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HomeMy WebLinkAbout2015-0209 PECTOWN OF VAIt f PLANNING AND ENVIRONMENTAL COMMISSION February 9, 2015 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road W. - Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT Site Visit: None 30 minutes 1. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 76-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an exterior renovation and addition, located at 263 Gore Creek Drive (Gorsuch Building)/Lots C -E, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC140042) Applicant: Gorsuch Ltd., represented by Semple Brown Design Planner: Jonathan Spence ACTION: MOTION: SECOND: VOTE: 20 minutes 2. A request for the review of a variance from Section 11-6-3, Business Signs, Vail Town Code, pursuant to Chapter 11-10, Variances, Vail Town Code, to allow for two business identification signs where one is permitted, located at 183 Gore Creek Drive (Sitzmark)/Lot A, Block 5B, Vail Village Filing 1, and setting forth details in regard thereto. (PEC150001) Applicant: Gateway Land & Development, represented by Rick Cook Planner: Jonathan Spence ACTION: MOTION: SECOND: VOTE: 60 minutes 3. A request for a recommendation to the Vail Town Council for an amendment to the Lionshead Redevelopment Master Plan, pursuant to Section 2.8, Adoption and Amendment of the Master Plan, Lionshead Redevelopment Master Plan, to amend the Detailed Plan Recommendations for the Evergreen Lodge at Vail, located at 250 South Frontage Road West/Lot 2W, Block 1, Vail Lionshead Filing 2, and setting forth details in regard thereto. (PEC140044) Applicant: Evergreen Lodge at Vail, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: 4. 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 May 25, 2015 MOTION: SECOND: VOTE: 5. Approval of January 26, 2015 minutes MOTION: SECOND: VOTE: Page 1 6. Information Update 7. Adjournment MOTION: SECOND: VOTE: The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road West. 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 February 6, 2015 in the Vail Daily. Page 2 TOWN OF VAIL PLANNING AND ENVIRONMENTAL COMMISSION February 9, 2015 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road W. - Vail, Colorado, 81657 MEMBERS PRESENT Henry Pratt Michael Kurz Dick Cleveland Luke Cartin Webb Martin John Rediker Site Visit: None MEMBERS ABSENT Pam Hopkins 30 minutes A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 76-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an exterior renovation and addition, located at 263 Gore Creek Drive (Gorsuch Building)/Lots C -E, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC140042) Applicant: Gorsuch Ltd., represented by Semple Brown Design Planner: Jonathan Spence ACTION: Approved with condition(s) MOTION: Kurz SECOND: Cleveland VOTE: 6-0-0 CONDITION(S): 1. The applicant shall amend the plans prior to final action before the DRB to include adequate devices to prevent any snow from shedding onto Town ROW. 2. The applicant shall amend the plans prior to building permit submittal to ensure that all drainage gutters tie into the storm sewer system. 3. The applicant shall amend the plans prior to final action before the DRB to accommodate two trash/recycling receptacles in addition to the public bench along the west street facade. The bench will be designed and placed in such a way as to ensure that public utilizing the bench will not have their legs protrude beyond the exterior face of the retaining walls. 4. Prior to the issuance of a building permit, the applicant shall enter into a license agreement, in a form approved by the Town Attorney, with the Town of Vail concerning the existing and proposed encroachments onto Town -owned property. 5. All deliveries to the Gorsuch Building, for both the retail and restaurant operations, shall adhere to the adopted Village Core Program for loading and delivery. Jonathan Spence gave a presentation pursuant to the memorandum. He highlighted changes made since the Commission last saw the application on January 12, 2015. He spoke to the Page 1 major exterior alteration review criteria by which the project shall be evaluated. He spoke to the review provided by Jeff Winston. Leila Schwyhart, architect representing the applicant, spoke to the changes that have been made. Spence spoke to the requirement for compliance with commercial linkage requirements pursuant to the calculation on page 8 of the staff memorandum. The mitigation will be collected prior to issuance of the building permit, should a fee in lieu be option be selected. Commissioner Kurz inquired as to signage shown on the elevations and the makeup up the proposed bench. Schwyhart responded with information concerning proposed signage and commented on the bench being cast stone. Commissioner Cleveland inquired as to how the revisions addressed Winston's comment about lighting of the space. Schwyhart responded that the project took the direction to bring the addition into greater compatibility with the existing structure, looking at both the south and west facades. Schwyhart walked the commission through the building addition design elements and how they relate to the existing structure. Commissioner Cleveland inquired about the amount of glazing and the entry door. Schwyhart discussed how the entryway was reworked and the additional detailing added. Commissioner Cleveland did question putting a recycling and trash cans next to a bench. He spoke to the smell of the cigarette ash trays included on the sides of the can as an unpleasant guest experience. Spence provide a response based upon discussions with Public Works. He stated that Public Works was struggling to find an appropriate location close the intersection of Bridge Street and Gore Creek Drive and was balancing multiple