) C C C O L L u *' C t a) C 4- U a) O a) -0 t m a t C N vi a U a) qA 4- L C ate-+ •� 0 4a a) ±' w > L •� a w O a) Y Q a) w 4-j •� }�i VI ° •L L I L C (6 0 V) O 0 C 40J E O c o a) ro °' a) hA ro O U `� ro w L �_ o C 3-0 C: M p Q N U t W C E N- C L fa U 4- t fa a i O E L ro 000 p n= 0 p ro p -0" E o a) `� ° O O C: °�' 3 m a) c a) a) a — � L a) C o -C a) C L ate+ 0 - O 0 C � � O ate+ ate+ w E � �O > ++ ate+ C VI (6 ° hA C 'n fa - N > O U a-+ L 3 t O= aj m E '7 > L C ro a) 3 C- 3 o a 'c > +, ° 4, o o,o o `� � a) m a) L — .� +, +� p x C Y L a hA to C — 7 � � Q t a) N E c >: a) L a) L p a) + U N (6 H a) C •� O t >� a) t hA •L +- O U t +' C U '� 4-j E a C a) 60 _ E — a) a — _ �n x t a) D o E r� U ro hA hA L N +O' C � +' hA N 4- 0 a) hA E U ate+ a C)A C '� C — O .� •� ro •� C >� C ro C u ro C 7 U a) L 4-. 0 C > C 4 a) D = U a) 0 > ro a) ro d ro C - M CL L t O 4- p O_0 a) a) O O t ro `� C �n D a) a) a) X ro Q a o U 3 '� r� C t 3 +� +- � o 2 O t U r� t oA a) U N w A 0 N bJJ G z 0 w Q z 0 U z c� W Q Q z z O x W w W W w A N bJJ E � ro � O C i` O N +' '� L L +� O io ++ +' E N a-+ p 0 L +' fu m N Q 4a _ O •O Q 'L N •� %` Q E L 45 0 4-j (6 — 4-j qA -r- O v C 4- +' 4-+ N (6 1 N +- (6 0 a-+ 4- N U N (n 0 D -0 0 U qA t L Q +� {n C o w C u O O N E O `e CL 0 ±+ N w> in U N L p a• +, N in 4-r - (6 N L C W O cr 4a C N C C -0 —_ O U O a-+ O U C- (6 ate+ OL p m C ?! N -r-+ +' O VI t 4-j fa 0 4r L N L= C N C VI O C L 1 O C N .Fn f CN > C L a) c))- O E U Q" L 4a L— °.� 2 NO,E C: D C a C> 4- Q O E L N �j O (6 >O N > N �O •> C hA 4- a+ L (C6 D in O N C in (U6 N 4- t O '� C ++ O VI N Q' (6 C (6 n 0 U D 0 C N N OC Ln t (6 O m OA (6 U 0 N N O Q E N X fa L -0 4- " U L Q '�-+ 72 ate-+ 0 1 W U O N (L6 LO _ 7 U +� C N VI O U L 0 C +, w 0 C X O N 4- � N •L C m Q N O O U v� U 0 p (6 > .0 L O v M ate+ a L LL > 7 M O ,n N t 0 7 N� X O O � i Q'L Q -o Ln E =_ O L C C ate+ 7 N E m C to N} N C O ro +� Ou Q § Q Q N V) U 'L 4- a O w A N bJJ U w w a h N ti w A I t� O N bJJ : _ w o +, C •E r� L to to — C O N to 0 Q t C —� N Q — - m C : D hA t +� a-+ `� 0 N qA > N 0 U N (6 O U 0 - C Y 0 ?� N C 0> C In L N L > 0 (L6 o N > C 0 a-+ Y N C 4- N N Q N U U +� in > N to N in •� CY) p L 0 M Q a-+ C O t� �F io — O 4a ,� (o U i U N qA to ++ U N 4a U 4- N 4- 2 C (6 0 - D 7 7 N L >j D N C N 4- a+ 0 U U N Q E 4-+ C > N U N L +' . 4a 0 ~ pOp N > 7 aL+ t +a to fa — .� N U : C � to (6 U � N (6 ++ > Cn a-+ W > -a EF 0 Q> C a-' C 0 to � t N (6 -a w> 0 fa aL+ O N O U- U N �-+ C to > Y +-+ Q +� . to C L O L O C 4- OA Ll t t U ro w m +� O 4- U L N a� 0 _0 C t > O �-+ O W 0 J +' 7 D 0 — 0 U >O m (6 N O +� 40+ C +� C L � O O U � hA C N N " 2 N> U > n (6 L -0 0 N 4- 0 'n 0 N N ,n N C to > U ro ro LU Q ro .p U fa U t � 0 > > D m to t O 4O to L) +' 7 N o0C 4- to G fa C C C N D> U U O N N� _ C � 0 N 0 fa O O +- r6 t > p ro N ro N fa t L 0 C) O C +' C N (n (6 Q C U N a-+ 'L C - C C: O L O 0 0 N t +�> C �, C t]A ate-+ (L6 � j 'U O�> 0 U +, N C 0 t hC: N v`ni t 0 C a O 0 0� 0 0 i .L U N to N N (6 0 4-j (6 L> N OA E U$ (6 7 O U U 7 O Q U U C: Q N Q > ++ > 'L W (6 d to Q to to to (6 V LL (� J '> a.., � ++ E U N qA LL (L6 J C U 7 C fa +�+ H hA N X (6 tail > H Q N d Q Q> U N • • • • • • C n to D (n -C a� C 0 '� L '� _ —_ t U to 4- a� C D N ++ > }-j?�. ' N U a-+ D 0 •L E O >j (6 +� Q Q 0 L E � N N to (n (6 N L p 0 C U 0 oC 'L � O N •� to N to 'in 60 4 O U — N t U N U N t to $ C O U O 4- W r6 +a hOiD r6 0— _ > ra j *' C VI > 2 C N C to 0 N 4- C �' O N L C ro > > 0 C .0 (6 0 L °' to �, a U N > OA N c a) N D N— U 3 to m ''' a� L - L. d +�+ 1 :n 41 Q 0 +�•� ate- tail U N 4� � Q (6 =` � (�6 +�+ O CL U> .� +' 41 N> hA C p L 0 ?� N to C� C v *> L1A *L O ro L 0 N C t U +� ' N 0 U 0> L w +�+ 0 '- �O to D N O N N O 4- N to Q t to Cl- C .L ? to c > a Ln J t t o o 4 H U D t > 4- L oA t In In L O U O > +, N 0> i6 L a� (6 0 C •- N to U (6 0 U (6 � O N U O D m a C hA > •L to C to .E C (6 to — (6 t 4- C (6 hA C •� C: -C Q W N N N > ,C L Q O U 41 Q LL — E 0 U U U U U >j N > 4- fu H N to t N U Q U C +1 41 (6 0 C 0 U 0 ' +- W 41 N> to E (6 0 Q N (6 (6 hA Q OL W p � L qA v0i > N 0 i Y r6 � •0 N t OU OC > N .> L Gi � .- N L p 41 N fa N OC L C C D to C --0 C (6 Q > U D 0 to 4- L >j 41 N 41 ~ 0 dA C LL .(6 +L+ O v _: C dA N to w N> C w 0 — (6 '� VO = � -0 r d � (6 O C O O .L N ate-+ .� > U LLI C w �X lO N E (6 ++ Q C 0 L O LL -r a-+ � 0— 4- to 0 m 4- 0 N Q C C °' o 7, 0 r6 Q C W .� r-I W p J 0 0 J C m I- 1 L 41 L L.L N ti w A I t� O N bJJ / w w ¥ � � t � f o E e / � (1) 0 § k CL fa 4-j » ® o $ 7 •� C: C: 2!� 3 E : > o / R @ u $ § LL w w o -0 4 } �� ± CLD 2 R U § ± § k d u t o U ¥ 2 � o � . . - § 3 E Q f Z > 2 ® G u \ 2 $ E .E § 2 ._ E o E » 7 >2 u 03/ > §'� o o w kC: c U k # 2 a u D u # 2 u t k § 2 £ •a 2 o D k fu P $ 2 P / fu M a r / L u w D / 41 § ƒ < 3 r Q w o t � 3 o E e / � (1) 0 § / fa 4-j 2 & 'a $ 7 2 C: C: o 2!� 3 E § / § o / R 2 d u $ § M o -0 W } t � 3 § 2 / § f a 4-j 2 & 'a $ 7 2 -C q D \ o k E R 2 d u $ § M f > W 3 U ± •e 2 R U - § E � o § o § 3 [ > 2 ® G m $ E .E � ._ E o E 4- ƒ §'� o o w L c U k \ & \ f U w w a h +, a� C t (1) -0 'n r� L +' oA D °' t *' O Q Q D U 0 t O t Q > Ln 4 — 0 4- > O C U C O p U C L o �� a� C O O� t + N O E oc 4- 4- _ L o-O C N u O N C a-+ O om - m O Q O 4a U N fa O C C m +, 0 0 t O O p L >> 7 w Q i O N O O m N 0 C-0 N" O ro > Q O > N OC N N?! C O in 0 0 fa U C L U C _ > +' L.L > L U 4- 0 O C tail i O ff-+ > Q Q p O C" C N O U p 4 p E (6 O O aO+ U C N `� U D C 6 O D 5 L Q (D .t N aO+ m o m C: VI L N U (6 0A D N � ~ N > vI O � (6 U (6 (C6 t ro t N- 0> N C H + Q Q-0 m L N C (6 a- 0 1 L D 0 0 : ro in in ro qA C D in 7 — +- C> U Q C O 4a 7 C (6 a�i m 0 u p O u o 0� o a) C 0 � Q O> t +O, N OU p 4-� i Q toil `- U C .P C N N +� N U Q dA N U fa fa — C 4- 0 N M> 0 0 p C 4- O r6 0 C- ro X hA '� L p L -0 p O N Q O Q p D� N fa L N O H O Q 0 O-0 (6 N in N O� O + O Q O H N O� �m� m Q w +, C t u O U fu vi U U Ln N L C p O O _0 + N > m + O -0 hA N U 0 0 0 2 OC U O N N p� C in m N -0 CL O O N 0 O~ - 0 C O c L> O C 0 Q O a� O C +- N C O +a N L C — N U LA O -0 Q— -� N� C p 0A > LL ' vi (6 N vI N O +- O C 0 .� iiA � V � > iiA D w L U L r C � .L > Q hA p L 0 4 O O VI > ul C +� U 4- i {n " t L (6 (6 0 m N -0 t O N N M - >, N H p 4- N N O +- O OA +- N (6 Q O C Y ate-+ D D ? O m L C 4- N N +�, J C N +' O +� 0> L VI VI O D U N N C.p 0 C 2 r6 C Q O L N (6 N U N O N +�, N hA L +� O N O `� hA vii r6 N r6 U N L=L N- N '� N t L L � N C O N D � C Q U U C N D •O +, : 0 t r6 O N— O O N +, N O Q O O 2 r6 D O t O 4- in w C O Q Li _Q N� a+ U (6 > 4- O U (6 N C L� m VI O N O OA ++ - 0 7 N� C (6 U N O (n (6 C U +� N C C (6 L p Q .� 0 C _ Q (6 N C m> > N> 0 BUJ > — j \ LL - U N L N N 00 N U t 0 0 U O Y M 4 p 4- � N M O t-0 O C-C 0 N 0 '' +.� VI ++ -0 Q r--+ � m C L (6 M ++ Q Q w A i t� N bJJ z x L! L +, o a) VI L L w Q w �'.i }i t VI Q in c p w ro Y D L � (6 Y E C U Q L L Q C C — ,� ro O O C4 mu E 0 u in 5) E : L � a) 2 oA o fa CL C: C: -C fa in C in 0 C vi D C° Q +, D X ra a) L o f m hA �, .� Q t o a) M fu 0 ro L }�,� ° 0 0 Q 0 0 Q C L ° > 0 E ro �o ro ro Ln m ra o ° 3 •Q Q C m E aw C w 42 > O Q in O D ru a) L Q in r� a) o ° a) L ° `� tvo a) 5 > — Q 0� o C U a) W o a) o L t Q E E o m I L �-•i O �..i L Z L Q a) 7 fu w c: E t O -0 O ° O o O O 0 0 a O in > N L ra O m 3 a) E ° a) C+ U Z a C Q L O ro > E� C o C Q E N ro X ro in hA fa O O U Y H A a) a) `n U E o Q a) U ro t L a) m Q t ±� 4 t a C a) 4- a) a) a) a) L O in d m O QQQ a C: c7 w V�j t � > m m (6 O a) fa i 'F ate+ m � >, U U +' > L.p Q Q Q �� O> Q ro E A Q O Q 5-0 o o E a c m e '� .� ax) a-0 w Q> D Q" u S•, w A 0 N bJJ w •VI u p L fa 4- C �_ O C H p a) °) a Q c W � VI E a) a) hA o a) in E X N o a) 4- VI in (6 C � C Q awi ,L U — (6 a•.i (6 D Q +�+ •� ,C in >j O VI E a) (6 'n (6 O cr U O (6 +- a) O 0 C 'Q .p — O = : O O Q L (D a) X U� C C O a-+ Q (6 •� a) 1-0 in O Q > O > > O (6 (6 O rr� O a) 0" O a) U C Q a) L a) tn a) O +� Y L N L (6 7 a) � a..� (6 C a) U a) (6 p a) Z Q a) M.- N •� -0 O (6 � +� -0 p a) C O O N L L O qA Q C ° a-+ q- (6 > > 0 a) O N O Q O OC Q C (6 +� °_0 i (6 4- O 7 C O a) C C .. N C in O a) in Y = i 4- .L in C: fa O C: N 2 (6 O Q Q fa (6 > a+ ate+ a) O Z a+ fu C-0 fa -C a) O E 'L O L O O O in E Z ate+ a) ° a) Q (6 Q .� Q (6 O a� VI N ++ in U in C a) � L O O a) L in .� C a) C a) C O � a) a) a) a) O ±'' +-� O L OA C .L a) O +' L O U (6 (6 (6 _ 42 U C C a) a) U° ro +, m w Q Q Q ° 0 U Q Y_0 a) 0 a) >, -0 o (L6 hA L a) 7 0 N C O C D D in U .� .� .� 7�� i E C •- fa Q OC in in (�6 vOi p +� N O N •O •Q •� 4-j in OLL _Q in a-+ Y O O L p a) m m 0 (6 4- � a) L � a) •C W U ro Q ro 7 L U a) 5 a•' a) L a'' '�+ •in VI C: p ate+ in ate+ LO a) O VII ?� Q E C " VI N u o C-0 fa 0 In _ (a a O U E'5 u � a) L o 0° J U C C u 4- O U a h1D _0 a) o O U G 0 E 0 C in O a) O `� U ate+ O C— O o p Q a) = U 0 C c.) L 4 qA VI LO VI C a) O 0 in ±' U ,s > fa VI •� > � (6 (6 a) (6 0 E E Y Q a) � p —_ W o L a) o o O L t fu o o _ a) a) O U 45 2 E 0 Q 2 2 � 07 E 1 .� H O O N 4O ro 4O - � .S ro S•, w A 0 N bJJ z x L! S-a ti w A I 0 N bJJ ° W L (6 N _ 4 +, a) O 1 (6 E C 01D 1 E a) M a O O Y C Y C1A E O O +' C °n O O a) C a) vi M :(n a-' m w M m hp C a) M a) a) a) E C1A a) a) p E (6 E C1A OL a) + a) 4-j U L +' a C a a) a) L C O .� in +� a) ~ O L � > +� � 4 4-j Y O M o O C u o ate+ a O a a-J iS - JO -0 a M — C1A +' a) (6 a) x Er C X U - (6 u a-+ M a) o a) Y (6 a V Y N O C w (6 (6 > C .E U *' N a) .0 C, 1 a) M -0 -0 p 0 a; -0 C w _ N ON a +, U m u Z '� O a) � hC1D U-0 O t 0 7 O ro C ro a Z C m C m L a) ate-+ •vI a C •� C •� a C ro . _ L: L (6 N U (6 m (6 0 t a) E u -0 a) aa)) a) (6 _ L -0 iS a) to L o W E VI �1 'Fn L O M X OC — m O L M> a to � C (L6 .� C O a) O (6 O >, L O a ro C C w C C o Q (6 U C a) •� C1A o Q 41 N N O +� a) a) C1A in (6 t]A a) 41 t]A U D — ro E Q U C a +� L (6 a) 4- C O w a) VI VI a) VI N Y O! (6 L O Ci: C L C (6 a) +u Q (6 a a) V L L a) U (6 L (6 4' -a E O > (6 _ U (6 `n — (6 a w to t Q (6 Q O E O a) 0 V O L C p �+ O —_ a Y L 41 C a) L in M L a (6 1 -6 C C � L a N _� C — (6 a (6 O a+ N M °�1D u o a) > E (6 • O (6 O a) C1A m Q a) 4- 3 hA C L O a m {n C w m N U a hA °'° " 4- � *' U w _ r6 O O 12 Y a) a) in m in O C in � C O a) !Y 0-0- t i �n (6 ate) C L C1A a) (6 a) C �i a) m +� a) a) a L (6 in � >j D ?� a) j L > Q Q v O in U C cn > t O D O L O . m L m O C >� O a-+ E O C O m •� —_ •� a) C u Q O in m a L t C a) C- •� � a a) ;_ C O a) .� L a�i a ro O O a +' a 4- UC 3 M Q C X (L6 a) 4- p0 U C a) N C O_0 +O_ p 7 U O O D t C VI C) a) (6 Y C a) -0 4 a) a — L U C Ui � C U •(6 toil O °'� t (6 a) lY Q a) t L c.) t a) C m E c.) O m VI a a a) to > O O N O C a 0 + C L C a) C t •O m O in C > � M L m `� a U > a) °C'D E O a) a) a) LA a) a) C O '� C U •a C w m O O o a C L O (6 N u 2 w a D C a M O 4- M a M a O a) -0 a (n M M S-a ti w A I 0 N bJJ L (6 N w 0 4 1 C uj Y C Y X ate+ O a) U L m +' a) :(n a w z (6 a'" t U E C1A a (6 a p E in a) 0 , a) ro U > hA L C a t N Z a) ~ O L � > U D + > a C1A C i in U o * `n 0 '� hA u o a C O hOiD L m C N a) C1A C L m a) to pA C x Er C X U - (6 a-+ M 4- .N Y (6 a V Y a) Y M w o C a) > E M a� .0 C, M p 0 a; -0 C w a N ON a +, U m u Z '� O a) � hC1D ++ O O t 0 (6 0 a) O a) C> a-+ ^ in a Z C m L a : a C in CL ro . _ L: t a) E u a aa)) `� E (>6 a a) VI �1 41 O L O OC 'L C E a O C a) O a) O 41 N C >, O a ro C C w C C o (6 -0� O 41 N O +� C a E t]A 41 t]A U D U ro E Q a) (p X L (6 a) 4- O C VI VI a) VI N Y O! (6 L O C a) C (6 a) +u in (6 a) a � L U L (6 -a E O _ U �n — (6 U 0 w O Q Q Q O 0 V (6 E O Q p a) a O '0 4- U 41 C a) L a) M a C 1 -6 — a N C — (6 (6 O a+ N M Z LU u (6 > 'n to , 1 _ m U hA C L O a m {n C w m N U a hA °'° " 4- � *' U w L r6 O O 12 Y a) a) in m in O C in � C O > C !Y 0-0- t i �n (6 ate) C 0 C1A a) (6 a) O Y a) m > a) L C1A CL O `� m a j > Q Q v in U C cn > t O D O O . r6 > L +� a hA D 'x O w Q in a O a a) ;_ a) O a) .� L a�i ro O UC 3 M � (L6 a) 4- M Z C a) N U G C a Y + 1 t °'� a) O O ° N m O N c n Ln N � > O U toil O °'� t 1 C t]A lY Q a) t > U a) a) L 41 . S-a ti w A I 0 N bJJ n H 1--1 W Z O V W J W N W H N 0 a J W 2 0 a J W Z N X W S-a V w A O N L L a) D 0 Q - t0 O Q VI a) Q ate+ T L O a) 4- a) > a) VI (6 U (6 4- 0 '�,� C +, Q C fu L Q C a) VI C: a) VI a) t H (6 7 O L ate+ E a) C O O Q U Q C a+ aO+ — ate+ C C 4- 7 L a) � w U� dA Q � w V Q 4- M a) a) ro W O fa y o o oA o C w 0 O 0 _ O o a) O O U Q U C O vI Q m a) vOi O O 4- (n a) + Q L O O L a; L a) � 4 -� V) M O +- > CiA �..i C W O L U V t (6 O 0 L W 0 O C .� VI u m OL o W �- -0 O L M D_ ate+ (n L + in C ) — U 6 U E . N C: O +- O +- C: O (6 N > O D O U D a-+ >- 4— U a+ C L 0 '0 i Q a W c 0 a U O O t v O O i Cl- 41 CL N N E L L _0 ° 0 O fu � O p O 41 41 N 0 a) t Ca) ) 6 > 00 Q _r 41 _ 4 O 4' 4- C U 4- fa to a) fa a) c ra E .0- 4O � •� -0 > +� fa a) L Q '� C 4- a) t U L C a+ M C t Q Ln a) O C Q OL ++ t > C Q > D O a) O W 0 O Q Q r6 (6 +N+ p 0 a) fu fa L U >� O N C C in t a) — a) f J Q O >� C - L a) a) I� a C w— a) � °� w C N m E C— N •� O a) O N -C-0 fu 0 > w L t (6 L c.) a) O C L o M L a) � t a) oc o p U +� C a a) C a) E +' n a) L L C Z �, a) a) �, a) O a LU t w a) C C 0 O cW.7 CO j 4a '� vOi t o (6 a) -0 (6 a) p r6 U " C Q C in a) C p C •O a) C C E CL C C U a) a) Q in ro O a) L t +� O In L O C t ++ t (6 a) u u L (U6 C 0 (6 4- 0 � >. °L W O u C: �-•� N a-+ _r a•+ Z C > C C O m 0 �_ (6 C C t> in O a) O -� ON 0 VI t (6 (L6 C E 7 0 C� +' t a) > a C W H O O C: C a) O pA (6 a) .� L C _0 u O Q `� 0 Q C C C O C a) C L 7 a) L— C a) CL t a; a) J U U a) .p m P a) t> w o ro U a) N L ro O d .� .L ra O p D '_ C C-r- 'n ro tvo tvo L a tL O O (n — (6 - > o (6 L p a) 0 0 0 4- (1) (1) L (1) O C > p r C OC O Q (6 Q Q 2 (6 m Q V) U L U (6 O fa > L w A t� N ors O W Q z 0 U W • N ti w A i 0 N bJJ 4..1 O o i N O p O O D 4- •� ON U r- 4O r6 p C p E> 4O U> O p+ hA O 4- E Er o 0 O � E p -0 a•+ • p L p L r6 L O VI N ^' L p Q Q p C U L a c p U � 4 N ++ p ++ O OC 4- M � X in > -0 m O w fu >` w fu p C: O p p C f E (6 4••1 Q {„ U hA p 4% in p U .Q hA > fu U L P O O E +� to p — N t -0 p >� p >� m OU O -r-(D-0 O m N — O c •0 C ro -0 C p .- to p a.., > in L p L r6 +, � O t U •Q L N> C � p— to 'L -C L p N C O r 4- C +p+ Q U O _ D Er p i _r_ C C C 4- t p 7 p fu — p vI ` N> C O VI ++ Q hA vI O 'n (6 O U N N t U p O a"1 a-+ C U O C t (6 (6 t C fa p vI j Q w C > C m p VI p > Q hCA a'nl p (6 C: ap+ •p p O p p p p p U N a•+ p a f, ro E U C C in O > C Q > M a• a'.1 p 'L N p > E E N C .0 > OL O (6 O O '7 m Q-o C � p N U U : C C O N > a p 7 C OL p L p N (6 >, VI m L C p N E E t r�6 C O O O O 0> N O N p O N C -0 B O N t -C L >- O � O C � Z U p O U r +' - N p N E v O ' C O 0 p Q > Q u fa 7 p p O U +- M C O C p-0 O o a C _p p O 7 C w a p 0 o O E '" 'L '5) p ra - W -0 C t m ra 2 w ra E °C: N (6 � m S L N U �' fa -0 N C Ol 00 > N > ��'' ' m t Y : (6 > U � D O L C N O d— 4- a-+ a-+ ate-+ 0 �' C E L O � > C N N .- Q O - p a•.1 p a•+ Cr m - vi C ,� O E E C +, ro � N H U p > O E UdA N o U X p p W C C p E Q O C � Z Q D� + O > a' p O N L (6 O O C N— C X p 0 p O X '- (n fa +, 0 Ln +- p- +- a U a p p E Q> r- O-0 U p N w 0 +- VI N ti w A i 0 N bJJ 4..1 O o D 0 r- (6 o« -2 O C-0 p o 0 O E to « U -U Q >` `! c 4- O w >` p p �� p C f �m M U 4••1 U U E p 4% C O U .Q U >� _ C 7 C — N t (6 Q C � O O .0 O 0 C O c •0 L O Q p p .- to p O U +' '� +- U a-•' .� L m ++ 4- p D Q O (6 L D Er VI N fa C C C p ++ p p VI ++ a"1 p0 'n C p VI p > C p (6 ap+ •p O Q p p p a-+ N OA U p N w U C C C C: O (6 > p p U '� +' (L6 (L6 C O N > O N t N O L O L > >, VI m L C p N Q- E t r�6 C � N O 0> N p O N C Q N t N M +� +' O :n +� 7 Q t Q E Q u fa 7 O ~ O O C N p 7 C O C N O E '" 'L p >` '� U Q C (6 (6 � p 4O U W U �' 4- O 0 Q� a� O VI p •C O ++ U � O d— -0 0 �' N E L � N N .- Q p N p a•.1 (6 Q p a•+ Cr +� L - vi C J E E C +, ro p N : , ro p f vI 4 +- N m E X p m E p p +� 0-0 a•.1 N O -.P •L O L p N o \ O co: 4- VI N C N— C X C X o ate-+ fa U to a+ to C >� 7 (6 (6 C (6 VI p fu OL OL O O L 4-j U .- (7 p 4-I p 0 p U C C L L O L p C VI N a•+ 4 U C p C Q Q m CL z a 4-j f u o > O Qom+ m Q H o p p ro hA x u- m vI (6 O' U p_ p p C p O p in C p (6 O C O- .� C = (6 E p C `n u C D .� p E — `-j p O m p M > Q U 'n m t L p E W N Q O M p O Q N O w U CU C 0 O a-•1 4- N to p 'n Q O O L t Q p Q •- in p 0 L N +' C O O (6 in U fa .O Q E N E ro Q 4- 4- O Q > U p ro C m p C N t O p to � to 0 � 0 w � t U N (6 W U� E O L Q a U> M O> 4- H U +-1 � N N ti w A i 0 N bJJ z 0 wl Q z 0 U wl x • 4 a-+ N U_ N_ C Q L Q (6 E o E a C M o CL W 4- C O qA O O 0 0 LA O U M N E L N w +' C N N � O � N � 0 } 4– C rl O vOi 'x co r6 O N C U D 0 O 7 C dA C Q N O C (6 > .x M in C U x L N O N - U N N (6 Q E (D Z Z O N w N Q W Z W D 1 ( U ?� _r_D> 4- a � 1 L L a) M 0 Ln D _ O cr Q O M L N U t E r � •L Q Q � t N (D ±' N N C � N O C in O t 7 Q U_ E •L L }1 U O � � N 4- C O O ±' C t O VI M a-•1 C: U m Q � (D � L- m (D U t M }1 M L U •L m In N � C >- (D m N Ea-+ t O C 0 U vOi > C O O C N C U Q M O N � > m N t qA U C �2 to C O N t O N O Q O Q N qA C M U N w i i t� N bJJ VI !E E U 1 1 4L D Q% in N O O N U O 41 L U +�+ 7 U _0 L >� O t Q Q E N U (7 dA C O C O �_ _ J �, 0 Q a L O � = Q +O+ to 0 +� 4- +' C U vI > 7 CL Q U C 1 0 Q O > O N C 4 N 4- t 7 0 in E C N O ro E °a a U in (� OU N N C O U U Q N L N ++ tn U O U C O = U J U E Q (n M > O +� M( L t U Q (n t N Q in (6 .Q C > 7 > 4 vi - N �_ M U N O O 4- hA P L N (6 U O D— M N O Q ate_ D% � 0 C C Q~ N m 0 >— r6 t +' • (n m O -0 N M U O N N qA O O Y > r6 O `� O w C C ate-' Q C O U O J m O N O x 0 Q C �_ O O C t +' hA C vOi C a) Q 7 a� (n Q N — to 0 +� 0 1 O hA in pA U (6 r6 C w O U > N L O (6 O N N N w L C L Q C" C N rU6 +' hA t 7 :� N O in C : 0 C N 4- N `� O N a N ~ +' Y 7 C N to to N 7 to N Q �n 0 w u Co N a .0 C �_ O M a •O - O t O N ++ L Y °C C O CU Q t O O N t M 0 -0 > •L N 2 ro +� N L) C 4-•1 N 1 C m L � m N> (V O�> +' > U > L N L O N 0 0 0 O E (6 O � 0 1 C 0 Q L Z U i C +� N E� N L C O +� M (6 Z Q �O L D O N N N N a-+ > N O ate-+ � O Q a-+ N t a a'.' t M +�•1 t (L6 C +� (� hA C 4a a) cur 0 O 0 t 0 N t �L L 0 .X •� 1E am) t 0 N � 1� O (6 C L Q Vi 4••1 N D L = M ._ O 4- r V 4- a•+ Q .- N 7 4 a-+ N U_ N_ C Q L Q (6 E o E a C M o CL W 4- C O qA O O 0 0 LA O U M N E L N w +' C N N � O � N � 0 } 4– C rl O vOi 'x co r6 O N C U D 0 O 7 C dA C Q N O C (6 > .x M in C U x L N O N - U N N (6 Q E (D Z Z O N w N Q W Z W D 1 ( U ?� _r_D> 4- a � 1 L L a) M 0 Ln D _ O cr Q O M L N U t E r � •L Q Q � t N (D ±' N N C � N O C in O t 7 Q U_ E •L L }1 U O � � N 4- C O O ±' C t O VI M a-•1 C: U m Q � (D � L- m (D U t M }1 M L U •L m In N � C >- (D m N Ea-+ t O C 0 U vOi > C O O C N C U Q M O N � > m N t qA U C �2 to C O N t O N O Q O Q N qA C M U N w i i t� N bJJ O N W Q z U W x (6 Q D Q fu U N t O 0 C (1) Q O a C (6 C O S•, ti w A i rl O N 4- E N > N L Q (6 2 0 0 O �_ C C O O W N � Q C m L Q L L IO Q VI VI � a-+ fu (6 N � H � � a.., (6 �� a-+ - VI N (6 Q > O O VI dA ate+ N N qA 60 O O N 6 (6 > C � m C N O Q Q 0-0 E Q L C 0 O 7 N Q ate+ C '� m N C U Q L U U E U r6 > O > 0 a D (6 � O Y N N O Q U (6 (6 E — � hA ,- U D +' C hA E> E O 7 Lr O a) r6 t OU O �n O 4- L 7 VI 0 fa U fa D _ O D t t (6 D t O U O 4- L U U � C — +m+ = a-+ ' 0 t Q C O C E C: -E O O 0 Q U > Q 0 O ++ C N t 0> U a•+ N C N C VI d � 7 Q > N t CD � •Ln fa ro Y> O L O �.., > > .� .0 i6 L C U O to L N N 4-•� 4••, L C Q O C CL (6 O fa U (6 m Q O N C O x _ C 4-���, O L m (6 Q 4- o m u N ' � O L C a-+ U io N a CU C L � — Z 4.., •� L 'Q 0 > Q Q Q Ln 4- 4 O qA a� O a•., O Q m C • (6 ++ O Q� �-• Q L Q 4.., E (6 Ln L L 4-j a+ +� U C u -6 L Q N 0 hA C O U O> fu N > N t m a +, > in N �, ?� r6 Q C 1 Q in N in Q N C O N a+ O L N E Q O 7 E +' N O hA L Q ,� (6 E O O 4- N OU Z7 H .