aspects. Commissioner Martin inquired as to planter boxes and window boxes. Schwyhart responded that there was a planter bed and will be additional planter boxes. Commissioner Rediker inquired into how the plan was amended to address the entry to the restaurant. Spence showed on the plan how the entry was inset with changes to the predominate wall plane. Commissioner Rediker asked how the windows were in keeping with the architectural design. Schwyhart explained the differences between the divided lights existing on the west and south facades of the building and the additions tie in with the existing window patterning on the west elevation. Commissioner Pratt spoke to page 26 of the memorandum which showed the entry door Page 2 Commissioner Cleveland asked about weather protection over the entry. Schwyhart explained that there was a small inset to the entry to provide some weather protection. She spoke of the design desire not to meet the corner but stated that the plans have been modified to bring the roof eave out to provide greater cover (2 feet) Commissioner Martin felt the changes were positive and that it met the criteria. Commissioner Rediker agreed with Martin. Commissioner Kurz agreed with his fellow Commissioners and felt that it was in compliance. Commissioner Cleveland agreed with the prior commissioners and felt it complied with the criteria Commissioner Cartin felt it complied with the criteria and suggested that any softening to the north elevation, as seen from the covered bridge, would be a positive. Commissioner Pratt felt the changes were appropriate. He suggested that the roof over the entry be pulled out to the corner to address a recommendation of Winston. There was no public comment. 20 minutes 2. A request for the review of a variance from Section 11-6-3, Business Signs, Vail Town Code, pursuant to Chapter 11-10, Variances, Vail Town Code, to allow for two business identification signs where one is permitted, located at 183 Gore Creek Drive (Sitzmark)/Lot A, Block 5B, Vail Village Filing 1, and setting forth details in regard thereto. (PEC150001) Applicant: Gateway Land & Development, represented by Rick Cook Planner: Jonathan Spence ACTION: Denied MOTION: Cleveland SECOND: Cartin VOTE: 6-0-0 Jonathan Spence gave a presentation pursuant to the staff memorandum. He highlighted the history of the signage request for Gateway Land and Development since 2010. He spoke to the fact that there were two signs where one is permitted. He spoke to the variance criteria and how it was believed that it did not meet the criteria. Suzy Apple, spoke to her residency in the community since 1973. She founded Gateway Land and Development in 1993. Her idea was to bring people together who love Vail and want to invest in Vail. She felt this was a unique situation. There are large expanses of windows. The majority of people come from Solaris. People have difficulty finding the location. The effectiveness of the building is affected by the design of the building. The previous business had a lighted sign at the base of the stairs. Feels the sign is complementary to the structure. Feels the proposal meets the criteria. Julie Weihaupt, agent at Gateway, spoke a letter provided fro the owner of Artful Sol describing the positive impacts to her business Rick Cook, agent at Gateway, provided a copy of the letter from the owner of Artful Sol. He spoke to several photos and their depiction of the difficulty in seeing the awning signs. Being a corner unit is a special circumstance. Page 3 There was no public comment. Commissioner Cartin spoke to the three criteria and his finding that the request did not meet the criteria. Commissioner Cleveland asked the applicant if they were aware of the initial sign application approval was for a single awning sign. Apple stated that it was her responsibility for having installed two signs. Commissioner Cleveland felt the installation of the sign was a self created hardship and he found that the request did not meet the criteria. Commissioner Kurz appreciated the request and the desired outcome but did not find that it met the criteria. Commissioner Rediker asked staff if it had any examples of other second floor spaces that had two signs. Spence responded with an example of the Marble Slab space where staff worked with the tenant to remove a second illegally installed sign to bring the signage into compliance. Commissioner Rediker stated that he understood the concern (visibility) of the applicant but spoke to a concern with granting a special privilege should this variance be approved. Suzy inquired about the possibility of adding a second door. Spence spoke to the fact that only first floor spaces are eligible spaces to receive a second sign for an additional entry. Commissioner Martin asked if there were other sign alternatives available to the applicant. Spence spoke to the possibility of using window signage. Commissioner Pratt stated that he felt that there was not a circumstance warranting the granting of a variance based upon the criteria. Julie Weihaupt asked if they could keep the sign on the north facing awning. Spence elaborated that the code allows either sign, just not both. 60 minutes 3. A request for a recommendation to the Vail Town Council for an amendment to the Lionshead Redevelopment Master Plan, pursuant to Section 2.8, Adoption and Amendment of the Master Plan, Lionshead Redevelopment Master Plan, to amend the Detailed Plan Recommendations for the Evergreen Lodge at Vail, located at 250 South Frontage Road West/Lot 2W, Block 1, Vail Lionshead Filing 2, and setting forth details in regard thereto. (PEC140044) Applicant: Evergreen Lodge at Vail, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: March 9, 2015 MOTION: Kurz SECOND: Cleveland VOTE: 6-0-0 Page 4 4. 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 June 8, 2015 MOTION: Kurz SECOND: Cleveland VOTE: 6-0-0 5. Approval of January 26, 2015 minutes MOTION: Kurz SECOND: Cleveland VOTE: 6-0-0 6. Information Update 7. Adjournment MOTION: Kurz SECOND: Cleveland VOTE: 6-0-0 The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road West. 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 February 6, 2015 in the Vail Daily. Page 5 kr rowN of vain Memorandum TO: Vail Town Council FROM: Community Development Department DATE: February 17, 2015 SUBJECT: PEC Update, Gorsuch Building, 263 E. Gore Creek Drive SUMMARY: Since receiving approval from the Vail Town Council on January 6, 2015 to proceed through the development review process, the application for the proposed 523 square foot addition to the western fagade of the Gorsuch Building has undergone the following reviews: A. An architectural review for compliance with the Vail Village Urban Design Guide Plan by Jeff Winston of MIG/Winston-Boulder. B. Two workshop sessions with the Design Review Board on January 7, 2015 and January 14, 2015. C. A worksession before the Planning and Environmental Commission on January 12, 2015 D. A final review before the Planning and Environmental Commission on February 9, 2015 culminating with an Approval, with conditions, (6-0-0, Hopkins absent). The review of the project by the DRB, PEC, Consulting Architect and Staff has resulted in the following changes from the plans as first presented: A. The existing retaining walls will be refaced in their current location, resulting in no decrease to the existing travel width of Bridge Street. B. The new guardrail composition has changed from predominately glass to wrought iron. C. A change from the proposed single hip -roof to a series of shed roofs interrupted by the two- story central element. D. Revisions to the north and south corners of addition to allow additional landscaping. E. Further refinements to the architectural details including window patterning and the use of mullions and heavy timbers to bring the addition into greater compatibility with the existing structure. A final review before the Design Review Board is scheduled for February 18, 2015 with a tentative project completion date of Summer 2015. To assist the Town Council with their understanding of the project, staff has attached to this memo selected pages of the proposal. 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(PEC140042) Applicant: Gorsuch Ltd., represented by Leila Schwyhart, Semple Brown Design, P.C. Planner: Jonathan Spence SUMMARY The applicant, Gorsuch Ltd., represented by Leila Schwyhart of Semple Brown Design, P.C., is requesting the review of a major exterior alteration or modification, pursuant to Section 12-7B-7, Exterior Alterations and Modifications, Vail Town Code, to the facilitate the construction of a commercial addition at 263 Gore Creek Drive (Gorsuch Building). Per Section 12-7B-7(3), projects that include in excess of 100 square feet of new enclosed floor area shall be considered "Major Exterior Alterations." Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval, with conditions of the proposed major exterior alteration or modification subject to the findings noted in Section VIII of this memorandum. DESCRIPTION OF REQUEST The applicant, Gorsuch Ltd., represented by Leila Schwyhart with Semple Brown Design, P.C., is requesting a final review of a major exterior alteration or modification, pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an exterior renovation and addition, located at 263 East Gore Creek Drive, Vail Village 1St Filing, Block 5, Lots C -E. The attached plan set, (Attachment B), illustrate the proposed improvements which include: • A 523 square foot addition along the western fagade that will enclose the existing outdoor patios. This is a single -story, shed -roofed addition approximately 11 feet in height with a public entry proposed for the southwest corner. • A new restaurant entrance at the southwest corner of the building addition. This entrance is distinguished through adjacent fixed windows, a raised panel wood door, decorative glass and ornamental pull. Revisions to the central element along the western fagade including the removal of the public entrance at this location. This central element is proposed to be brought to the property line which is located at the back of the existing second step up from Bridge Street in this location. A new public bench will be situated in this location. • Improvements to the street edge including the re -facing of the existing retaining wall in its current location, a new wrought iron railing and planters and the north and south ends of the addition. The Community Development Department has contracted with Jeff Winston of MIG to assist in reviewing the proposal for compliance with the Vail Village Urban Design Guide Plan. Winston has been retained by the Town for more than 25 years to provide urban design advice. Mr. Winston's analysis is referenced in Section VII, Review Criteria and included as Attachment D. III. BACKGROUND The Gorsuch Building, historically known as the Clocktower Building, is a highly prominent development site located in the center of the Commercial Core 1 Zone District - within the historic Vail Village, at the northeast corner of the Gore Creek Drive and Bridge Street intersection. This area is further identified within the "Mixed Use" land use designation of the Vail Village Master Plan (Land Use Plan), and is more specifically addressed as part of the "Commercial Core 1 Sub -Area #3". This sub -area is described (in part) as follows: "The core area, with it's predominantly Tyrolean architecture, is the site of the earliest development in Vail. Over time, a need to upgrade and improve infrastructure such