� Z N U N U N O 4' U +4a `� 4-j 4- N N E U N N U> O t 0 O v> > C L C in O N +' hA > N N > D t Y C C +� ro C O N O CL 4- E X4-4 -o� > �.0 m �,> �,� ° "u 4-° U�� hA O aC L— O �� O O 12 U CUC G L C: Q Ln L i6 � —> -r- o > a� L (1) � hA (1) � C C ++ `� (6 ++ O a-+ — t a•+ O O ate+ C N Q t VI C (6 t L (6 U O N N � C O w N w a-+ O t C in ++ m a-+ E o M O •E L a-+ O M a.., U N +' 7 N ±+ •O C 2 L O 0 in H N hA N L vOi L p OU O V C `� 0 O •7A 4- r6 0 C O Q � C CUC G i6 x U cI Y U O >� +� d C VI N C C O— N J (6 O (6 ?� Q > ++ O> a 'n L x 4 N C L ' VI Q m 4a C > O Q t in +N 1 O Q a+ Q N Q C C: N CL Q O (6 � (6 O N i ° Q C (6 tea> + ; N z a � o D L o D a+ Q 4- C> D o �+ JN .� J = .� 7 `� a+ C o D o' a+ a °' a -C +� r� O� ru a) w 5 +� a > > LA fa > c �, ra E O 0 Q— 0 O D C: N >: in aUi O D a ++ Q U (6 >O X C L Qom-+ U > C J Z— C Z (6 ate+ — L VI (�6 7 (n +�+ C LJJ •- -o E N (6 C O t +�+ Q (6 Q C 41 Q a U 7 U G1 � N > N E J> C (6 � Q. > C Q C m C N N ++ 41 0 N ate+ O O L ++ Q (f6 O_0 > .0 ° Q t U > 4- > Q � w Q� � 4—' C (6 Q D Q fu U N t O 0 C (1) Q O a C (6 C O S•, ti w A i rl O N Vail Valley Medical Center Vail, Colorado Preliminary Heliport Feasibility & Design Study Report Date: October 21, 2014 PREPARED BY: •�H A..r --ERTS INTERNATIONAL UC. Veteran Owned Fcrmer7y Raymond R. Syms & Associates and Operated Aeronautical Consulting Services 28 Baruch Drive, Long Branch, New Jersey 07740 Phone (732) 870 -8883 ■ Fax (732) 870 -8885 Web: www .heliexpertsinternational.com ■ Email: raya-heliexp.com A 1i �'h-.1-11�vflc[DTS "T INTERNATIONAL LLC. Vim. —Owned Formerly Raymond k Syms & Associates and Operated TABLE OF CONTENTS Section Topic Page 1 Purpose of Report 2 2 Background 2 3 Heliport Site Selection And Description 2 4 Study Determinations 4 4.A Inventory Of Current Aviation Facilities In The Vicinity 5 4.13 Aeronautical Regulatory Considerations 5 4.13.1 Federal Regulations 5 4.13.2 State Regulations 6 413.3 Local Regulations 6 4.0 Preliminary Site Selection Criteria & Evaluations 6 4.D Safety 7 4.E Community Considerations 8 4.F Current Airspace Utilization & Interface Issues 9 4.G Climatical Considerations 9 4.1-1 Environmental Concerns 9 4.1-1.1 Sounds 9 4.1-1.2 Exhaust Emissions, Dust And Lights 11 4.1 Findings 12 4.J Recommendations 12 5 WMC Heliport Site Selection And Review Process 13 Exhibit A Evaluated site locations 15 Exhibit B Touchdown and Liftoff Area (TLOF) Illustration 16 Exhibit C Lighting Illustrations 17 Exhibit D Windsock Illustration 18 Exhibit E Pilot Briefing Sheet Illustration 19 Exhibit F TLOF, FATO & FATO Safety Area Illustration 20 Exhibit G Extended FATO Illustration 21 Exhibit H National Safety Council Letter of Verification 22 Exhibit I FAA Approach /Departure Airspace Illustration 23 Exhibit J Surrounding Heliport Airspace Illustration 24 Exhibit K Overall Approach /Departure Airspace Illustration 25 Glossary 26 References 29 HeliExperts International LLC ©2014 All Rights Reserved Page i WMC Heliport Feasibility & Design Study Report 10/21/2014 ,L- (EXPERTS INTERNATIQNAL LLC. Veteran Owned Formerty Raymond A. Syms & Associates and Operated PURPOSE OF REPORT The purpose of this report is to provide preliminary information on the feasibility of constructing a heliport on the WMC campus. This report addresses the need for a heliport at WMC, site selection and general description of the proposed heliport, safety and community considerations, aeronautical regulatory considerations, and subsequent steps in the review and construction of a heliport. This report is to be used by the Vail Planning and Environmental Commission and the Vail Town Council in the review of VVMC's Master Plan proposal to develop a heliport on the hospital campus. This report concludes at this initial master plan level review, that the proposed heliport location can meet and exceed all current safety guidelines and licensing criteria of the FAA, NFPA and the aviation and air medical industries. Upon approval of the WMC Master Plan and as a part of the Town's Conditional Use Permit review process additional site specific design and operational information on the heliport will be provided. In addition, the FAA and NFPA will be involved in the review of the helipad prior to its construction. BACKGROUND The integration of a well- designed and properly sited heliport on a hospital's campus has been proven to dramatically and positively impact short and long term patient outcomes as well as overall community safety. By reducing travel distances, lifesaving minutes can be better allocated to the delivery of definitive care rather than patient transport. This minimization of distance also cuts down on ambulance traffic and transfers which in -turn reduces the risk exposure to patients, medical teams and the community. By collocating a heliport directly on the hospital's campus WMC can eliminate the need for an additional ambulance transfer and decrease the strain placed on limited and valuable local emergency response assets and personnel. HELIPORT SITE SELECTION AND DESCRIPTION Vail Valley Medical Center currently utilizes a ground based heliport located adjacent to the hospital campus to the north of the hospital on the opposite side of South Frontage Road for the transfer of patients from their facility. While this configuration is adequate it is a less than ideal situation in regards to providing optimum rapid transport to time critical patients. In conjunction with potential delays in transport the current operation exposes patients to potential risks during transfers between ambulances and helicopters as well as extremes in local environmental conditions. HeliExperts International LLC ©2014 All Rights Reserved Page 2 WMC Heliport Feasibility & Design Study Report 10/21/2014 (" H��LIEXPERTS INTERNATIONAL LLC, Ve. —Dw—d Formerty Raymond A. Syms & Associates and Operated Both on -site and off -site locations were initially considered, but in adhering to the primary objective and criteria, that being to have a better heliport than currently exists (i.e. one on campus), off -site locations were not pursued. In assessing all identified potential onsite heliport locations (See Exhibit A) the onsite hospital heliport location identified was chosen due to its inherent superiority based on the criteria used in the evaluation process. The identified rooftop location provides the overall maximum benefit in the areas of: • Safety • Reduced patient transfer requirements • Reduced patient transport distance and time • Enhanced patient care • FAA and NFPA standards • Aircraft performance • Local EMS and First Responder asset allocation • Limited community impact This conclusion is based on both current as well as previous work conducted by our team members dating back to 1995 to include a site selection feasibility analysis which was performed for VVMC in 2011. Keeping the need for the heliport to have good patient stretcher and gurney access to and from the Emergency Room in mind, the concept for using a rooftop heliport with good vertical access to the hospital is very important. Proper application of Federal Aviation Administration (FAA), National Fire Protection Association (NFPA) standards and good design practices however dictate the heliport itself needs to be at an elevation allowing for proper airflow under the heliport itself. The proposed heliport design meets or exceeds all of those exacting criteria. The proposed helicopter Touchdown and Liftoff (TLOF) landing site will be a concrete and steel 60' X 60' heliport (See Exhibit B), elevated approximately 75' above the VVMC parking structure and mounted on extended columns above the medical office building on the main campus. The inclusion of the 75' elevation has been incorporated to maximize aeronautical safety and meet safety criteria, address the effects of contemplated future construction in the vicinity based on current zoning criteria, and enhance overall operational and patient safety. The addition of a gurney ramp from the heliport to the extended elevator shaft will be the main structures located on site. The elevator structure will need to be raised to an elevation that will allow for an appropriate gurney ramp from the heliport to the elevator to meet appropriate life safety and building codes. In addition, the access and equipment needed to meet FAA, NFPA and the Town of Vail codes will be part of the construction. HeliExperts International LLC ©2014 All Rights Reserved Page 3 VVMC Heliport Feasibility & Design Study Report 10/21/2014 t& HL!'LIEXPERTS INTERNATIONAL LLC, Veteran D.—d Formeny Raymond A. Syms & Associates and Operated The heliport is designed to be a state -of- the -art facility utilizing the latest design criteria and techniques that are fully compliant with all applicable aeronautical and safety regulations. The heliport would safely accommodate the primary air medical helicopters operated by AirLife Denver and Flight For Life Colorado as well as any of the other air medical helicopters in operation within the region. The pad will use the latest technology in LED lighting, specifically designed to meet the safety and lighting needs of the helicopter flight crews (See Exhibit C). The wind direction will be indicated by a lighted windsock that can be seen by the pilots both from the air and the heliport (See Exhibit D). The lights will not illuminate or cast beams to any off campus properties. Helicopter flight operations into and out of the heliport will be in full compliance with all FAA regulations. The heliport design will meet all fire safety and life safety criteria required by the National Fire Protection Association (NFPA) regulations. Industry recognized helicopter safety procedures and best practices will be incorporated to the fullest extent possible. A site specific operations manual will be produced that will cover specific procedures for operations at the heliport. This will include procedures for trained security personnel and hospital staff which will assure the site is properly maintained and the area is clear of all persons during flight operations. The heliport location, design and operations plan has been modeled for making the heliport available at all times for medical emergency transport utilization. This heliport will be identified to the appropriate agencies as well as having comprehensive pilot briefing information provided for their use (See Exhibit E for an example). Such documentation will provide all the information a professional pilot would need to locate and safely operate an air medical helicopter at the proposed facility. STUDY DETERMINATIONS A. Inventory Of Current Aviation Facilities In The Vicinity B. Aeronautical Regulatory Considerations C. Preliminary Site Selection Evaluation D. Safety E. Community Considerations F. Current Airspace Utilization & Interface Issues G. Climatical Considerations H. Environmental Concerns I. Findings J. Recommendation HeliExperts International LLC ©2014 All Rights Reserved Page 4 WMC Heliport Feasibility & Design Study Report 10/21/2014 HE;L- IEXPER_ INTERNATIONAL LLC, Ve }eran Owned Formarty Raymond A. Syms & Associates and Operated A. INVENTORY OF CURRENT AVIATION FACILITIES IN THE VICINITY The closest public use aviation facilities to the WMC property are as follows: Name Direction Direct Distance (SM) Driving Distance (SM) Est. Driving Time Round Trip (@55 mph Avg.) Eagle Co. Regional Airport (KEGE) West 28 35 1.3 hours Lake Co. Airport (KLXV) South 29 40 -46 1.5 - 1.7 hours Mc Elroy Airfield 20V North 1 28 1 68 2.5 hours *All distance measurements obtained using Google Earth Pro The current heliport used for the VVMC patient transports is approximately 275' away from the proposed rooftop heliport. With proper coordination and procedures either of the two heliports can easily interface the use of the common airspace. There are no issues of conflict or safety with the airport traffic of any of the above identified facilities given that standard aviation operational procedures and communication are adhered to as is dictated by Federal Aviation Regulations. This is one of the issues the FAA will include in their evaluations, which is required under Title 14 of the Code of Federal Regulations (C.F.R.) Part 157. B. AERONAUTICAL REGULATORY CONSIDERATIONS 1) Federal Regulations The Federal Aviation Administration Guidelines, predominately Advisory Circular (AC) 150/5390 -2C, Heliport Design, provides guidance regarding the installation of heliports such as that proposed by the Hospital. The heliport WMC has considered is not covered directly by the Federal Aviation Administration Regulations, which pertain predominantly to those installations designed for public -use, or publicly funded heliports. While those guidelines are not mandated by the FAA for installations other than those established as a public facility or those facilities receiving federal grant monies through the Airport Improvement Program (AIP), of which this site will neither be public nor receive any AIP funding, the design of the facilities for the proposed heliport will however be taking the fullest advantage of the latest and most up -to -date safety and efficiency aspects provided for under the current FAA recommendations. HeliExperts International LLC ©2014 All Rights Reserved Page 5 WMC Heliport Feasibility & Design Study Report 10/21/2014 <" H��LIEXPERTS INTERNATIONAL LLC, M.— 0--1 Formarty Raymond A. Syms & Associates and Operated The National Fire Protection Association (NFPA) now requires all new heliports to meet the FAA design standards in those jurisdictions that use NFPA standards for their codes. For all new and substantially modified heliports, the FAA guidelines are very detailed regarding the pad area in addition to the clear area which a site must possess to be considered adequate for the operation of a helicopter. Preliminary investigation of the proposed site reveals the proposed heliport location would have the ability to meet these parameters. Prior to any construction of a new heliport, the Vail Valley Medical Center will be required to submit notice of its proposed helipad to the FAA pursuant to Title 14 C.F.R. Part 157. Upon notification by the hospital of their desire to establish a heliport, the FAA will then initiate a study of the airspace in the vicinity of the proposed site. The FAA will ascertain whether the proposed helipad, at the site suggested, would have any detrimental effect upon the safe and efficient use of airspace. 2) State Regulations The State of Colorado does not currently regulate the establishment of a heliport of the type VVMC is now considering but rather relies entirely on the oversight and guidelines established by the FAA. 3) Local Regulations The Town of Vail has local land -use jurisdiction over the application and requires the obtaining of a conditional use permit for the proposed use. The National Fire Protection Association (NFPA) 2011 edition of NFPA 418 "Heliport Standards" now requires a heliport to meet all the relevant portions of the FAA Heliport Design Advisory Circular for new and modified heliports. The local Fire Marshall and code officials will use that as their guide on the physical plant and operational issues dealing with any heliport application. C. PRELIMINARY SITE SELECTION CRITERIA & EVALUATIONS Sound aviation criteria as spelled out by the Federal Aviation Regulations and the FAA heliport advisory circular in conjunction with community compatibility criteria demand inclusion of community -based issues at the very inception of any potential site inventory. By utilizing this as a starting point it allows for the optimization in the areas of safety, patient care, aircraft performance, compatibility, asset longevity, and community integration. Through using the experience of literally decades of helicopter operations and by applying lessons learned a method of integrating HeliExperts International LLC ©2014 All Rights Reserved Page 6 WMC Heliport Feasibility & Design Study Report 10/21/2014 <" H��LIEXPERTS INTERNATIONAL LLC, Veteran Owned Formarty Raymond A. Syms & Associates and Operated community- sensitive criteria while interfacing aeronautical requirements with real -life site considerations has emerged. Heliports, unlike airports, need very little ground space. This reduced need for a large area of operation improves safety while at the same time reducing the large "sound footprints" associated with many airports. This then supplements the integration of heliports into urban and suburban settings. The Hospital campus is situated in such a manner that it allows, under normal atmospheric conditions, the helicopters to limit flying over the majority of the Vail residences on the way to or from the heliport. Given the needed helicopter performance, pilots will be requested to follow the roadways and interstates at the maximum practical altitudes to the extent consistent with safety and patient welfare. D. SAFETY The proposed location possesses all of the components which meet or exceed the recognized safety standards of the FAA, as well as the aviation and air medical industries in general. This includes the complete compliance with FAA advisory circular AC 150/5390 -2C and NFPA 418 as well as Federal, state and local building codes and standards. The Touchdown and Liftoff Area (TLOF) will be expanded to meet the current advisory circular criteria for elevated heliports where the Final Approach and Takeoff (FATO) area is non -load- bearing. (See Exhibit F) Based on guidance provided in the FAA advisory circular for site elevations above 1,000 feet MSL, the Final Approach and Takeoff Area (FATO) length will be increased accordingly. (See Exhibit G) Using NTSB (National Transportation Safety Board) and FAA real -life historical heliport safety data on over 40 years of records for private use hospital heliports of the type considered here; those facilities have maintained a PERFECT safety record as it relates to physical risk to any members of the general public or anyone in the surrounding community. The National Safety Council, an independent third party safety education and research organization, was used to verify this statistic (See Exhibit H). The fact is that the installation of a hospital use heliport in a community has a documented historically perfect public safety record with respect to injury of any kind to any member of the host community. No other transportation mode can make this admirable claim. HeliExperts International LLC ©2014 All Rights Reserved Page 7 WMC Heliport Feasibility & Design Study Report 10/21/2014 A I NTERNVAT1{0N LLC Ve }eran Ownred Formerty Raymond A. Syms & Associates and Operated E. COMMUNITY CONSIDERATIONS A detailed inventory of the surrounding land uses and the overall nature of the Vail Valley area has been compiled by our team members over several site visit spanning a number of years, the first of which being conducted in 1995 with a follow - on inventory in 2011 and again in 2014. This is very important for the proper helicopter access to the proposed heliport. The FAA sets very exacting criteria for heliport approach and departure paths for their issuance of a positive airspace (See Exhibit 1). Besides lateral clear areas which must be kept clear of obstacles, they also define approach angle minimums for safety along with considerations for land uses under the flight paths. The modern helicopters that will be operated at this location have excellent performance capabilities as well as a very high reliability record. These performance capabilities allow for the helicopter to climb and descend in a manner that keeps the distances from other land uses and residential properties at a maximum. Based on data compiled by Vail Valley Medical Center in a five year retrospective review from January, 2009 to December, 2013 regarding patient modes of transport, e.g. ambulance vs. helicopter, the average number of helicopter transports performed in any given year are expected to be approximately 73. This number equates to the hospital conducting approximately one air medical helicopter transport every five days. The Vail Valley Medical Center does not envision this utilization frequency to change significantly. Provided the heliport is constructed at the appropriate height above ground level, in this case approximately 75 feet, the selected site provides an excellent area for the establishment of a properly designed hospital heliport and the subsequent approach /departure paths to include an extended FATO as recommended by the FAA for elevations above 1,000' MSL (See Exhibit J). The designated primary approach and departure paths are to the west and east over the interstate (See Exhibit K). Those paths have been thoroughly vetted by HEI and Cayce Batterson, FAA Designated Pilot Examiner and Local air medical helicopter Pilot, and will also be fully reviewed by the FAA. All of the appropriate factors influencing the effects the proposed heliport may have on the surrounding community were carefully considered. The facility's site selection, design, and operational policies will have no measurable adverse impact upon the community at large. The potential effects upon the residential, office, and educational areas in the surrounding location will be minimized by the utilization of the proposed flight track which is designed to overfly commercial property and roadways. In addition, the pilots will use the helicopter manufacturers sound abatement procedures for the minimizing of the helicopter sounds. HeliExperts International LLC ©2014 All Rights Reserved Page 8 WMC Heliport Feasibility & Design Study Report 10/21/2014 1EIPEOWUPERTS INTERNATIONAL LLC Ve }eran Owned rormerry Raymond A. Syms & Associates and Operated F. CURRENT AIRSPACE UTILIZATION & INTERFACE ISSUES The proposed heliport is located well outside of any airport traffic areas of any of the regional airfields currently in operation today. There are no evident issues of conflict or safety with the airport traffic in the vicinity which should also be confirmed by the FAA. Provided the limited difference in distance (approximately 275 feet) between the current site and the newly proposed hospital campus site, there will realistically be no fundamental difference in airspace utilization and considerations. G. CLIMATICAL CONSIDERATIONS Of primary importance in selecting an appropriate site for an aeronautical facility are the prevailing winds, cloud cover and horizontal visibility. The prevailing winds greatly influence the approach and departure routes to and from any facility. The general orientation of the touchdown area is, to some degree, also related to the prevailing wind direction. Cloud cover and visibility can, of course, affect flight operations significantly. The location and design of the heliport takes advantage of these Climatical considerations to the extent possible and no problems are perceived in this area. If weather conditions are such as to pose a safety, performance or comfort issue, flight operations will be suspended until which time conditions have improved to safely conduct operations. H. ENVIRONMENTAL CONCERNS 1) Sounds We understand that citizens may be concerned about the level of sound associated with the operation of a private use medical heliport. There are two distinct issues involved, one being the sounds of the aircraft approaching and departing the site and the sounds produced while the aircraft is on the roof at the facility. Heliports generate essentially no noise in and of themselves; therefore the operation of the aircraft is the primary factor. Only when the aircraft is actually operating is there any sound at all. At the proposed facility, this will only occur intermittently at approximately once every 5 days based on the past five years of data, and on those occasions only for a matter of a few minutes. Noise will be experienced as a helicopter approaches the site, lands and shuts down as well as during startup and its subsequent departure. This is quite unlike other transportation modes such as streets, HeliExperts International LLC ©2014 All Rights Reserved Page 9 WMC Heliport Feasibility & Design Study Report 10/21/2014 (" H��LIEXPERTS INTERNATIONAL LLC, M.— 0--1 Formarty Raymond A. Syms & Associates and Operated highways, interstate road systems, commuter and freight railroads and certain major waterways, where the sound production is almost constant. Given the location of the heliport the sound of takeoffs and landings will be briefly blended with that of the surrounding roads. The sound level of the helicopter that would utilize the proposed facility is far below that of many accepted noise producers in our environment. Lawnmowers, leaf blowers, chain saws, tractors, irrigation pumps, vacuum cleaners, hair dryers, motor cycles, buses, trucks, cars, all regularly produce noise levels higher than that which the average person would perceive when they hear an air medical helicopter. The relative distance, nature and intensity of the noise generated, height above the ground, type and vintage of the aircraft, sound attenuation factors of the terrain between the source and the receptor are all factors in the way sound is perceived. Older, heavier military helicopters are very different from the modern, light, efficient and much quieter civilian helicopters utilized by the vast majority of air medical helicopter providers of today. The Vail Valley Medical Center Heliport is designed primarily for the AirLife Denver and Flight For Life Colorado air medical transport program aircraft as well as the other air medical helicopters in the region of the same size and class which make up the regions Helicopter EMS transport system. The helicopters using the Vail Valley Medical Center Heliport will also use highly defined routes which are professionally designed to have the helicopter sounds blend into the existing roadway sound environment. It must be kept in mind that the proposed helicopter activity develops an extremely transitory sound during flight. The entire sound event lasts only for approximately 45 -60 seconds either on landing or takeoff. At any one point along the flight route, providing the observer is close enough to hear or notice it, the helicopter will typically only be heard for 20 seconds or less. This compares very favorably with sounds already found in most neighborhood environments. The preliminary flight paths take fullest advantage of the open area over the frontage road and Interstate highway to the north running east and west to minimize the potential effects on any other land uses. All heliport flight paths can voluntarily be restricted to the ones provided when consistent with safety and conditions. There are few active recreational or transportation activities in the modern world that are completely silent. Historically, the vast majority of heliports do not have any detrimental quality of life issues with the neighboring land -uses. HeliExperts International LLC ©2014 All Rights Reserved Page 10 WMC Heliport Feasibility & Design Study Report 10/21/2014 E4- (EXPERTS INTERNATIONAL LLC, M.— 0--i rormerry Raymond A. Syms & Associates and Operated 2) Exhaust Emissions, Dust and Lights Today's modern aircraft, such as the helicopters which would operate at the proposed facility, are powered by engines which produce very few pollutants. Much of this is due to the engine's high combustion temperatures and its ability to burn fuel very efficiently. Due to the low amount of emissions from helicopter turboshaft engines, the most widely used engines are exempt from Engine Emission Certification requirements of the Federal Aviation Administration (FAA) and International Civil Aviation Authorities (ICAO) specified in the Federal Aviation Regulations (FARS) and ICAO Annex 16 Volume II. In layman's terms, the exhaust of the helicopter is essentially invisible and due to the temperature difference with the surrounding air it will rise and dissipate very rapidly. Another major factor is the natural dispersal of helicopter exhaust both by the helicopter's relative distance from members of the general public and effect the rotor system has on the exhaust. While there is minimal odor associated with the exhaust, it is detectable only while the helicopter is on the heliport and then only within very few feet of the helicopter. Under all proposed conditions, no member of the surrounding community would be aware of any odors or effects from the exhaust emissions during normal operations of the proposed heliport. The heliport being elevated above the ground is also a major factor for dispersal. The approach /departure paths for the helicopter at an average climb /approach speed of 60 knots (70 mph) has the helicopter spending less than 45 seconds in the climb out or approach phase. An Ambulance would need about two minutes for travel by roads for the same approximate distance providing there are no stops for traffic or traffic signals. The helicopter does not discharge or leak any oil or fuel during the normal course of operation. The likelihood of a fuel spill is very remote. All of the fuel discharges on records of the FAA and NFPA have been associated only with fueling or maintenance operations, which will not occur at this location. There are no lights associated with the heliport that will cast a beam, or light path, off the site in the surrounding neighborhood. The windsock lights, obstruction lights and lights around the heliport are designed to be glare -free and will not produce any "beams" of light for illumination off the heliport. HeliExperts International LLC ©2014 All Rights Reserved Page 11 WMC Heliport Feasibility & Design Study Report 10/21/2014 � A E;L- IEXPER_ INTERNVAT1{0N LLC. Ve }eran Owned Formarty Raymond A. Syms & Associates and Operated I. FINDINGS The heliport that the applicant proposes easily meets and exceeds all of the current safety guidelines and licensing criteria of the FAA, NFPA and the aviation and air medical industries. The heliport will be available at all times, both day and night, for critical patient transport needs providing numerous benefits to the Hospital's patients as well as the general community population. The helicopters that are proposed to land at the heliport will not pose any safety hazard to the community. The evidence for this projection is found in over 50 years of heliport operational statistics and perfect safety record as it relates to such hospital heliports and the host community which has been verified by the National Safety Council. Sound levels, due to the heliport design being elevated above the ground, along with operational policies associated with the heliport all comply with all codes and good practice. It should be noted that the air medical helicopters that will use this heliport are quieter than many of the larger military style helicopters that currently fly through the area. J. RECOMMENDATIONS Hospital heliports afford access to helicopter air medical transport systems which positively impact countless lives every year. This has been proven to dramatically impact patient outcomes both in the short term as well as the long term and overall community safety. From a community prospective the actual time a helicopter will be physically approaching or departing the heliport totals only a few minutes per use. If these few minutes of time are reduced further to reflect when the air medical helicopter could be heard or seen at any one point along the route of flight, the time percentage would drop to only 10% to 30% of those few minutes. Historically, air medical heliports make good neighbors and can be of benefit to the surrounding community, especially here where helicopter services could be utilized to fill not only the obvious patient transport needs of air medical helicopters but to also be available for compassionate or emergency use requests by the community. In conclusion, the proposal to allow the applicant to establish this heliport should be favorably considered. There are essentially no negative criteria in any of the HeliExperts International LLC ©2014 All Rights Reserved Page 12 WMC Heliport Feasibility & Design Study Report 10/21/2014 (" H��LIEXPERTS INTERNATIONAL LLC, Mera 0--i Formarty Raymond A. Syms & Associates and Opera red operational or physical aspects of the proposal, and there are clearly a myriad of benefits to the community as a whole. VVMC HELIPORT SITE SELECTION AND REVIEW PROCESS • Define selection criteria and develop short -list of potential heliport locations. • Confirm the structural assumptions and relationship to building utilities; validate airspace clearances and aircraft performance capabilities. • Select preferred heliport location. • Propose heliport location as part of WMC Master Plan, complete Town review process. Including approach to sound /safety issues and specific design considerations with city officials and adjacent properties. • Produce conceptual design in respect to FAA, NFPA and building codes — Verify all obstacles including future buildings on and off campus. • Informational meeting or Pilot Briefing Package to all users. • Make applications to FAA (FAA application can be made any time after the conceptual design is complete) and to the Town of Vail (Conditional Use Permit application). • Obtain CUP approval from Town (to be conditional on FAA approval) • Obtain building permit approvals from Town of Vail for construction. • Construct heliport • Progress and initial training at 85% completion of construction • Finish heliport, final inspections, FAA and Code signoff's • Commission pad, conduct final training & issue FAA and Pilot Briefing information. HeliExperts International LLC ©2014 All Rights Reserved Page 13 WMC Heliport Feasibility & Design Study Report 10/21/2014 B. EXPERTS INTERNATIONAL LLC. Me—D.ned Formerry Raymond A. Syms & Associates and Operated Respectfully submitted, Raymond A. Syms Managing Member HeliExperts International LLC Rex J. Aiexander Senior Consultant HeliExperts International LLC HeliExperts International LLC ©2014 All Rights Reserved Page 14 WMC Heliport Feasibility & Design Study Report 10/21/2014 oa �a a w� a� N �a N Q d F— b _ O a. k c x 0 W a� co W r O N T- -0 N O r O � O O Q � d a+ Q N O N N d 0 � U� J J ++ co c O Co LL C d L y-+ C O L •� C Q W V a> > 2> l Oa % a �ro E rs J J � N J 'z 4'3 7 � s H ti 7 � n� 4 m F— x LL, MEN 7� co a_ 0 N T- -0 N 0 O r O � O O Q � d O Q N O N N d 0 � U� J J ++ co c O Co LL C d L y-+ C O L •� C Q W V a> > 2> t. 46 mt �ro n � a n H d b O 1-° t7 t�l t 4 V x W V) �'Q� J C) 1.I I L LLJ 1"r J r) 1 I� L.L w I_J w J J a_ s W a) 43 E .a) 0- 0) J ciy J a) W CD t: J J :3 Q c: E 0o . -- J 0-0 •� 0 > W I" i IT, L 0. m W 0 0 cm co a_ r 0 N r -0 N 0 O r O Q � d Q N 0 � U� J a O y Co LL C d L yC O L �T Q 2 xv w� �> _> f. as 46 w� �ro 3� N as s H t � q _ 4 H x W wnwixm [Luad .m w a xi v C V 4 LL,J m W E N � LO N Ma 0 LO o � O U U 0a= � a� x O W E U- 0 0 � O O v a..� 'U m CL cn I 00 a� co W r O N T- N 0) O r O � O O Q d Q N O N N d 0 006 J J ++ co c O Co LL C d L y-+ C O L •� C Q W V a> > 2> l 3 m Oa 46 �ro W F— x W x m v V, m Ala of m] q O� d d �3 U O 0 a � o ch U � G m � Y � C t d W lult, Illu 1., r 1� a fd m d C � t IfY y � r c O fp] a d r a� O1� m `C m O C � d d � ` = c m = CO () N F 0 ❑ W c 2¢t, N O N d ld C4 V O N N G� m 7 o y i] y m � m � d� � rr. w CC m J a N a co K" U ro 0 m c h d rp °� tl o I r, co O T-' a. a m 4 a N O y m my m J �p N U Q m k „w � m x �m m m � O ay Ay I0 cm co d O N N O G Q L � 0)_ Q' 7 Q N N d 0 0 J 06 LL J C ❑ N CO � c d L c p Q. N = Q xv w� �> _> a IL m° a � rr cD 'nom m E z o O 0 0 co CN 'N U ❑ 0 7 G m U IL di Z ZZ.t 0-3 0x ° 2 C7m�2 N m c � m 0 r co r M m m E 0 M `o c t ❑ N O •- D (d ❑ N rn ,d N E Lf7 w ' z 0 !E E5 N C G Cl 0 Q16 o o N UCam'} S !Q • IL (0) J Q O N x m v V, m Ala of m] q O� d d �3 U O 0 a � o ch U � G m � Y � C t d W lult, Illu 1., r 1� a fd m d C � t IfY y � r c O fp] a d r a� O1� m `C m O C � d d � ` = c m = CO () N F 0 ❑ W c 2¢t, N O N d ld C4 V O N N G� m 7 o y i] y m � m � d� � rr. w CC m J a N a co K" U ro 0 m c h d rp °� tl o I r, co O T-' a. a m 4 a N O y m my m J �p N U Q m k „w � m x �m m m � O ay Ay I0 cm co d O N N O G Q L � 0)_ Q' 7 Q N N d 0 0 J 06 LL J C ❑ N CO � c d L c p Q. N = Q xv w� �> _> Oa 46 mt �ro I� 5 LL F— x W O N O O co W r O N T— T- -0 N O r O � O O Q � d a+ Q N O N N d 0 � U� J J ++ co c O Co LL C d L y-+ C O L •� C Q W V a> > 2> 1. 03n 46 mt �m n I _ � a N z y d ti z O - W p 2 m W F I N O co a_ r O N r -O N O r O � O O Q � d a+ Q N O N N d 0 006 J A J ++ co c O Co LL C d L y-+ C O L •� C Q xv W� �> _> - iEHFM EsL- IExPERT5 INTERNATIONAL LLC. Veteran Owned Formerly Raymond k Syms & Associates and Operated EXHIBIT H z e ATTN: Raymond Syms HeiiExperts International LLC 28 Baruch Drive Long Branch, NJ 07740 October 20, 2014 Dear Mr. Syms: The mission of the National Safety Council is to make our world safer by preventing injuries and deaths at work, in homes and communities, and on the roads through leadership, research, education and advocacy. To support this mission, the Library of the National Safety Council gathers, catalogs and disseminates safety statistics, research and other information from a wide range of reputable sources. As you requested, we searched our holdings for documents detailing any injuries of persons from the general public al ur in the vicinity of hospital heliports. The search located a number of documents addressing incidents resulting in injuries and fatalities to flight crew members and passengers. However, we Found no accounts of hospital heliport- related injuries to members of the general public, w hcther From direct contact with the helicopter itself or as the result of being distracted by the helicopter �, hilc driving. 1 hope this information is helpful. Please let me know if we can be of any further assistance. Alaina Kolosh National Safety Council Manager, Library & Information Services making our world safer 1121 SPRING LAKE DRIVE • ITASCA, IL 60143 -3201 • 46301 285 -1121 P • (1530) 265 -1315 F + nV—rp HeliExperts International LLC ©2014 All Rights Reserved Page 22 WMC Heliport Feasibility & Design Study Report 10/21/2014 1. 03a 46 �ro U rs J - � J � J z Q F- eA z y L1! ` ' � =CC 'x` �C W v m 3 r � o � r c � 9 P c N J L W CD _ LU LO J U U C 7 7 C O o a m ` o N \ c N LO \\ co r ` i ' i N LL N ` O lT7 CC Cm) M _LO O a) LO 'a T .5 a= a U— CD L O 00 U— CL _ 0 = 12 a..r N Cl) N O co a_ r O N N 0) O r 0 O Q O) Q N N d O 006 J A J co c O Co LL �d L Qi C O Q �T Q 2 xv w 2> 1. 