as loading and delivery facilities, drainage, paved surfaces and other landscape features has become apparent. Many improvements to public spaces will be addressed as part of an overall streetscape improvement project. There is also the potential to initiate a number of these improvements in conjunction with private sector development projects." The Gorsuch Building has undergone multiple additions and remodel projects since original construction. A proposal to replace the existing structure with a new building was contemplated in 2007 but did not advance through the development review process. Town of Vail Page 2 The application received formal permission to proceed through the development review process from the Town Council on January 6, 2015. The project received a preliminary review during a worksession before the Planning and Environmental Commission on January 12t and has been before the Design Review Board on two occasions, January 7th and 14th. The revised plans provided incorporate recommendations received from the Town Council, the PEC, DRB, Jeff Winston and staff. These recommendations related to the use of materials, roof forms, building read and the relationship between the public and private realm. IV. APPLICABLE PLANNING DOCUMENTS Staff believes that the following provisions of the Vail Town Code are relevant to the review of this proposal: TITLE 12: ZONING REGULATIONS Article 12-7B Commercial Core 1 (CC1) District (in part) 12-7B-1: PURPOSE: The commercial core 1 district is intended to provide sites and to maintain the unique character of the Vail Village commercial area, with its mixture of lodges and commercial establishments in a predominantly pedestrian environment. The commercial core 1 district is intended to ensure adequate light, air, open space, and other amenities appropriate to the permitted types of buildings and uses. The zoning regulations in accordance with the Vail Village urban design guide plan and design considerations prescribe site development standards that are intended to ensure the maintenance and preservation of the tightly clustered arrangements of buildings fronting on pedestrianways and public greenways, and to ensure continuation of the building scale and architectural qualities that distinguish the village. VAIL LAND USE PLAN CHAPTER 11— LAND USE PLAN GOALS / POLICIES: The goals articulated here reflect the desires of the citizenry as expressed through the series of public meetings that were held throughout the project. A set of initial goals were developed which were then substantially revised after different types of opinions were brought out in the second meeting. The goal statements were developed to reflect a general consensus once the public had had the opportunity to reflect on the concepts and ideas initially presented. The goal statements were then revised through the review process with the Task Force, the Planning and Environmental Commission and Town Council and now represent policy guidelines in the review process for new development proposals. These goal statements should be used in conjunction with the adopted Land Use Plan map, in the evaluation of any development proposal. Town of Vail Page 3 The goal statements which are reflected in the design of the proposed Plan are as follows. 1. General Growth/ Development 1.1. Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.3. The quality of development should be maintained and upgraded whenever possible. 1.4. The original theme of the old Village Core should be carried into new development in the Village Core through continued implementation of the Urban Design Guide Plan. 1.12. Vail should accommodate most of the additional growth in existing developed areas (infill areas). 4. Village Core/ Lionshead 4.2. Increased density in the Core areas is acceptable so long as the existing character of each area is preserved through implementation of the Urban Design Guide Plan and the Vail Village Master Plan. 4.3. The ambiance of the Village is important to the identity of Vail and should be preserved. (Scale, alpine character, small town feeling, mountains, natural settings, intimate size, cosmopolitan feeling, environmental quality.) 5. Residential 5.1. Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.4. Residential growth should keep pace with the market place demands for a full range of housing types. VAIL VILLAGE MASTER PLAN The following excerpt provides information related to Sub -Area 3 that includes the subject parcel. A link to the document in its entirety can be found below. Town of Vail Page 4 COMMERCIAL CORE 1 SUB -AREA (#3) �r- V {' " . �i+'PwVn !1.•] KA.4 .�� r� "� t` I r,r,rrp. Slu�rE K' VCO. � ._ tSAZA � SCi1 � eas • ••�",/JJ p, ` - rase. This pedestrianized area of the Village represents the traditional image of Vail. A mixture of residential and commercial uses, limited vehicular access, and inter -connected pedestrian ways are some of the characteristics that distinguish this area from other portions of the Village. With the exception of embellishing pedestrian walkways, developing plazas with greenspace, and adding a number of infill developments, it is a goal of the community to preserve the character of the Village as it is today. The core area, with its predominantly Tyrolean architecture, is the site of the earliest development in Vail. Over time, a need to upgrade and improve infrastructure such as loading and delivery facilities, drainage, paved surfaces and other landscape features has become apparent. Many improvements to public spaces will be addressed as part of an overall streetscape improvement project. There is also the potential to initiate a number of these improvements in conjunction with private sector development projects. Although it is a goal to maintain design continuity