03n 46 mt �ro 3� � a N s H � O n� x W N O O co W 0 N r N O r O � O O Q � d Q N O N N d 0 � U� J J ++ co c O Co LL C d L y-+ C O L •� C Q W V a> > 2> oa �a a w� a� I N R w N Q d F— b C � O a. k c x 0 W LO N O O co W r O N r -O N O r O � O O Q � d a+ Q N O N N d 0 � U� J J ++ co c O Co LL C d L y-+ C O L •� C Q W V a> > 2> � � tL- (EXPERTS INTERNATfoNAL LLC, Ve. —Owned Formerty Raymond A. Syms & Associates — and Operated GLOSSARY OF TERMS Approach /Departure The flight track helicopters follow when landing at or departing Path from a heliport. An approach /departure surface is centered on each approach /departure path. The approach /departure path starts at the edge of the FATO and slopes upward at 8:1 (8 units horizontal in 1 unit vertical) for a distance of 4,000 feet (1,219 m) where the width is 500 feet (152 m) at a height of 500 feet (152 m) above the heliport elevation. (D) (Formerly Overall The overall length of the helicopter, which is the dimension Length or "OL ") from the tip of the main or forward rotor to the tip of the tail rotor, fin, or other rear -most point of the helicopter. This value is with the rotors at their maximum extension. See Figure B -1. If only the value of the rotor diameter (RD) is known, estimate the value for D using the relationship D = 1.2 RD (or conversely, RD = 0.83 D). Design Helicopter A single or composite helicopter that reflects the maximum weight, maximum contact load /minimum contact area, overall length (D), rotor diameter (RD), tail rotor arc radius, undercarriage dimensions, and pilot's eye height of all helicopters expected to operate at the heliport. Design Loads Design and construct the TLOF and any load- bearing surfaces to support the loads imposed by the design helicopter and any ground support vehicles and equipment. Dynamic Load For design purposes, assume the dynamic load at 150 percent of the maximum takeoff weight of the design helicopter applied through the main undercarriage on a wheel- equipped helicopter or aft contact areas of skid - equipped helicopter. Elevated Heliport A heliport located on a rooftop or other elevated structure where the TLOF is at least 30 inches (76 cm) above the surrounding surface (a ground level heliport with the TLOF on a mound is not an elevated heliport). Emergency A clear area at ground level or on the roof of a building Helicopter Landing capable of accommodating helicopters engaged in firefighting Facility (EHLF) and /or emergency evacuation operations. An EHLF meets the definition of a heliport in this AC and under Title 14 CFR Part 157. HeliExperts International LLC ©2014 All Rights Reserved Page 26 WMC Heliport Feasibility & Design Study Report 10/21/2014 � � tL- (EXPERTS INTERNATfoNAL LLC, Ve. —Owned Formerty Raymond A. Syms & Associates — and Operated GLOSSARY OF TERMS Final Approach and A defined area over which the pilot completes the final phase Takeoff Area (FATO) of the approach to a hover or a landing and from which the pilot initiates takeoff. The FATO elevation is the lowest elevation of the edge of the TLOF. FATO Safety Area A defined area on a heliport surrounding the FATO intended tc reduce the risk of damage to helicopters accidentally diverging from the FATO. Hazard to Air Any object having a substantial adverse effect upon the safe Navigation and efficient use of the navigable airspace by aircraft, upon the operation of air navigation facilities, or upon existing or planned airport /heliport capacity as determined by the FAA. Heliport The area of land, water, or a structure used or intended to be used for the landing and takeoff of helicopters, together with appurtenant buildings and facilities. Hospital Heliports A heliport limited to serving helicopters engaged in air ambulance, or other hospital related functions. A designated helicopter landing area located at a hospital or medical facility is a heliport and not a medical emergency site. Medical Emergency An unprepared site at or near the scene of an accident or Site similar medical emergency on which a helicopter may land to pick up a patient in order to provide emergency medical transport. A medical emergency site is not a heliport as defined by the FAA AC. Medical Emergency sites constitute a higher risk exposure than a standard heliport. Prevailing Winds Well- designed approach /departure paths permit pilots to avoid downwind conditions and minimize crosswind operations. Align the preferred flight approach /departure path, to the extent feasible, with the predominant wind direction. Obstructions In determining approach /departure paths, take into account the obstructions in the vicinity of the heliport and, in particular, those likely to be a hazard to air navigation. (RD) Rotor Diameter The length of the main rotor, from tip to tip. HeliExperts International LLC ©2014 All Rights Reserved Page 27 WMC Heliport Feasibility & Design Study Report 10/21/2014 T h-.1-11�vflc[DTS INTERNATfoNAL LLC. Ii Vim. —Owned Formerly Raymond k Syms & Associates and Operated GLOSSARY OF TERMS Static Load For design purposes, the design static load is equal to the helicopter's maximum takeoff weight applied through the total contact area of the wheels or skids. Touchdown and A load- bearing, generally paved area, normally centered in the Liftoff Area (TLOF). FATO, on which the helicopter lands and /or takes off. Transitional Surfaces Transitional Surfaces start from the edges of the FATO parallel to the flight path center line, and from the outer edges of the 8:1 approach /departure surface, and extend outwards at a slope of 2:1 (2 units horizontal in 1 unit vertical) for a distance of 250 feet (76 m) from the centerline. The transitional surface does not apply to the FATO edge opposite the approach /departure surface. HeliExperts International LLC ©2014 All Rights Reserved Page 28 WMC Heliport Feasibility & Design Study Report 10/21/2014 EsL- IEXPERT5 INTERNATIONAL LLC. VeWw"Owned Formerly Raymond A. Syms & Associates and Operated REFERENCES 14 CFR Part 77 Safe, Efficient Use and Preservation of the Navigable Airspace. 14 CFR Part 91 General Operating and Flight Rules. 14 CFR Part 135 Operating Requirements: Commuter and on demand operations and rules governing persons on board such aircraft. 14 CFR Part 157 Notice of Construction, Alteration, Activation, and Deactivation of Airports. AIM Aeronautical Information Manual FAA AC 70/7460 -1 Obstruction Marking and Lighting FAA AC 150/5220 -16 Automated Weather Observing Systems (AWOS) for Non - Federal A licationS. FAA AC 150/5190 -4 A model Zoning Ordinance to Limit Height of Objects Around Airports FAA AC 150/5390 -2C FAA Advisory Circulars on Heliports Design FAA AC 150/5345 -12 Specifications for Airport and Heliport Beacons FAA AC 150/5345 -27 Specifications for Wind Cone Assemblies FAA AC 150/5345 -39 FAA Specification L -853, Runway and Taxiway Retroreflective Markers. FAA AC 150/5345 -46 FAA Specification for Runway and Taxiway Light Fixtures. FAA RD 90/8 Analysis of Helicopter Mishaps at Heliports, Airports, and Unimproved Sites FAA RD 90/9 Analysis of Helicopter Accident Risk Exposure Near Heliports, Airports and Unimproved Sites FAA RD 91/1 Composite Profiles of Helicopter Mishaps at Heliports and Airports FAA RD 93/17 Safe Heliports Through Design and Planning FAA FSIMS 8900.1 Vol- 8 /Chp -3 /Sec -3 FAA Evaluation and Surveillance of Heliports NFPA 10 Standards for Portable Fire Extinguishers NFPA 99 Standards for Health Care Facilities NFPA 418 Standards for Heliports ISO 31000:2009 International Organization for Standards Risk Management Principles and Guidelines OSHA 1910 Subpart-N Materials Handling and Storage OSHA 1910.191 Compressed Gasses OSHA 1910 Subpart-Z Toxic and Hazardous Substances OSHA 1910.1030 Blood Borne Pathogens OSHA 1910.23 Guarding floor and wall openings and holes IS -BAO Standards International Standard for Business Aircraft Operations CAMTS Standards 9trl Edition Commission on Accreditation of Medical Transport Systems NEMSPA Heliport Safety Guide National EMS Pilots Association Air Medical Journal Articles "Delay in ED Arrival Resulting from a Remote Helipad at a Trauma Center " / By; Brooke Lerner, October - December 2000. "Hospital Helipads and the Emergency Medical Treatment and Active Labor Act" / By Steven S Andrews, MD, May -June 2005. "Should Air Medical Patients Be Transferred on Helipad or Trauma Bay ?" David Lehrfeld, MD Robert Gemignani, BS, Adam Shiroff, MD, Sarah Kuhlmann, MD, Pamela Oh man - Strickland, PhD,2 and Mark A. Merlin, DO, EMT -P, FACEP3 / July-August 2013 HeliExperts International LLC ©2014 All Rights Reserved Page 29 WMC Heliport Feasibility & Design Study Report 10/21/2014 A 1i �'h-.1-11�vflc[DTS "T INTERNATIONAL LLC, Vim. —Owned Formerly Raymond A. Syms & Associates and Operated - Nothing Else Follows - HeliExperts International LLC ©2014 All Rights Reserved Page 30 WMC Heliport Feasibility & Design Study Report 10/21/2014 University of Colorado Anschutz Medical Campus October 22, 2014 DEPARTMENT OF EMERGENCY MEDICINE School of Medicine Campus Box B -215 12401 E. 17`h Avenue Aurora. CO 80045 720 - 848 -6777 (office) 720 - 848 -7374 (fax) emergency.medicine@ucdenver.edu www.medschool.ucdenver.edu/emergeneymedicine To the Town of Vail Planning and Environmental Commission: I am a physician who specializes in emergency medicine. For more than 20 years I was Division Head and then the Founding Chair of the Department of Emergency Medicine at the University of Colorado School of Medicine. I have practiced clinical emergency medicine for 39 years and became a Professor of Emergency Medicine in 2002. 1 have published over 100 papers in the areas of trauma care, pre - hospital activities and altitude medicine. In addition, I have consulted with the Colorado Department of Public Health and Environment over the years and helped to develop the trauma system for the State of Colorado. It was because of my expertise in emergency medicine that the Vail Valley Medical Center (VVMC) reached out to me to discuss their plans to modernize their facility. Specifically, they wanted to get my insights and perspectives on their plans for emergency care, including an on -site helipad. Because of recent back surgery I am unable to attend the October 27 PEC meeting where this issue will be discussed but I did want to submit my comments via letter. I have no ongoing relationship with the VVMC and am not being paid as a consultant or receiving any financial remuneration from them. This letter is being written in my capacity as an expert on trauma care and emergency medicine. The helipad for the VVMC is currently off -site. Transferring patients to and from the medical center to the helicopter requires an ambulance transfer. This transfer under the best of circumstances should take between 15 -20 minutes but is often longer. Those are extraordinarily critical minutes in a trauma or emergency situation. Time is everything. For a trauma patient we speak of the "golden hour" from the time of injury to definitive care. To a victim of a heart attack or a stroke, seconds can make the difference in preventing long -term heart or brain damage. The added time in transferring from the medical center to the ambulance, driving to the helipad and then again transferring the patient from the ambulance to the helicopter increases the chance for long -term and perhaps permanent damage or worse. Not only does the ambulance transfer add time, it also adds risk. Trauma and emergency patients are typically connected to a variety of medical equipment and critical medications. Any time that equipment needs to be moved, a device may become disconnected or an IV line may be lost. This adds increased risk to the patient. There is also added cost. Paramedics, by state law, are not allowed to transfer the highly specialized and intricate equipment that typically accompanies these patients so additional teams of appropriately trained medical professionals need to be utilized for these transfers. Page 2 For all these reasons, I strongly suggest an on -site helipad for the medical center. It minimizes risk, saves money, and is far better for the health of the patient. If the Town staff have any questions or would like to discuss this issue further, please have them email me at Beniamin.Honigman @ucdenver.edu. Thank you for considering these comments. Sincerely, 4 �4_ Benjamin Honigman MD Professor of Emergency Medicine Associate Dean, Clinical Outreach University of Colorado School of Medicine Warren Campbell Subject: FW: Meeting From: ALBERT [ mailto:aymarsC�centurylink.net] Sent: Wednesday, October 15, 2014 10:04 AM To: Warren Campbell Subject: Meeting 10/13/14 Dear Planning and Environmental Commissioners: 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 the 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 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? The difficulties of traffic congestion in regards to the new medical center and the location of the heliport in Vail could be resolved if the medical center would be located west of Vail where it belongs instead of attempting to create unworkable solutions to a basically unworkable center. Thank you for your time and attention. Albert Martens, M.D. Yvonne Martens, M.D. l4 Al TOWN OF VAIL Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: October 27, 2014 SUBJECT: A request for the review of a final plat, pursuant to Chapter 13 -4, Minor Subdivision, Vail Town Code, to allow for the re- subdivision of Parcel 1 of the Golden Peak Ski Base And Recreation District Parcel and Part of Tract B, Vail Village Filing 7, in order to establish Parcel 3, Golden Peak Ski Base And Recreation District Parcel, the redevelopment site for Ski and Snowboard Club Vail, located at 460 and 598 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel, and Part of Tract B, Vail Village Filing 7, and setting forth details in regard thereto. (PEC140021); and A request for a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to rezone a portion of newly created Parcel 3 of the Golden Peak Ski Base And Recreation District Parcel subdivision from Ski Base Recreation District to Ski Base Recreation 2 District, located at 460 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel subdivision, and setting forth details in regard thereto. (PEC140022) Applicant: Ski and Snowboard Club Vail, represented by Braun Associates, Inc. Planner: Jonathan Spence SUMMARY Ski and Snowboard Club Vail (SSCV), represented by Braun Associates, Inc., is requesting the review of a final plat, pursuant to Chapter 13 -4, Minor Subdivision, Vail Town Code, to allow for the re- subdivision of Parcel 1 of the Golden Peak Ski Base and Recreation District Parcel and Part of Tract B, Vail Village Filing 7, in order to establish Parcel 3, Golden Peak Ski Base And Recreation District Parcel, the redevelopment site for Ski and Snowboard Club Vail, located at 460 and 598 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel, and Part of Tract B, Vail Village Filing 7, and setting forth details in regard thereto. The applicant is also requesting a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to rezone a portion of the newly created Parcel 3 of the Golden Peak Ski Base And Recreation District Parcel subdivision from Ski Base Recreation District to Ski Base Recreation 2 District, located at 460 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel subdivision, and setting forth details in regard thereto. The proposed subdivision and rezoning facilitates the future replacement of the existing SSCV clubhouse. A complete description and analysis of the proposed development plan and conditional use permit can be found in the Staff Memorandum for PEC140020 and PEC140023, dated October 27, 2014. DESCRIPTION OF REQUEST Ski and Snowboard Club Vail (SSCV) are proposing to create a new Parcel 3 of the Golden Peak Ski Base and Recreation District Parcel subdivision through combining a portion of Parcel 1 of the Golden Peak Ski Base and Recreation District Parcel and Part of Tract B, Vail Village Filing 7. To ensure zoning continuity, that portion of the new Lot 3 that was previously a portion of Lot 1 will be rezoned as a component of this application from the Ski Base Recreation District to the Ski Base Recreation 2 District. The newly formed Lot 3 will serve as the development site for the proposed replacement of the existing SSCV clubhouse. The illustration below shows the existing SSCV parcel and the land area that is to be rezoned and added to this parcel. s59•zo'aa" ��p�FR /�F 40.00' E SKI AND SNOWBOARD CLUB VAIL S30'39'S6 "W 'BOOK 247, °AOE "8j 94.00' 20.42' Z 582.19'22 "E 26.69' N22'5C'04 "E— 9 18 134.17' N07'35'S9 'E �� 87.51' t 9C) DESCRIBED PARCEL— C.258 ACRES N6�• Og 56 1;7 PARCEL 1 GOLDEN PEAK SKI BASE & RECREATION DISTRICT PARCEL PINGS DEL NORTE w cn Po 0 In order to effectuate the proposed changes that will ultimately provide the development site for the clubhouse replacement, the following steps are proposed. Upon a successful recommendation of the rezoning from the PEC, the zone district boundary amendment is scheduled for two readings before the Town Council on November 4t" and 18t ". Within Town of Vail Page 2 the proposed ordinance will be a trigger that enacts the zone change upon the recordation of the plat revising the property boundary. This is proposed to ensure that a rezoning does not occur that results in a property with more than one zoning. If the plat, anticipated to be executed prior to development in the Spring of 2015, is not recorded, the proposed rezoning will expire upon the expiration of the Conditional Use Permit approval, two years from date of approval if a building permit is not obtained and construction not commenced and diligently pursued toward completion. The applicant has provided a narrative supporting the rezoning and a draft plat, included with this memorandum as Attachments 3 and 4. III. BACKGROUND The SSCV was founded in 1962 to provide youth in the community opportunities for character growth and excellence through athletics. It is widely recognized as one of the premier ski and snowboard clubs in the country and was recently named the U.S. Ski and Snowboard Association (USSA) Club of the Year. The club serves approximately 700 members in a variety of disciplines and is a registered 501(c)3 non - profit charitable organization. The existing SSCV structure was constructed in 1976 after the Planning and Environmental Commission approved a conditional use permit for a structure in the Agriculture and Open Space District. The existing SSCV parcel was created via warranty deed in 1976 through a subdivision of Tract B of Vail Village Filing 7. On December 13, 1999, the PEC recommended approval to the Vail Town Council for a rezoning of the property to the SBR District from the Agriculture and Open Space District. Contingent upon the rezoning, the PEC also approved a development plan and a conditional use permit for a "quasi- public club." The proposed redevelopment scheme included a 24,000 square foot commercial building for use by SSCV that included encroachments onto the adjacent Vail Resorts property, with half of the building located on Vail Resorts property. The development plan added SSCV to the Golden Peak development site. On February 15, 2000, the Vail Town Council adopted Ordinance No. 2, Series of 2000, which rezoned the subject property from the Agriculture and Open Space District to the Ski Base/ Recreation District. The SSCV building was legally nonconforming in this district, and did not have the ability to expand under its existing zoning. According to the Staff memorandum dated February 1, 2000, "due to the encroachment onto Vail Associates' property, it is necessary to apply a consistent zoning among the parcels." A rezoning was implemented in anticipation of a redevelopment that never occurred. On March 6, 2012, the Vail Town Council adopted Ordinance No. 1, Series of 2012, which rezoned the subject property from the Ski Base /Recreation (SBR) District to the SBR2 District. The intent of the rezoning identified at that time was to facilitate the redevelopment of the parcel separate from the Golden Peak Development Site. The Town of Vail Page 3 language in the SBR District is very specific to the Golden Peak Lodge, and does not accommodate the stand alone development of the SSCV facility as a mixed use building. Current Proposal Planning efforts for the current proposal were initiated three years ago and have included: • The rezoning of the site from SBR to SBR2 in 2012 to facilitate the mixed - use project. (Completed 2012) • Coordination with Vail Resorts for additional site area and a proposal that will complement the Resorts on- mountain activities. (Subject of this application) • Neighborhood outreach including community meetings and discussions with property owners and homeowner associations in the Golden Peak Neighborhood. (Ongoing) • Participation in neighborhood efforts to improved traffic conditions on Vail Valley Drive. (Ongoing) • Conditional Use Permit and Development Plan application for clubhouse replacement (Ongoing) IV. APPLICABLE PLANNING DOCUMENTS Staff believes that following provisions of the Vail Land Use Plan, the Vail Village Master 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) 1. General Growth /Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 2. Skier /Tourist Concerns 2.2 The ski area owner, the business community and the Town leaders should Town of Vail Page 4 work together to improve facilities for day skiers. Chapter VI — Proposed Land Use (in part) SB Ski Base. Ski base areas are designated at the main mountain portals found within the Town. Uses and activities for these areas are intended to encourage a safe, convenient and aesthetically - pleasing transition between the ski mountain and surrounding land use categories. The range of uses and activities appropriate in the Ski Base (SB) 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, and residential, retail, and restaurant uses. Vail Village Master Plan (in part) GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE PRESERVING UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN ORDER TO SUSTAIN ITS SENSE OF COMMUNITY AND IDENTITY. Objective 1.2. Encourage the upgrading and redevelopment of residential and commercial facilities. Policy 1.2.1. Additional development may be allowed as identified by the Action Plan and as is consistent with the Vail Village Master Plan and Urban Design Guide Plan. Policy 1.4.2. The Town may grant flexibility in the interpretation and implementation of its regulations and design guidelines to help protect and maintain the existing character of Vail Village. GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRY AND PROMOTE YEAR - AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND FOR THE COMMUNITY ASA WHOLE. Objective 2.1. Recognize the variety of land uses found in the 11 sub -areas throughout the Village and allow for development that is compatible with these established land use patterns. Objective 2.2. Recognize the importance of Vail Village as a mixed use center of activities for our guests, visitors and residents. Objective 2.3. Increase the number of residential units available for short term overnight accommodations. Policy 2.3.1. The development of short term accommodation units is strongly encouraged. Residential units that are developed above existing density levels are required to be designed or managed in a manner that Town of Vail Page 5 makes them available for short term overnight rental. Objective 2.4. Encourage the development of a variety of new commercial activity where compatible with existing land uses. Policy 2.4.1. Commercial infill development consistent with established horizontal zoning regulations shall be encouraged to provide activity generators, accessible greenspaces, public plazas, and streetscape improvements to the pedestrian network throughout the Village. Objective 2.5. Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. Policy 2.5.1. Recreation amenities, common areas, meeting facilities and other amenities shall be preserved and enhanced as a part of any redevelopment of lodging properties. LAND USE PLAN. There is a well - defined overall pattern of land use throughout the Village that establishes one of its more pleasant characteristics. The greatest variety and intensity of uses are found within the Village Core Area and along the pedestrian ways of East Meadow Drive. The mixed use character of these areas makes significant contributions to the vitality of the pedestrian experience in the Village. Land uses surrounding these areas are predominantly residential with a mixture of lodging, condominium, and low density residential development. Other land use designations in the Village include heavy service, public facility /parking, and ski base /recreation. Ski Base /Recreation: Located at the base of Vail Mountain in the Golden Peak area and immediately adjacent to Vail Village, this designation is intended to provide for the facilities and services inherent to the operation of a ski area. Uses and activities for these areas are intended to encourage a safe, convenient, and aesthetically - pleasing transition between the ski mountain and surrounding land use categories. The range of uses and activities appropriate in the Ski Base /Recreation land use category may include skier and resort services, ski lifts, ski trails, base facilities, public restrooms, ticket sales, clubs, public plazas, outdoor cultural /art events and sports venue, open spaces, parking and loading /delivery facilities, and residential, retail, and restaurant uses. Town of Vail Page 6 GOLDEN PEAK SKI BASE SUB -AREA ( #10) A I r ='o -,- EK z c� r EAST GORE ` CREEK YYl are OSLl "' GOLDEN PEAK ..MS! The Golden Peak Ski Base Sub -Area has traditionally served as a recreational activity center throughout the year. The Golden Peak Ski Base facility provides one of four access portals to Vail Mountain during the winter months, and accommodates a number of the Town's recreation programs during the summer. In 1983, Vail Associates received approval for the redevelopment of this facility and in 1988, completed the Children's Ski Center. The further redevelopment of this area will serve to reinforce its role as a major ski base and recreational activity center for the entire community. Development or redevelopment of this sub -area will attract additional traffic and population into this area and may have significant impacts upon portions of Sub -Areas 6 and 7. ARTICLE 12 -8E. SKI BASE /RECREATION 2 (SBR2) DISTRICT (In Part) 12 -8E -1: PURPOSE. The ski base /recreation 2 district is intended to provide sites for facilities, activities and uses necessary for and appurtenant to the operation of a ski mountain. A variety of other facilities, uses and activities, including, but not limited to, residential, public and semipublic uses and special community events typically associated with a vibrant resort community are also permitted within the zone district. The ski base /recreation 2 district is intended to ensure adequate light, air, open space and other amenities appropriate to permitted and conditional uses throughout the zone district. In order to achieve this objective and to ensure compatibility with adjacent land uses, all permitted uses, development and activity within the zone district shall be subject to approval of a comprehensive development plan in accordance with the provisions of this article. Furthermore, due to the likelihood of this district being located at the base of Vail Mountain, and upon some of the most critical and important lands to the future success and resort character of the town, development within this district shall be evaluated based upon its ability to meet the specific purposes of this title and to Town of Vail Page 7 o �t YYl are OSLl "' GOLDEN PEAK ..MS! The Golden Peak Ski Base Sub -Area has traditionally served as a recreational activity center throughout the year. The Golden Peak Ski Base facility provides one of four access portals to Vail Mountain during the winter months, and accommodates a number of the Town's recreation programs during the summer. In 1983, Vail Associates received approval for the redevelopment of this facility and in 1988, completed the Children's Ski Center. The further redevelopment of this area will serve to reinforce its role as a major ski base and recreational activity center for the entire community. Development or redevelopment of this sub -area will attract additional traffic and population into this area and may have significant impacts upon portions of Sub -Areas 6 and 7. ARTICLE 12 -8E. SKI BASE /RECREATION 2 (SBR2) DISTRICT (In Part) 12 -8E -1: PURPOSE. The ski base /recreation 2 district is intended to provide sites for facilities, activities and uses necessary for and appurtenant to the operation of a ski mountain. A variety of other facilities, uses and activities, including, but not limited to, residential, public and semipublic uses and special community events typically associated with a vibrant resort community are also permitted within the zone district. The ski base /recreation 2 district is intended to ensure adequate light, air, open space and other amenities appropriate to permitted and conditional uses throughout the zone district. In order to achieve this objective and to ensure compatibility with adjacent land uses, all permitted uses, development and activity within the zone district shall be subject to approval of a comprehensive development plan in accordance with the provisions of this article. Furthermore, due to the likelihood of this district being located at the base of Vail Mountain, and upon some of the most critical and important lands to the future success and resort character of the town, development within this district shall be evaluated based upon its ability to meet the specific purposes of this title and to Town of Vail Page 7 V. VI. provide "compelling public benefits which further the public interests" that go beyond any economic benefits to the landowner. SITE ANALYSIS Existing Zoning: Ski Base /Recreation and Ski Base /Recreation 2 Districts Proposed Zoning: Ski Base /Recreation 2 District Existing Land Use Designation: Ski Base Mapped Geological Hazards: None Existing Lot Area: Approximately .265 acres /11,563 square feet Proposed Lot Area: Approximately .52 acres /22,828 square feet SURROUNDING LAND USES AND ZONING Existing Use Zoning District North: Multifamily High Density Multiple Family South: Recreation Ski Base Recreation East: Recreation Ski Base Recreation West: Recreation Ski Base Recreation VII. REVIEW CRITERIA A Minor Subdivision for the expansion of the SSCV parcel. Before recommending approval, approval with conditions or disapproval of the preliminary plan, the planning and environmental commission shall consider the following criteria with respect to the proposed subdivision. 1. The extent to which the proposed subdivision is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town. Staff Analysis: The proposed subdivision allows for the successful redevelopment of the existing SSCV parcel. The additional land area will allow the flexibility necessary to establish a unique development that will serve the youth athletes of the region. The proposed subdivision is consistent with the goals and objectives of the Vail Land Use Plan including Goals No. 1 and 2 of the Vail Village Mater Plan and the intent of the Ski Base /Recreation 2 District, as found in Section IV, Applicable Planning Documents. Staff finds this criterion to be met. 2. The extent to which the proposed subdivision complies with all of the standards of this title, as well as, but not limited to, Title 12, "Zoning Regulations ", of this code, and other pertinent regulations that the planning and environmental commission deems applicable. Town of Vail Page 8 Staff Analysis: The proposed subdivision complies with all of the standards of Title 13, Subdivision Regulations and Title 12, Zoning Regulations. The subdivision does not create any known nonconformities and all future development will be required to meet all applicable standards. Staff finds this criterion to be met. 3. The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives. Staff Analysis: The proposed subdivision greatly improves the development potential of the subject site and leads to a greater ability to meet the development objectives of the Town of Vail. By enlarging the existing site, greater efficiencies can be gained programmatically in a development that serves as a gateway to the mountain. Greater land area also results in improved drop off and pick up areas and a greater flexibility in building operations. Staff finds this criterion to be met. 4. The extent of the effects on the future development of the surrounding area. Staff Analysis: The proposed subdivision is careful not to adversely impact adjacent residential properties and to allow the continued successful on- mountain operations in this area. It is not anticipated that the subdivision will have any adverse impacts on the future development or redevelopment of the surrounding area. Staff finds this criterion to be met. 5. The extent to which the proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, or require duplication or premature extension of public facilities, or result in a "leapfrog" pattern of development. Staff Analysis: The proposed subdivision does not result in the creation of spatial patterns that adversely affect the efficient delivery of public services nor does it result in a leapfrog pattern of development. The subject area is largely a built out environment with the proposed subdivision facilitating the redevelopment of an existing facility. Staff finds this criterion to be met. Town of Vail Page 9 6. The extent to which the utility lines are sized to serve the planned ultimate population of the service area to avoid future land disruption to upgrade undersized lines. Staff Analysis: The proposed subdivision does not result in the necessity to upsize any existing utilities and future land disruptions are not anticipated. Future redevelopment on the site may require the upsizing of utility service lines. Staff finds this criterion to be met. 7. The extent to which the proposed subdivision provides for the growth of an orderly viable community and serves the best interests of the community as a whole. Staff Analysis: The proposed subdivision provides for the orderly growth of the community and is in the best interest of the community as a whole in its ability to facilitate the redevelopment of the SSCV clubhouse. Staff finds this criterion to be met. 8. The extent to which the proposed subdivision results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features. Staff Analysis: The proposed subdivision is not anticipated to result in adverse impacts to the natural environment. Future development on the reconfigured parcel will be required to adhere to all applicable environmental standards during both construction and facility operation. Staff finds this criterion to be met. 9. Such other factors and criteria as the commission and /or council deem applicable to the proposed subdivision. Town of Vail Page 10 `An Amendment to District Boundaries (Rezoning) of that portion of the expanded Parcel, formerly part of the Golden Peak Ski Base and Recreation District Parcel No. 1, from the Ski Base /Recreation (SBR) District to Ski Base /Recreation 2 (SBR2) District. Before acting on an application for a zone district boundary amendment, the planning and environmental commission and town council shall consider the following factors with respect to the requested zone district boundary amendment. 1. The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town. Staff Analysis: The proposed rezoning, in concert with the related subdivision, allows for the successful redevelopment of the existing SSCV parcel. The rezoning of the additional land area will allow the flexibility necessary to establish a unique development that will serve the youth athletes of the region. The proposed rezoning is consistent with the goals and objectives of the Vail Land Use Plan including Goals No. 1 and 2 of the Vail Village Mater Plan and the intent of the SBR2 District. Staff finds this criterion to be met. 2. The extent to which the zone district amendment is suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents. Staff Analysis: The zone district boundary amendment is both suitable and compatible with the existing and proposed land uses on the site and the existing and potential surrounding land uses. The rezoning will aid in the facilitation of the redevelopment of the SSCV clubhouse while being compatible with existing adjacent ski area operations. The rezoning is harmonious with the potential future redevelopment of the Golden Peak Area and the development supported by the rezoning will serve as a cornerstone to such redevelopment. Staff finds this criterion to be met. 3. The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives. Staff Analysis: The proposed zone district amendment will create a cohesive land use scheme consistent with the development objectives of the town, namely orderly development and redevelopment that improves the community for both resident and guests. Staff finds this criterion to be met. Town of Vail Page 11 4. The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole. Staff Analysis: The zone district amendment accompanying the proposed minor subdivision allows for the redevelopment of the existing SSCV clubhouse, an identified asset to the community. The amendment does not constitute spot zoning as it is supported by the future land use map, is compatible with and supportive of adjacent land uses and serves the best interest of the community, as a whole. Staff finds this criterion to be met. 5. The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features. Staff Analysis: The proposed rezoning will not result in adverse impacts to the natural environment. Future development on the reconfigured and rezoned parcel will be required to adhere to all applicable environmental standards during both construction and facility operation. Staff finds this criterion to be met. 6. The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district. Staff Analysis: The proposed rezoning is consistent with the purpose statement of the SBR2 District and future development on the site will be required to be compatible with its intent. Staff finds this criterion to be met. 7. The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate. Staff Analysis: The proposed zone district boundary amendment demonstrates how conditions of changed regarding the subject property. The success of SSCV has resulted in the need for a redevelopment of their clubhouse, a redevelopment facilitated by this rezoning and the related minor subdivision. With a transfer of the subject parcel from Vail Resorts to SSCV, the existing SBR zoning designation is no longer appropriate. Staff finds this criterion to be met. Town of Vail Page 12 8. Such other factors and criteria as the commission and /or council deem applicable to the proposed rezoning. VIII. STAFF RECOMMENDATION Minor Subdivision The Community Development Department recommends the Planning and Environmental Commission approve, with conditions, a Minor Subdivision, pursuant to Section 13 -4, Minor Subdivision, Vail Town Code, to allow for the re- subdivision of Parcel 1 of the Golden Peak Ski Base And Recreation District Parcel and Part of Tract B, Vail Village Filing 7, in order to establish Parcel 3, Golden Peak Ski Base And Recreation District Parcel, the redevelopment site for Ski and Snowboard Club Vail, located at 460 and 598 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel, and Part of Tract B, Vail Village Filing 7, and setting forth details in regard thereto. Staff's recommendation is based upon the review of the criteria described in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve, with conditions, this request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves, with conditions, a Minor Subdivision, pursuant to Section 13 -4, Minor Subdivision, Vail Town Code, to allow for the re- subdivision of Parcel 1 of the Golden Peak Ski Base And Recreation District Parcel and Part of Tract B, Vail Village Filing 7, in order to establish Parcel 3, Golden Peak Ski Base And Recreation District Parcel, the redevelopment site for Ski and Snowboard Club Vail, located at 460 and 598 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel, and Part of Tract B, Vail Village Filing 7, and setting forth details in regard thereto with the following conditions. 