in the Village core, there will be change in the core area's built environment. This is mostly due to the number of properties that have not exercised their full development rights. Most notable among these properties are the Red Lion Building, the Cyranos Building, the Lodge at Vail, and the Covered Bridge Building. If each of these and other properties develop to their full potential, there will undoubtedly be a significant increase in the level of development in the Village core. The Vail Village Urban Design Guide Plan has been the primary tool in guiding private development proposals in the core area since 1980. The Guide Plan will Town of Vail Page 5 V continue to be used in conjunction with the goals and design criteria outlined in the Vail Village Master Plan. Infill and redevelopment proposals shall be reviewed for compliance with the design criteria, goals, objectives and policies established in these respective plans. Vail Village Master Plan (Link) VAIL VILLAGE DESIGN CONSIDERATIONS Vail Village Design Considerations (Link) SURROUNDING LAND USES AND ZONING Land Use Zoning North: Mixed Use (Gallery Building) Commercial Core I South: Mixed Use (A & D Building) Commercial Core I East: Multi -Family (Vail Townhouses) High Density Multi -Family West: Mixed Use (Gastof Gramshamer) Commercial Core I VI. SITE ANALYSIS Address: Legal Description: Zoning: Land Use Plan Designation Current Land Use: Lot Size: Geological Hazards: 263 East Gore Creek Drive Vail Village 1St Filing, Block 5, Lots C -E Commercial Core I (CC1) Vail Village Master Plan Mixed Use 8,929.80 sq.ft. (0.204 acre) None Standard Allowed/Required Existing Proposed Lot Area 5,000 sf 8,929 sf no change Setback West per VVDG* 0** feet no change East per VVDG 0 feet no change North per VVDG 0 feet no change South per VVDG 0 feet no change Height less than 33 ft. >_60% 96%:533' 97%:533'*** of building coverage area 33 ft. to 43 ft. :540% 4% between 3% between of building coverage area 33' and 43' 33' and 43' Site Coverage 7,143.84 sf 8,855 sf no change**** 80% 98.2% Town of Vail Page 6 Landscaping Density (GRFA) Parking *Vail Village Design Plan Per the Vail Village Urban Design Guide Plan 80% or 7,143.84 sf Fee -in -lieu No onsite no change landscaping None no change (No existing or proposed residential use) Exem pt Exem pt ** The existing structure is built to the property line in one or more locations along all property lines. ***Please see sheets A201 and A905 of the plan set for height calculations. **** Outdoor Patios, per Sec. 12-7B-15 Site Coverage, Outdoor Patios and decks are included in site coverage calculations. The existing outdoor patios have been in existence since prior to the adoption of zoning in the TOV. As such, the proposed building additions do not result in an increase over the existing Site Coverage. VII. REVIEW CRITERIA EXTERIOR ALTERATION OR MODIFICATION A major exterior alteration with the CC1 district requires review and compliance with the Vail Village Master Plan, the Vail Village Urban Design Guide Plan, the Vail Village Design Considerations, and the zone district. The review criteria for an exterior alteration or modification request of this nature are prescribed by Section 12-7B-7(6), Exterior Alterations or Modifications, Vail Town Code, as follows: 1. The proposed exterior alteration is in compliance with the purposes of the CC1 district as specified in Section 12-7B-1, Vail Town Code. Staff finds that the proposal is in compliance with the purposes of the CC1 district since it will "maintain the unique character of the Vail Village Commercial Area", provides "adequate light, air, open space, and other amenities appropriate to the permitted types of buildings and uses", will positively influence the "maintenance and preservation of the tightly clustered arrangements of buildings fronting on pedestrianways and public greenways" and the "building scale and architectural qualities that distinguish the Village. " As there is an increase in commercial square footage, the project is subject to the requirements of Commercial Linkage. Specifically, the project would be required to Town of Vail Page 7 mitigate the housing associated with the generation of employees related to the increase in square footage. The chart below illustrates this requirement: Commercial Linkage (12-23, Vail Town Code) New Net Square Feet 523 square feet Restaurant Use generates 6.75 employees / 1,000 square feet New Employees Generated Mitigation Rate Required Mitigation Fee in Lieu Requirement 0.71 employees X $74,481=$52,881.51 3.53 of new employees 20% generated new 0.71 employees The fee in lieu schedule is subject to change annually. The required payment is calculated at the time of building permit submittal and may be different that the number above. Affecting the required payment will be the Fee in Lieu Schedule and the actual net new square footage proposed at time of building permit submittal. Staff finds the proposal does comply with this criterion. 2. The proposal is consistent with applicable elements of the Vail Village Master Plan, Vail Village Urban Design Guide Plan, Vail Village Design Considerations, Streetscape Master Plan, and the Vail Comprehensive Plan. The Vail Village Master Plan identifies the purpose of the plan as follows: "This Plan is based on the premise that the Village can be planned and designed as a whole. It is intended to guide the Town in developing land use laws and policies for coordinating development by the public and private sectors in Vail Village and in implementing community goals for public improvements. It is intended to result in ordinances and policies that will preserve and improve the unified and attractive appearance of Vail Village. This Plan emphasizes the critical need to balance and coordinate parking and transportation systems with future improvements to Vail Mountain that will increase the "in and out of Valley" lift capacity. Most importantly, this Master Plan shall serve as a guide to the staff, review boards, and Town Council in analyzing future proposals for development in Vail Village and in legislating effective ordinances to deal with such development. Furthermore, the Master Plan provides valuable information for a wide variety of people and interests. For the citizens and guests of Vail, the Master Plan provides a clearly stated set of goals and objectives outlining how Town of Vail Page 8 the Village will grow in the future." The Vail Village Master Plan established six goals containing objectives, policies and action steps. Staff believes the following goals, objectives and policies are applicable to this major exterior alteration proposal. "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 1.1: Implement a consistent development review process to reinforce the character of the Village. Policy 1.1.1: Development and improvement projects approved in the Village shall be consistent with the goals, objectives, policies and design considerations as outlined in the Vail Village Master Plan and Urban Design Guide Plan. 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. Objective 1.4: Recognize the "historic" importance of the architecture, structures, landmarks, plazas and features in preserving the character of Vail Village. Policy 1.4.1: The historical importance of structures, landmarks, plazas and other similar features shall be taken into consideration in the development review process. 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. Policy 1.4.3: Identification of "historic" importance shall not be used as the sole means of preventing or prohibiting development in 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. Policy 2.1.1: The zoning code and development review criteria shall be Town of Vail Page 9 consistent with the overall goals and objectives- of the Vail Village Master Plan. Objective 2.2: Recognize the importance of Vail Village as a mixed use center of activities for our guests, visitors and residents. Policy 2.2.1: The design criteria in the Vail Village Urban Design Guide Plan shall be the primary guiding document to preserve the existing architectural scale and character of the core area of Vail Village. 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. Policy 2.4.2: Activity that provides night life and evening entertainment for both the guest and the community shall be encouraged. 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 2.5.2: The town will use the maximum flexibility possible in the interpretation of building and fire codes in order to facilitate budding renovations without compromising life, health and safety considerations. GOAL #3 TO RECOGNIZE AS A TOP PRIOTITY THE ENHANCEMENT OF THE WALKING EXPERIENCE THROUGHOUT THE VILLAGE Objective 3.1: Physically improve the existing pedestrian ways by landscaping and other improvements. Policy 3.1.1: Private development projects shall incorporate streetscape improvements (such as paver treatments, landscaping, lighting and seating areas), along adjacent pedestrian ways. Policy 3.1.2: Public art and other similar landmark features shall be encouraged at appropriate locations throughout the Town. Policy 3.1.3: Flowers, trees, water features, and other landscaping shall be encouraged throughout the Town in locations adjacent to, or visible from, public areas. " Chapter 7 of the Vail Village Master Plan identifies ten Vail Village Sub -Areas. Within each sub -areas concepts are described which are meant to serve as "advisory guidelines for future land use decisions by the Planning and Environmental Town of Vail Page 10 Commission". The Gorsuch Building is located within Sub -Area #3. Sub -Area 3# is as follows - _ �KFZ4 - _��� f 1Y .jj 1 { T i w. INV. Ml I: ?: 1 a,u "-d JR W" y � r "This pedestrianized area of the Village represents the traditional image of Vail. A mixture of residential and commercial uses, limited vehicular access, and inter- connected pedestrian ways are some of the characteristics that distinguish this area from other portions of the Village. With the exception of embellishing pedestrian walkways, developing plazas with greenspace, and adding a number of infill developments, it is a goal of the community to preserve the character of the Village as it is today. The core area, with its predominantly Tyrolean architecture; is the site of the earliest development in Vail. Over time, a need to upgrade and improve infrastructure such as loading and delivery facilities, drainage, paved surfaces and other landscape features has become apparent. Many improvements to public spaces will be addressed as part of an overall streetscape improvement project. There is also the potential to initiate a number of these improvements in conjunction with private sector development projects. Although it is a goal to maintain design continuity in the Village core, there will be change in the, core area's built environment. This is mostly due to the number of properties that have not exercised their full development rights. Most notable among these properties are the Red Lion Building, the Cyranos Building, the Lodge at Vail, and the Covered Bridge Building. If each of these and other properties develop to their full potential, there will undoubtedly be a significant increase in the level of development in the Village core. Town of Vail Page 11 i •: °. OtYJ. rvr , CICK.+. '� •C5 f4�f.hN1[6 ,i..'