1. The applicant shall provide for the recordation of the amended plat prior to the issuance of any building permit for the proposed development. Should the Planning and Environmental Commission choose to approve this Minor Subdivision request, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Sections Vlll of the Staff memorandum to the Planning and Environmental Commission dated October 27, 2014, and the evidence and testimony presented, the Planning and Environmental Commission finds. 1. That the subdivision is in compliance with the criteria listed in subsection A of this section. Town of Vail Page 13 2. That the subdivision is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town. 3. That the subdivision is compatible with and suitable to adjacent uses and appropriate for the surrounding areas. 4. That the subdivision promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. Recommendation and Findings, Zone District Boundary Amendment The Community Development Department recommends the Planning and Environmental Commission forwards a recommendation of approval to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to rezone a portion of Parcel 1 of the Golden Peak Ski Base And Recreation District Parcel subdivision from Ski Base Recreation District to Ski Base Recreation 2 District, located at 460 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel subdivision, and setting forth details in regard thereto. Staff's recommendation is based upon the review of the criteria described in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose forwards a recommendation of approval to the Vail Town Council for a zone district boundary amendment, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission forwards a recommendation of approval to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to rezone a portion of Parcel 1 of the Golden Peak Ski Base and Recreation District Parcel subdivision, more specifically described in Attachment B, from Ski Base Recreation District to Ski Base Recreation 2 District, located at 460 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel subdivision, and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to forward this recommendation of approval, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Sections Vlll of the Staff memorandum to the Planning and Environmental Commission dated October 27, 2014, and the evidence and testimony presented, the Planning and Environmental Town of Vail Page 14 Commission finds. That the amendment is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town, and 2. That the amendment is compatible with and suitable to adjacent uses and appropriate for the surrounding areas, and 3. That the amendment promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. " IX. ATTACHMENTS A. Vicinity Map B. Rezoning Exhibit and legal description C. Applicants Narrative, October 2014 D. Draft Plat Town of Vail Page 15 44 YSFt Y 7 ii r2 � 1 1 � ' yy • ��.+ ��'' � dry +. � � � W r M e� \ ,yr % ,. v s " a, , REDEVELOPMENT OF SKI and SNOWBOARD CLUB VAIL CLUBHOUSE Minor Subdivision Re- Zoning Development Plan Conditional Use Permit September 2014, revised October 23, 2014 RE- DEVELOPMENT OF SKI and SNOWBOARD CLUB VAIL CLUBHOUSE Submitted on behalf of: Ski and Snowboard Club Vail 598 Vail Valley Drive Vail, CO 81632 Submitted To: Town of Vail Department of Community Development 75 South Frontage Road Vail, CO 81632 Braun Associates, Inc. 225 Main Street, Suite G -2 Edwards, CO 81632 970 926 -7575 September 2014, revised October 23, 2014 Table of Contents I. Introduction 1 IL Overview of SSCV and Project Background 3 III. Project Site Conditions Col IV. Description of Project 7 V. Conformance with Applicable Review Criteria 16 VI. Appendix 24 1. Legal Description of land to be re -zoned 2. Traffic Analysis Letter 3. Amended Final Plat Ski and Snowboard Club Vail Club House Re- Development September 2014, revised October 23, 2014 I. INTRODUCTION The purpose of this report is to provide information on the proposed re- development of the Ski and Snowboard Club Vail (SSCV) Clubhouse. Information provided herein has been prepared in accordance with requirements of the Town of Vail development review process. The re- development of the Clubhouse involves the demolition of the existing Ski Club building and construction of a new building and related site improvements. The main features of the re- development include expanded Club space for SSCV, new, below grade parking, greatly enhanced drive aisle /drop -off facilities, two residential condominiums, and improved landscaping and related site improvements. Four development applications have been submitted — • Development Plan for the building and proposed site improvements, • Minor Subdivision for the expansion of the SSCV parcel, • Re- zoning of land added to the SSCV parcel, and • Conditional Use Permit. Each of these applications are described in detail below. Information provided in this report is presented in the following sections: I. Introduction II. Overview of SSCV and Project Background III. Project Site Conditions IV. Description of Project V. Conformance with Applicable Review Criteria VI. Appendix 1. Legal Description of land to be re -zoned 2. Traffic Analysis Letter 3. Amended Final Plat This application has been submitted on behalf of the Ski and Snowboard Club Vail and Vail Resorts. Vail Resorts is providing land that will be incorporated into the existing SSCV parcel in order to more effectively facilitate the proposed redevelopment. Vail Resorts has provided a letter authorizing SSCV to proceed through the Town's review process with these development applications. A site plan of the proposed redevelopment is found on the following page. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 1 C) qq yy �R g,Ey a:7" € �6 ii TllM iii 5U >s S 4 b "AFL n �� + } tae 5$ r i;, -- I i •� `' - -' • 'w ' !!f' � ,� d •fs'� `ti �+f...a; .?-. I $( SKI AND k h w e b b rs SNOWBOARD �� � a r c h I f e c l s p c ........ CLUB VAIL *M Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 2 IL OVERVIEW of SSCV and PROJECT BACKGROUND Founded in 1962, the mission of the Club is to provide youth the opportunity for character growth and excellence through athletics. The Club is widely recognized as one of the premier ski and snowboard clubs in the Country and this past year was named the "USSA Club of the year" by the U.S. Ski and Snowboard Associations (USSA). Ski and Snowboard Club Vail serves approximately 700 members in a variety of alpine racing, free - skiing, freestyle, Nordic and snowboarding programs. The Club is a 501(c)3 non - profit charitable organization. The Club is also highly respected throughout the Valley as a leader in youth development. Originally a small club dedicated to ski racing, SSCV has evolved into one of our community's largest organizations dedicated to serving our youth. In doing so the influence of the Club has grown to include a wide range of topics, all of which make significant contributions to the Vail community. The Kids The Club has had unparalleled success in developing snow -sport athletes who have gone on to excel on an international stage. The most recognizable among these are Lindsey Vonn and Mikaela Shriffin, but not to be overlooked are the achievements of Toby Dawson, Chris Del Bosco, Sarah Schleper and many other athletes. Over the past few years many Club athletes have been named to the U.S. Ski Team, notable among them are a number of local, "home grown" athletes born and raised here in Eagle County. Athletic achievements are important; however the underlying purpose of the Club in serving our youth is to use athletics to instill the "3 C's" of courage, character and commitment, to help kids develop life lessons that will help them in the years to come. The Community The Club utilizes its staff, athletes and parents to volunteer in a variety of community events throughout the year. Most notable among these is the Birds of Prey at Beaver Creek. Each year the Club provides on average 4,000 hours of volunteer help to this event. The presence of Club volunteers is also found at the Community Fund Rummage Sale, the Copper Triangle and many other community events. The Vail Ski and Snowboard Academy In the fall of 2007 Ski and Snowboard Club Vail partnered with the Eagle County School District to establish the Vail Ski and Snowboard Academy. Located in Minturn at Maloit Park, the Academy is a fully accredited and certified public school with the goal of providing its students with a rigorous academic curriculum while supporting a world class training and competition schedule. From 31 students in its first year, the Academy has grown to over 175 students. Economic Impact The Club's programs and the visitors they draw to Vail generate significant economic activity throughout the community. Foremost among these is the early season training at Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 3 Golden Peak. Over the past few years Golden Peak has evolved into one of the world's premier early season race training facilities. Each fall for a five week period the Club typically hosts 20 ski clubs, 10 colleges and 20 national ski teams, most of which on average spend a week in Vail. The economic impact of this activity is enormous, particularly when occurring in November, a time of year that is historically very quiet. Throughout the ski season SSCV also hosts a number of races and other events. On average 40 race /event days are planned and many of them are multi -day events. The economic impact of these and other events is significant. Existing SSCV Facilities and Operations The Club currently operates from a 6,500SF building located at the base of Vail Mountain. This building was originally constructed in the mid -70's and a second floor was added in the mid -80's. In the 70's the Club was serving just over 100 athletes. Today approximately 650 athletes utilize the Clubhouse (this figure excludes nordic athletes who do not use the Clubhouse). The space constraints within the existing facility are severe and the building is certainly showing its age. The need to expand and update the Clubhouse is acute. Creating a facility that meets the needs of Club athletes and coaches is the driving factor behind this redevelopment proposal. The existing Club building plays an important role in how SSCV operates at Vail Mountain. The building's primary purpose is to provide space for athletes and coaches to gather before and after race and training days. In essence the building serves as the Club's portal to Vail Mountain. The building also provides space, albeit very limited, for athlete locker rooms, ski tuning, coaches work areas and other club - related uses. Each of these uses will be provided in the new build, although the space dedicated to these uses will be expanded significantly. Project Planning Going back as far as the 1990's, previous efforts have been made to redevelop the Clubhouse. The effort that has resulted in this development proposal was initiated three years ago. During this time SSCV has worked closely with a number of different players. Town of Vail In 2012 the Town of Vail approved re- zoning of the SSCV parcel to Ski Base /Recreation 2. This re- zoning has laid the groundwork for this effort by defining both development standards and a review process for the project. Vail Resorts SSCV has worked closely with Vail Resorts on the land to be conveyed to the Club and to also ensure that the design of the project is coordinated with VR's mountain operations. Neighborhood Outreach The Club has taken steps to engage the neighborhood over the past few years. A number of community open houses have been held and the Club has reached out Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 4 individually to numerous property owners and homeowner associations in the Golden Peak neighborhood. These efforts have resulted in a wide range of support for the project. Golden Peak Neighborhood Traffic Task Force The Club has been an active participate in neighborhood efforts to address traffic congestion on Vail Valley Drive. Working closely with the Town, Vail Resorts and other property owners, SSCV has initiated a variety of efforts to improve weekend athlete drop- off /pick -up. These efforts are described in greater detail below. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 5 III. PROJECT SITE CONDITIONS SSCV's existing parcel fronts directly on Vail Valley Drive and backs directly onto the snowfield that leads to Vail Mountain. Albeit small in size (.265 acres, or 11,543 SF), the parcel's relationship to Vail Mountain makes it ideally located for the Club's needs. Access to the parcel is provided via a one -way loop access drive. The drive functions in a counter - clockwise direction. This road and surface parking (on the east side of the project) are located on Vail Resorts property. SSCV has the right to use this land for parking and access via a license agreement with Vail Resorts. A survey of existing site conditions is found in the plan set that has been provided under separate cover. As a part of this re- development project the SSCV parcel will be increased in size by the conveyance of a.258 ac. (11,238 SF) parcel from Vail Resorts. This new land area essentially wraps three sides of the SSCV parcel. With the addition of this land the SSCV parcel will be .523 acres, or 22,828 SF. A vicinity map /site context diagram is below. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 6 IV. DESCRIPTION OF PROJECT Four development applications have been submitted for the project: Minor Subdivision Application — this application will subdivide + / -I 1,238SF of land from Vail Resorts adjoining Golden Peak parcel and incorporate it into the SSCV parcel. The Vail Resorts land essentially "wraps" the SSCV on three sides and will increase the size of the SSCV parcel to +/- 22,828SF. Re- zoning application — The Vail Resorts land to be incorporated into the SSCV parcel is currently zoned Ski Base /Recreation 1 (the zoning of the larger, +/ -40 acre "Golden Peak" base area). This application will re -zone the land to be subdivided and incorporated into the SSCV parcel to Ski Base /Rec 2 so that the entire SSCV parcel has the same zoning. Development Permit Application — This application addresses design, development standards and other development review - related considerations of the proposed building. Conditional Use Permit — The Town has historically defined the use of SSCV to be a "public or private club ". This use is a Conditional Use in the Ski Base /Recreation 2 zone district. This application evaluates the suitability of this use. Below is a description of the proposed project. The project's conformance with applicable review criteria for each of the four development applications is found in Section IV. of this report. Proposed Building The primary purpose of this redevelopment is to upgrade SSCV facilities to better serve the Club's athletes. The current Club facility is woefully inadequate and extremely under - sized. The expansion is not intended to facilitate future growth of the Club, but rather for the building to "catch up" to the Club's current needs. The two residential condominiums on the upper levels of the building are the "economic engine" that will fund the re- development project. The current Clubhouse is approximately 6,500 square feet in size. Uses in the existing building include athlete rooms, administration and coaches offices, meeting rooms, a multi - purpose room, locker rooms, storage, weight room, ski tuning, circulation and restrooms. The new Clubhouse essentially includes these same uses, albeit within +/- 20,750SF. A summary of the uses proposed in the new building include: Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 7 Team Rooms The proposed building will provide nearly six times more space dedicated to athlete team rooms (locker rooms). Weight Room /Gym Over 1,OOOSF of gym space will be provided for athlete warm -up and cool - downs. Club Room The Club Room serves two purposes - space for registration and meetings during races and other competitions and space for athletes to gather for lunch, etc. on training days. The new club room is 2,200SF, nearly three times the size of the existing room. The use of this space will be consistent with how it has been used in the past, albeit in a far more efficient and effective manner. Meeting Rooms The existing building has one small meeting room of approximately 180 SF. This room is typically used for staff /coaches meetings and athlete /coach meetings. One meeting room is woefully inadequate in satisfying the needs of the Club. A board room and a number of smaller meeting rooms will be provided in the new building. Ski /Board /Tech Services Space for athlete's equipment tuning and other tech services will more than double to approximately 1,200SF. Storage Athlete equipment and Club storage areas will more than triple in size to over 1,500 SF. A key benefit of this increased space is that race gates, netting and other race gear currently stored outside will now be stored inside the building. Coaches and Administrative Staff Work Areas The existing building has extremely limited work space for coaches and Club staff. These limitations are so extreme that many coaches literally do not have space to work while at the Club. The new building will remedy this situation with a number of new offices and shared workstations. Circulation and Misc Space Hallways, stairwells, restrooms, mechanical space, trash rooms, etc. will increase significantly. These uses are critical to how the building will function and comprise a significant amount of the proposed buildings total square footage. Employee Housing Units Two on -site employee housing units are proposed — a 458SF studio unit and a 613SF one - bedroom unit. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 8 Parkin _g GarageGarage The below grade parking garage will provide 24 parking spaces (including two accessible spaces) along with circulation and storage areas. Five of the 24 spaces will be allocated to the two residential condominiums; the remaining 19 spaces will be used by the Club. Residential Condominiums A total of 9,996SF of residential condominium space is located on the upper levels of the building. Two units are proposed. Each will have elevator access from the below grade garage and independent stair access from street level. Landscaping and Site Design The proposed redevelopment includes a number of significant site and landscape improvements. These include: Landscaping Significant enhancements to landscaping around the building and along Vail Valley Drive are proposed. Additional landscape materials will also be provided on the neighboring Manor Vail property. Surface Parking The amount of surface parking will be reduced from 7 to 5 spaces. The existing asphalt parking lot will be replaced with a brick paver surface. Drive Aisle The drive aisle will be improved by widening and by installation of a snow -melt system. These changes are proposed to provide the facilities necessary to improve drop -off and pick -up operation (discussed in greater detail above). The entire drive aisle surface will be brick pavers. Trash The exiting "free- standing" trash area will be replaced with a new trash enclosure incorporated into the east end of the new building. Recreation Path The recreation path located behind the existing building will be re- located as a function of the re- development project. Development Standards For each of the standards listed below, Town Code stipulates that standards are to be "as per the approved development plan" and /or as determined by the PEC: Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 9 Gross Residential Floor Area The two residential condominiums on the upper two floors of the building include +/- 10,000 SF of GRFA. Setbacks Front — 26' from face of building, 0' from porte cochere Side — 4.5' on west, 1.5' on east Rear — 27' Site Coverage The footprint of the building (including the porte cochere) and portions of the building that are below grade total 17,936SF, or 78% of the site area. Landscaping Landscape area is +/ -3,592 SF, or 15.7% of the total site area. Parking 5 surface spaces (via the License Agreement with Vail Resorts) will be maintained and 24 new enclosed spaces will be provided on the lowest level of the new building. The 29 proposed parking spaces will be allocated as follows: • 5 structured spaces will be assigned to the two condominiums • 24 spaces will be used by the Club (15 structured and 7 surface spaces) Further discussion of parking is provided below. The following development standards are prescriptive: Building Height Maximum allowable height is 43'. Main ridge of building is proposed to be 42'. The main dormer on north side of building is proposed to be at 42'. All other roof elements are below the maximum allowable height. Densijy .523 acres of total site area allow for up to 4 dwelling units (8 units per acre are permitted in SBR2). Two dwelling units are proposed. Snow Storage The drive aisle is +/ -9,800 SF. 10% snow storage is required (drive will be heated). 980 SF of snow storage is provided. Diagrams depicting building height, site coverage, setbacks, landscaping, and snow storage have been provided under separate cover. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 10 Traffic and Athlete Drop -off A traffic analysis letter addressing the proposed re- development has been prepared by Kimley -Horn and Associates, Inc. Given that the only new use proposed by the re- development of the Clubhouse is the introduction of two residential condominiums and two employee housing units, the focus the traffic analysis letter was on existing traffic conditions and methods for how the Club can improve athlete pick up and drop off in order to minimize impacts to Vail Valley Drive. Traffic counts were made at five locations along Vail Valley Drive during the a.m. (8:00- 9:30) and p.m. (2:30 -4:00) peak periods on March 15th, 2014. This date was determined to be an "average" day at the Club with respect to the number of athletes training at Golden Peak. Key findings of these traffic counts include: • The destination of east bound traffic in the a.m. peak period was equally split between SSCV (26.4 %), Golden Peak (24.6 %), the Children's Ski Center (23.7 %) and "other destinations" (25.3% - either surrounding residential development or pass -thru traffic). • "Other destinations" (34.4 %, surrounding residential development or pass -thru traffic) was the predominant destination of east bound p.m. peak period traffic. SSCV was the lowest at 18.8 %. • There were a total of 399 a.m. peak period trips, of which 84% was east bound and 16% was west bound. • SSCV generated a total of 107 trips in the a.m. peak hour, of which 17% arrived from the east and 83% from the west. • During the p.m. peak period, 51% of westbound traffic was generated by pass - thru traffic or surrounding residential development. • Vail Valley Drive has a design capacity of about 1,800 vehicles per hour. Traffic counts indicate 689 vehicles per hour, utilizing only 38% of available capacity. • Level of Service (LOS) at SSCV access points operates at LOS "A ". Traffic operations, specifically morning and afternoon drop -off and pick -up, at SSCV were also evaluated. The following recommendations were provided and where relevant the Club's response to these recommendations is provided. It was suggested that the Club reverse the flow of traffic to a clock -wise direction. The traffic analysis recommended not reversing flow for two reasons — this change would create a conflict between traffic entering and exiting the site (i.e. exiting traffic would "cross paths" with Club traffic on Vail Valley Drive, slowing down the flow of cars through Club drop -off), and athletes exiting a car from the passenger side of a car would be forced to cross in front of their vehicle, causing delays and creating a safety consideration. The Club is not proposing any change to the direction that traffic accesses the site. Encouraging SSCV members to access the Club from the east (via Vail Valley Drive and the Golf Course Bridge). This past year the Club began a program to encourage members to access the Club from the east. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 11 • Assign staff to manage drop -off operations. Last year the Club implemented this program. Staff members direct traffic to ensure efficient use of available space, prevent parents from leaving their cars during drop -off, help unload athlete gear, etc. • Provide additional space, ski racks, etc. for athletes to gather in front of the Club after being dropped off. Currently there is little room for athletes and their equipment once they are dropped off The proposed plans for the Club include significantly more sidewalk/gathering area, ski racks and seating. • Provide mountain access more centrally located to the Club. The proposed building includes a new portal to the mountain in the center of the building. • Stagger start times of various club programs. The Club currently staggers start times to disperse the times athletes arrive at the Club and will continue to do so. Based on programs implemented by the Club, significant improvements were made to drop -off and pick -up operations on weekend days (specifically Saturday) this past year. The Club is committed to continuing these programs. The proposed building and access drive were designed specifically to further improve the efficiency of drop -off operations. Foremost among these improvements are the expanded space for athletes to gather in front of the Club and the upgraded drive aisle. The proposed access drive will provide three 10'8" wide lanes over a distance of 160'. The new drive will be heated, meaning the full width of the drive will be maintained throughout the winter (currently snowpack reduces the width and functionality of the drive throughout the winter). Refer to the Traffic Analysis Letter in the appendix of this report for additional information. Parking The SSCV Clubhouse is a unique land use, one that is not specifically addressed by Section 12 -10 -10 Parking Requirements Schedule of the Town Code. In such cases parking requirements are to be determined by the Planning and Environmental Commission. In order to determine the appropriate amount of parking for the Club it is important to understand how parking (and drop -off) has been addressed by the Club and by the Town in the past 40 -plus years the Club has been operating at Golden Peak. The initial development of the Club occurred in the mid- 1970's. In 1976 the Planning and Environmental Commission approved a CUP for the Clubhouse and at that time did not require any parking, stating "we feel additional parking in this location is not appropriate" (quote taken from a November 8, 1999 staff memo). In the mid -80's a second floor was added to the building and at that time no significant changes were required to parking. The 1976 CUP approval (with no on -site parking requirement) set the stage for the future operation of the Club — specifically, that emphasis should be on the drop- off /pick -up of Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 12 athletes and the concept of having limited on -site parking. It could be speculated that the PEC's rationale for the Club providing limited parking was driven by a few key considerations: • The site's limited area made it very difficult to create on -site parking, • The success of Club operations is far more dependent upon effective athlete drop - off /pick -up than it is on -site parking, • Parking need is limited to the winter months only and during the winter parking demand is isolated to weekend days, and • Minimizing the amount of on -site parking at the Club will serve to reduce traffic within the neighborhood. These considerations remain relevant today. For more than a decade SSCV has been operating with the existing drop- off /pick -up drive aisle and 7 on -site parking spaces (while approximately 10 diagonal parking spaces can be utilized within the drive aisle, these spaces are only available when drop -off and pick -up is not taking place and as such are not considered on -site spaces). In essence this existing condition has "by default" established the Club's current parking requirement and in doing so has furthered the approach established by the 1976 PEC approval of having limited on -site parking. The parking situation at the Club "works" because the majority of Club activity is from athletes who are dropped off and picked up. On -site parking is not necessary for athletes. The Club allocates their limited on -site parking for shared use by key staff and coaches and limited visitor parking. Like many employees in Vail Village and Lionshead who do not have access to on -site parking at their workplace, Club coaches utilize car- pooling, remote lots (Ford Park and Soccer field), transit to get to the Club. The Club has functioned for many years with essentially just 7 on -site parking spaces. With the proposed re- development, surface spaces will be reduced to 5 and 19 Club spaces will be provided in a below grade parking structure. These 24 parking spaces will allow the Club to provide parking for over three times the number of employees and visitor than has occurred in the past. Based on the above, it is proposed that the PEC establish the required parking for the SSCV Clubhouse redevelopment to be 24 parking spaces. Coupled with enhancements to athlete drop -off facilities, this additional parking will put the Club in a solid position to effectively manage traffic operations in a manner that minimizes neighborhood impacts. Employee Housing The analysis below addresses both Commercial Linkage and Inclusionary Zoning and constitutes the "employee housing plan" for the project. InclusionM Zoning Requirement Section 12 -24 -2 Employee Housing Requirements establishes a mitigation rate of 10% of the total new GRFA proposed by a project. +/ -9,996 square feet of GRFA are proposed Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 13 by this re- development, resulting in an inclusionary employee housing requirement of 1,000 SF. 50% of this requirement must be provided on -site. Commercial Linkage Requirement As per section 12 -23 -4, employee housing mitigation requirements for a re- development project are based on new employee generation resulting from the net increase in floor area of the project. Employee generation resulting from increased square footage is based on rates prescribed by the Code. Town staff has deemed the SSCV use to be a "health club" and the housing requirement for the "Club portion" of the project is assessed at a rate of .96 employees per 1,OOOSF of net new floor area. The existing building is 6,369SF. The proposed Club space in the new building is 20,177SF, a difference of 13,808SF. These figures are based on the Town's definition of "net" floor area. This increase in square footage equates to 13.25 employees of which 20% must be provided with housing. The Commercial Linkage housing requirement is 2.65 employees. 50% of this requirement must be provided on -site. Employee Housing Mitigation Plan On -site and off -site mitigation is proposed to address the requirements outlined above: On -Site Miti _ ag tion On -site mitigation will be provided via a 548SF studio unit and a 613SF one - bedroom unit. The location and size of these units are depicted on the floor plans for the proposed project. The 548SF unit satisfies the 50% on -site requirement for Inclusionary Zoning. An employee housing "balance" of 452SF remains for the inclusionary requirement. The 613SF one - bedroom unit provides housing for 1.75 employees (based on town standards). An employee housing "balance" of .90 employees remains for the linkage requirement. Off -Site Mitigation _ Off -site mitigation will be provided in one of two ways — either with a cash -in- lieu payment or with the purchase and deed restriction of an existing dwelling unit with in the Town of Vail. Purchase and deed restriction of a unit is the Club's preferred solution. The ability to provide a deed restricted unit will, however, be subject to market supply and the availability to purchase a suitable dwelling unit. If a suitable unit is not available, a cash -in -lieu payment will be made in order to satisfy the project's housing requirement. A two- bedroom unit of approximately 800SF is expected to satisfy the off -site mitigation for both inclusionary and linkage. The specifics of how this unit will satisfy the off -site requirement will be determined in conjunction with town staff. A Cash -in -lieu solution would require a payment of approximately $127,895. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 14 This figure is based on the town's cash -in -lieu rates and assumes 452SF X $134.65 = $60,861.80 and .90 employees X $74,481 = $67,032.90. As outlined by the town code, off -site mitigation will be provided prior to issuance of a certificate of occupancy for the project. Mitigation requirements will be re- assessed at that time based on final building permit drawings. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 15 V. CONFORMANCE WITH APPLICABLE REVIEW CRITERIA Below is a summary of how the proposed project conforms to applicable review criteria for each of the four development applications. Minor Subdivision The proposed Amended Final Plat /Golden Peak Ski Base & Recreation District Parcel /Ski and Snowboard Vail will increase the SSCV parcel to +/- 22,828SF. This will be accomplished by "transferring" .2578 acres of land from Parcel 1 of the Golden Peak Ski Base & Recreation District Parcel (the VR parcel) to the SSCV parcel. Parcel 1 of the Golden Peak Ski Base & Recreation District Parcel will decrease in size to 47.130 acres. Amended Final Plat /Golden Peak Ski Base & Recreation District Parcel /Ski and Snowboard Vail Minor Subdivision Review Criteria There are no formal review criteria for a minor subdivision. It should be noted that both parcels affected by the subdivision are in conformance with their respective minimum lot sizes. Re- Zoning The existing SSCV parcel was re -zoned to Ski Base /Recreation 2 (SB /R -2) in 2012. The new land to be incorporated into the SSCV parcel is currently zoned Ski Base /Recreation 1. This land is proposed to be rezoned to Ski Base /Recreation 2 (SB /R -2) so that the entire SSCV parcel is governed by one zone district. There are only slight differences between SB /R -1 and SB /R -2 zone districts. Most notably of these difference is with respect to allowable density. SB /R -2 allows for up to 8 dwelling units per acre. With this additional land area a total of 4 dwelling units on the SSCV site is permissible by zoning. The proposed re- development includes only two residential units — the same number of units permissible by the SB /R -2 zoning on SSCV's existing parcel (i.e. the increased site area to be re -zoned to SB /R -2 has not been used to increase the density of the project). A legal description of the area to be re -zoned is found in appendix. Re- zoning review criteria The following review criteria are to be considered in the review of a re- zoning request: (1) The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 16 Response The property to be re -zoned has been zoned SB /R- I for a number of decades. This zone district was deemed to be consistent with "all applicable elements of the goals, objectives and policies of the Vail Comprehensive Plan " when the property was originally zoned SBIR and it is reasonable to assume that the SBIR- I zoning remains consistent with these goals, policies and objectives. Re- zoning this land to Ski Base /Recreation 2 will not significantly change the underlying purpose of the zone district, the allowable uses, development review processes or the majority of development standards. For these reasons it is reasonable to conclude the proposed zone district amendment is consistent with the Town's comprehensive plan. The Vail Village Master Plan and the Vail Land Use Plan are the two most relevant master plan documents to consider relative to the proposed re- zoning. Each of these documents includes a wide array of goals, objectives and policies along with other elements to be considered in reviewing a re- zoning proposal. The following is a brief summary of these two plans: Vail Village Master Plan (adopted 1990, updated 2006 and 2009) The SSCV club facility is located just outside of the boundary of the Vail Village Plan boundary and as such is also located outside the Land Use Plan and other Illustrative Plans found in the document. For example, the subject property is located immediately outside the Ski Base Recreation land use category which reads: Ski Base /Recreation: Located at the base of Vail Mountain in the Golden Peak area and immediately adjacent to Vail Village, this designation is intended to provide for the facilities and services inherent to the operation of a ski area. Uses and activities for these areas are intended to encourage a safe, convenient, and aesthetically pleasing transition between the ski mountain and surrounding land use categories. The range of uses and activities appropriate in the Ski Base /Recreation land use category may include skier and resort services, ski lifts, ski trails, base facilities, public restrooms, ticket sales, clubs, public plazas, outdoor cultural /art events and sports venue, open spaces, parking and loading /delivery facilities, and residential, retail, and restaurant uses. Given the subject property was zoned Ski Base /Recreation prior to the adoption of the VVMP, it is a reasonable assumption to acknowledge