�. v �`� _ �KFZ4 - _��� f 1Y .jj 1 { T i w. INV. Ml I: ?: 1 a,u "-d JR W" y � r "This pedestrianized area of the Village represents the traditional image of Vail. A mixture of residential and commercial uses, limited vehicular access, and inter- connected pedestrian ways are some of the characteristics that distinguish this area from other portions of the Village. With the exception of embellishing pedestrian walkways, developing plazas with greenspace, and adding a number of infill developments, it is a goal of the community to preserve the character of the Village as it is today. The core area, with its predominantly Tyrolean architecture; is the site of the earliest development in Vail. Over time, a need to upgrade and improve infrastructure such as loading and delivery facilities, drainage, paved surfaces and other landscape features has become apparent. Many improvements to public spaces will be addressed as part of an overall streetscape improvement project. There is also the potential to initiate a number of these improvements in conjunction with private sector development projects. Although it is a goal to maintain design continuity in the Village core, there will be change in the, core area's built environment. This is mostly due to the number of properties that have not exercised their full development rights. Most notable among these properties are the Red Lion Building, the Cyranos Building, the Lodge at Vail, and the Covered Bridge Building. If each of these and other properties develop to their full potential, there will undoubtedly be a significant increase in the level of development in the Village core. Town of Vail Page 11 The Vail Village Urban Design Guide Plan has been the primary tool in guiding private development proposals in the core area since 1980. The Guide Plan will continue to be used in conjunction with the goals and design criteria outlined in the Vail Village Master Plan. Infill and redevelopment proposals shall be reviewed for compliance with the design criteria, goals, objectives and policies established in these respective plans." The Vail Village Design Considerations are a critical element of the Urban Design Guide Plan. Staff enlisted the architectural design review services of Jeff Winston of MIG/Winston-Boulder to aid in the review of the major exterior alteration application for compliance with the Vail Village Design Considerations. The applicant has utilized feedback from Mr. Winston in addition to valuable comments received from two worksessions with the Design Review Board. Please find Mr. Winston's review included as Attachment D. The Vail Village Design Considerations identify the key physical characteristics of the Village and provide the tools to assure that new development is consistent with this established character. These considerations include the following: A. Pedestrian ization A primary characteristic and significant reason for the success of Vail Village is the pedestrian experience. The pedestrian experience is comprised of numerous elements including but not limited to architecture, building scale, material use, vitality and activity created by the permitted uses on the first floor, connectivity of pedestrian ways, and landscaping. Outdoor dining patios are an integral element to the vitality of Vail Village. The replacement of an existing patio with a building addition raises concern. In this particular location, the increased activity during inclement weather made possible with the addition paired with the ability for the addition to function in ways similar to an outdoor patio, may be appropriate compromise. The proposed addition and related site work will increase the pedestrian interest in this section of Bridge Street. The combination of significant transparency when the climate does not support outdoor dining with the bi-fold door system for pleasant weather will result in an increase in observable vitality. B. Vehicular penetration The proposal does not result in any change to the ability of vehicles to access the street. C. Streetscape Framework The Vail Village Design Considerations identify two methods for improving the pedestrian experience through the streetscape framework. They include the inclusion of open space and landscaping to establish a "soft, colorful framework Town of Vail Page 12 linkage along pedestrian routes" and the infill of commercial storefronts and infill development to create "new commercial activity generators to give street life and visual interest'. The refaced retaining walls with seasonal landscaping and a new deck railing system will work to improve the pedestrian experience. The operation of the restaurant will also bring vitality and visual interest to this experience. D. Street Enclosure Street enclosure is the term used to define how the built environment should be design to create a "comfortable" enclosure of the street. Pedestrian streets are outdoor rooms which need to have specific characteristics to create a comfortable pedestrian experience. The Vail Village Design Considerations identify an appropriate width to height ratio for pedestrian ways and adjacent building forms. The proposed building addition will result in a change to the street enclosure as a result of an increase in the building fagade height. The Urban Design Guide Plan recommends that building fagade heights should not be uniform but should instead work to create an outdoor room whose walls are formed by the adjacent building facades. It is also recommended that the external enclosure is most comfortable when the walls are approximately one half as high as the width of the space enclosed. The existing Bridge Street ROW is 25' and the enclosure along the eastern edge created by the Pepi's building is varied ranging in heights between 10' and 20'. The proposed building addition will result in the prominent fagade being 12' from the pedestrian (street) level. The proposed addition meets the recommendation of the Urban Design Guide relative to Street Enclosure. E. Street