this land use category when considering this proposed re- zoning. A major element of the VVMP is the "Action Plan ". The Action Plan provides graphic and narrative descriptions of opportunities, constraints and other considerations relative to future land uses for ten unique "sub areas " throughout the Village area. These sub area concepts are intended to provide "advisory Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 17 guidelines for future land use decisions to be used by the Planning and Environmental Commission and the Town Council. The Action Plan for the "Golden Peak Sub Area" does include the SSCV property. This element of the Plan states: The Golden Peak Ski Base Sub -Area has traditionally served as a recreational activity center throughout the year. The Golden Peak Ski Base facility provides one of four access portals to Vail Mountain during the winter months, and accommodates a number of the Town's recreation programs during the summer. In 1983, Vail Associates received approval for the redevelopment of this facility and in 1988, completed the Children's Ski Center. The further redevelopment of this area will serve to reinforce its role as a maior ski base and recreational activity center for the entire community. Development or redevelopment of this sub -area will attract additional traffic and population into this area and may have significant impacts upon portions of Sub -Areas 6 and 7. This element of the VVMP would clearly support the proposed zoning for the SSCV property. Vail Land Use Plan (adopted 1986, updated 2009) The most pertinent goal from this Plan is 1.3 "the quality of development should be maintained and upgraded whenever possible". The underlying purpose of this re- zoning request is to have one zone district on the entire SSCV parcel and to establish a "workable" zoning and development review process that will allow the Club to propose the upgrading of existing facilities. The subject property is designated "SB Ski Base" on the Land Use Map. This category is described as: "Ski base areas are designated at the main mountain portals found within the Town. Uses and activities for these areas are intended to encourage a safe, convenient and aesthetically pleasing transition between the ski mountain and surrounding land use categories. The range of uses and activities appropriate in the Ski Base (SB) 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, and residential, retail, and restaurant uses ". The proposed re- zoning to Ski Base /Recreation 2 is consistent with this land use category. (2) The extent to which the zone district amendment is suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents; Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 18 Response Given the proposed use of the site and its proximity to Vail Mountain, the proposed zoning is suitable for both the existing use of the subject property and the potential future use of the property, and both existing and future uses are compatible with surrounding land uses. This finding is clearly evident when considering the very minor changes in proposed zoning when compared to the properties existing zoning. Potential future uses are also consistent with the town's adopted master plans. (3) The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; Response The existing Ski Base /Recreation zoning has been in place on the property for many years. Based on the fact that the Town zoned the existing SSCV property to Ski Base /Recreation 2 in 2012, it is reasonable to assume the proposed re- zoning will provide a "harmonious, convenient, workable relationship among land uses". Given the fact that proposed zoning to Ski Base /Recreation 2 would result in very few material changes as compared to the existing zoning, it is concluded that the proposed re- zoning is consistent with this criteria. The underlying purpose of the zone district is to ensure "compatibility ". Compatibility will be ensured by the zone district's requirement for development plan review as requisite of any development proposal. (4) The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole; and Response One of the stated purposes of the SB /R 2 district is "... to ensure compatibility with adjacent land uses, all permitted uses, development and activity within the zone district shall be subject to approval of a comprehensive development plan in accordance with the provisions of this article ". The requirement for all development within the SB /R 2 district to obtain approval of a development plan would inherently provide a system to ensure "orderly growth of our community ". "Spot zoning" is generally considered applying zoning to a single (often small - sized) property without consideration the community's broader context. By the same token, courts have upheld re- zoning of single properties (regardless of size) if the re- zoning is consistent with a communities land use objectives and relevant community plans. Given the proposed re- zonings conformance with applicable community plans, this request would not be considered "spot zoning". (5) The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 19 Response The proposed re- zoning would not result in an adverse impact on any of the considerations listed above. (6) The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district; Response The stated purpose of the Ski Base /Recreation 2 district is: The Ski Base /Recreation 2 district is intended to provide sites for facilities, activities and uses necessary for and appurtenant to the operation of a ski mountain. A variety of other facilities, uses and activities, including, but not limited to, residential, public and semipublic uses and special community events typically associated with a vibrant resort community are also permitted within the zone district. The ski base /recreation 2 district is intended to ensure adequate light, air, open space and other amenities appropriate to permitted and conditional uses throughout the zone district. In order to achieve this objective and to ensure compatibility with adjacent land uses, all permitted uses, development and activity within the zone district shall be subject to approval of a comprehensive development plan in accordance with the provisions of this article. Furthermore, due to the likelihood of this district being located at the base of Vail Mountain, and upon some of the most critical and important lands to the future success and resort character of the town, development within this district shall be evaluated based upon its ability to meet the specific purposes of this title and to provide "compelling public benefits which further the public interests" that go beyond any economic benefits to the landowner. (Ord. 29(2005) § 25: Ord. 4(2003) § 1) The existing and planned uses of the subject site are consistent with "uses and activities, including, but not limited to, residential, public and semipublic uses and special community events typically associated with a vibrant resort community " (7) The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate; Response This is not necessarily a case where "conditions have changed" so much as it is a situation where the re- zoning is necessary to provide one single zone district to regulate the future development of the SSCV parcel. (8) Such other factors and criteria as the commission and /or council deem applicable to the proposed rezoning. Response Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 20 To be determined by the Planning and Environmental Commission and /or Town Council. The diagram below depicts the area to be re- zoned. Ski and Snowboard Club Vail Development Plan and Subdivision Applications to S61R -2 s lstt�,•r ysL� V Parcel Page 21 Cr Q a c Q ! N m � Z � Q r !L V] l )e rezoned l ` L -1 Page 21 Development Plan Section IV above provides a description of relevant elements of the proposed development plan. Criteria to be used in the review of a proposed development plan include: (1) Describe the precise nature of the proposed use and measures proposed to make the use compatible with other properties in the vicinity. Response The nature of the proposed use and measures to ensure the project's compatibility are outlined above in section IV of this report. This property has been used by the Club for over forty years. This alone demonstrates the compatibility of this use with other properties in the vicinity. Enhancement to athlete pick up /drop off facilities, the redevelopment of the building and other site /landscape improvements will re- enforce SSCV's compatibility with other properties in the vicinity. (2) The relationship and impact of the use on development objectives of the Town. Response Re- zoning criteria #1 (see above) provides a comprehensive assessment of how the proposal conforms to the town's comprehensive plan and overall development objectives. (3) The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facility needs. Response The proposed project will not have an adverse effect on any of the factors listed above. (4) The effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the streets and parking area. Response Athlete pick -up and drop -off on weekend days during the ski season impact traffic conditions on Vail Valley Drive. Significant steps have been taken by the Club (and Vail Resorts) over the past few years to minimize the impact of weekend traffic and the results of these efforts has been widely regarded as very positive. The proposed re- development includes a number of steps to further improve the Club's ability to manage pick -up and drop -off. Foremost among these is widening the drive aisle to the Club (to provide more space to facilitate loading /unloading) and to snowmelt this surface (to ensure that the width of the drop -off area does not diminish from snow buildup). A host of management strategies (both new initiatives and existing programs) are also proposed (refer to Section IV.) to ensure that the club does not adversely impact traffic flow on Vail Valley Drive. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 22 (5) The effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. Response The proposed building is designed within the maximum building height permitted by the SB /R -2 zone district. It should be noted that the allowable height of the SB /R -2 zone district is less than the building height permitted by zoning on properties surrounding SSCV. As such, the proposed building is very much in keeping with the scale and bulk of surrounding uses. Conditional Use Permit The Town has historically considered the SSCV use as a "private and public club ". This use is permissible in the SB /R -2 zone district. Over the years the Town has approved a number of Conditional Use Permits (CUP) for SSCV. Re- development of the building necessitates issuance of another CUP for the project. Criteria to be used in evaluation of a proposed CUP are identical to the criteria used to evaluate a proposed development plan. Refer to the responses above. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 23 VI. APPENDIX Legal Description of area to be re -zoned Traffic Analysis Letter Minor Subdivision Plat Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 24 5 o _ " F c w ss ss F a w .o v W =oP o FECL y; F o — CG - �� Sz sf PYtl " " � a " 8° ao �� Aii _- O -- § _ � e S' � saw �j a w I a a - - -- ,E--w F E- aE-a wwa a 6�0 o M d >e � m W `s al H c5 St 3,GC SE.pON rYi � � i let W �V II i a I I II w IV II W I II n I II ry a r I II N I I II _ W I I o m I n u I II n� N I u u rc �l�'W^'^ u II az��m m I II ti I II I I � a I W 20256 H�3'49 I6 �do�rmci r m J / b �zo £StN I � m n w m I'Io w �0 �z z W, I I I I II II II . II �m I Iwo II w III I,I ICI I I In II II rol I� aROm° I VAIL VILLAGE TEN711 T 1LING ggCT A LOlS 9_11 354.E s _ i0 S,Q) M„IO.I I.11N o—Nn -d A 30001 i x 1000 1NOL'f tl 10bt11 � saw TOWN OF VAIt THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with section 12 -3 -6, Vail Town Code, on October 27, 2014 at 1:00 pm in the Town of Vail Municipal Building. A request for a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to rezone a portion of Parcel 1 of the Golden Peak Ski Base And Recreation District Parcel subdivision from Ski Base Recreation District to Ski Base Recreation 2 District, located at 460 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel subdivision, and setting forth details in regard thereto. (PEC140022) Applicant: Ski and Snowboard Club Vail and Vail Corporation, represented by Braun and Associates Planner: Jonathan Spence The applications and information about the proposals are available for public inspection during office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend site visits. 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. Published October 10, 2014 in the Vail Daily. Ad Name: 10661211 A Customer: TOWN OF VAIL /PLAN DEPT /COMM Your account number is- 1 OP2P 33 Vail Daily PROOF OF PUBLICATION STATE OF COLORADO } }SS. COUNTY OF EAGLE } I, Don Rogers, do solemnly swear that I am a qualified representative ofthe Vail Daily. That the same Daily newspaper printed, in whole or in part and published in the County of Eagle, State of Colorado, and has a general circulation therein; that said newspaper has been published continuously and uninterruptedly in said County of Eagle for a period of more than fifty -two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement and that said newspaper has published the requested legal notice and advertisement as requested. The Vail Daily is an accepted legal advertising medium, only for jurisdictions operating under Colorado's Home Rule provision. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of 1 consecutive insertions; and that the first publication of said notice was in the issue of said newspaper dated 10/24/2014 and that the last publication of said notice was dated 10/24/2014 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 12/22/2014. General Man ager/Publisher/Editor Vail Daily Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 12/22/2014. � 2m.&& 9. -V-� Pamela J. Schultz, Notary Public My Commission expires: November 1, 2015 �pRY PUe/ ' PAMELA J. SCHULTZ 9�� COt -ARP$ My Commission Expires 11/0112015 PLANNING AND ENVIRONMENTAL COMMISSION October 27, 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 the review of an amended final plat, pursuant to Chapter 13 -12, Exemption Plat Review Procedures, Vail Town Code, to allow for the re- alignment of a shared property line resulting in no net change in lot areas, located at 103 and 107 Rockledge Road/Lots 4 and 7, Block 7, Vail Village Filing 1, and setting forth details in regard thereto. (PEC140034) Applicant: Gary and Susan Rosenbach, represent- ed by KH Webb Architects Planner: Joe Batcheler ACTION: MOTION: SECOND: VOTE: CONDITION(S): 150 minutes 2.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 Mead- ow 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. (PFC140011) Applicant: Vail Valley Medical Center, represented by Braun and Associates Planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: CONDITION(S): 15 minutes 30 ml nutes 5.A request for the review of a development plan, pursuant to Section 12 -8E -6, Development Plan, Vail Town Code and a conditional use permit, pursuant to Section 12 -8E -3, Conditional Use, Vail Town Code, to allow for the redevelopment of the Ski and Snowboard Vail Club Vail site with a new private and public club and multi - family residential dwelling units, located at 598 Vail Valley Drive /Part of Tract B, Vail Village Filing 7, and setting forth details in regard thereto. (PEC140020, PEC140023) Applicant: Ski and Snowboard Club Vail, represented by Braun and Associates Planner: Jonathan Spence ACTION: MOTION: SECOND:VOTE: CONDITION(S): 6.A request for a recommendation to the Vail Town Council on a major amendment to Special Development District No. 4, Cascade Village, pursuant to Section 12- 9A -10, Amendment Procedures, Vail Town Code, to allow a revision to the approved development plan for the Cornerstone site to facilitate the construction of a tensioned membrane structure, located at 1300 Westhaven Drive /Unplatted, (Liftside /Cornerstone) and setting forth details in regard thereto. (PEC140019) Applicant: Charter Sports, represented by Braun & Associates Planner: Jonathan Spence ACTION: Table to November 10, 2014 MOTION: SECOND: VOTE: 7.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/ Unp latted(Ford Park), and setting forth details in regard thereto. (PEC140024) Applicant: Town of Vail, represented by Greg Hall Planner: Jonathan Spence ACTION: Table to November 10, 2014 MOTION: SECOND: VOTE: 8.Approval of October 13, 2014 minutes MOTION: SECOND: VOTE: 9.Information Update 10.Adjournment MOTION: SECOND: VOTE: Community Development Department Published October 24, 2014 in the Vail Daily. (10661211) Ad Name: 10627976A Customer: TOWN OF VAIL /PLAN DEPT /COMM Your account number is- 1 OP2P 33 Vail Daily PROOF OF PUBLICATION STATE OF COLORADO } }SS. COUNTY OF EAGLE } I, Don Rogers, do solemnly swear that I am a qualified representative ofthe Vail Daily. That the same Daily newspaper printed, in whole or in part and published in the County of Eagle, State of Colorado, and has a general circulation therein; that said newspaper has been published continuously and uninterruptedly in said County of Eagle for a period of more than fifty -two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement and that said newspaper has published the requested legal notice and advertisement as requested. The Vail Daily is an accepted legal advertising medium, only for jurisdictions operating under Colorado's Home Rule provision. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of I consecutive insertions; and that the first publication of said notice was in the issue of said newspaper dated 10/10/2014 and that the last publication of said notice was dated 10/10/2014 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 10/13/2014. General Man ager/Publisher/Editor Vail Daily Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 10/13/2014. � 2m.&& 9. -V-� Pamela J. Schultz, Notary Public My Commission expires: November 1, 2015 �pRY PUe/ ' PAMELA J. SCHULTZ 9�� COt -ARP$ My Commismn Expires 11/0112015 THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with section 12 -3 -6, Vail Town Code, on October 27, 2014 at 1:00 pm in the Town of Vail Municipal Building. A request for a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to rezone a portion of Parcel 1 of the Gold- en Peak Ski Base And Recreation District Parcel subdivision from Ski Base Recreation District to Ski Base Recreation 2 District, located at 460 Vail Valley Drive /Parcel 1, Golden Peak Ski Base and Recreation District Parcel subdivision, and setting forth details in regard thereto. (PEC140022) Applicant: Ski and Snowboard Club Vail and Vail Corporation, represented by Braun and Associates Planner: Jonathan Spence The applications and information about the propos- als are available for public inspection during office hours at the Town of Vail Community Develop- ment Department, 75 South Frontage Road. The public is invited to attend site visits. Please call 970 - 479 -2138 for additional information. Sign language interpretation is available upon re- quest, with 24 -hour notification. Please call 970 - 479 -2356, Telephone for the Hearing Im- paired, for information. Published October 10, 2014 in the Vail Daily. (10627976)