Edge The Vail Village Design Considerations identify the need for a "strong but irregular edge to the street' in the Village Core. There are no standard setback requirements in Vail Village in order to achieve an "intimate pedestrian scale, placement of portions of a building at or near the property line is allowed and encouraged to give a strong definition to the pedestrian street." Town of Vail Page 13 The Street Edge design consideration further describes that it should not be implied that a continuous building frontage along a property line is appropriate. It states the following: "A strong street edge is important for continuity, but perfectly aligned facades over too long a distance tends to be monotonous. With only a few exceptions in the Village, slightly irregular fagade lines, building jogs, and landscape areas, give life to the street and visual interest for pedestrian travel." The curved nature of the existing street edge provides interest and irregularity. The project does not propose to alter the physical location of the street edge but does intent to improve it through the resurfacing of the retaining walls and a new deck railing system. F. Building Height The proposed major exterior alteration is consistent with the design consideration height requirement. The requirement is that no more than 40% of the building coverage area may be between 33 and 43' with the remaining 60% being below 33'. Towers and other similar features that are not usable for GRFA are allowed to exceed the maximum height limitation by 25% . The height of the building coverage area of the new addition is between 8 and 13 feet. The project as proposed will result in 97% of the building coverage area being less than 33', with the remaining 3% being greater than 33' but less than 43'. The existing clock tower is an architectural feature that is permitted to exceed the maximum height. The project, as proposed, is consistent with the requirements related to Building Height. Town of Vail Page 14 G. View and Focal Points The Vail Village Design Considerations recognize the need for visual orientation and connectivity to the mountain and landmarks. The consideration identifies the importance of view corridors and view connections for pedestrians through out the Village. The Gorsuch Building is located near the center of Viewpoint #1 as can seen below. The proposed building addition will have no effect on this View Point. if1 H. Service/Delivery/Trash/Recycling The proposed major exterior alteration does not affect service and delivery to the site. The site will continue to be serviced from the alley located on the east side of the building. The alley is also the location of a trash compactor that serves the Gorsuch building in addition to other buildings in the immediate vicinity. The Gorsuch Building received a one year extension to the Town of Vail recycling requirements on December 8, 2014. During the worksession for this project before the PEC, staff requested clarification on how the extension related to the proposed addition and restaurant operation. The PEC encouraged the restaurant operators to work with the other tenants utilizing the Gorsuch trash compactor to pursue a successful plan to bring the operation into compliance with the recycling requirements. The PEC did not find it necessary to reopen the discussion related to the extension. I. Sun/shade The proposed major exterior alteration does not adversely affect the sun/shade aspects of the adjacent buildings and pedestrian ways. Town of Vail Page 15 J. Architecture/Mass and Scale/Landscaping Considerations The Vail Village Design Considerations identify the importance of many elements of architecture in creating, establishing, and continuing Vail Village as a special place. The proposed building additions do alter the overall presentation of mass and scale for the Gorsuch Building. The building addition, with the exception of the redesign of the center element, is single story in height (12' from pedestrian level to top of roof). The result is a form that provides additional building steps and a greater sense of grounding. In some ways, the proposed additions result in an enhanced feeling of pedestrian ization as the additions add a human scale to the building currently not present in its existing built form. The composition and detailing of the building addition and related site work borrow heavily from the existing structure. The proposed roofing material is a standing seam copper that matches the roof coverings seen along the southern elevation. The new railing will be wrought iron and the stone chosen to reface the retaining walls is consistent with the stone used along the south and east elevations of the building. The use of heavy timbers and tongue and groove decking for the fascia and soffit further tie the addition to the existing building. The enclosure is proposed to be largely transparent with the extensive use of glazing. The applicant, following recommendations from the DRB and Mr. Winston, revised the elevations to break up the bi-folding doors with heavy timber columns. The result has been a better, more even, read and a greater degree of compatibility with the existing structure. The Urban Design Guide Plan recommends a transparency range of 55% to 70% of the length of the commercial fagade as being the most characteristic and successful. �� ��_� �' e• _ r^ Mfg' The building addition has a linear transparency of 81 % while the western fagade as a whole has a linear transparency of 70%. The project proposes to soften the visual impact of the addition with the inclusion of two new planters, to be located at the north and south ends of the existing patio. Upon a careful analysis of items A thru J, staff finds the proposal does comply with criterion #2. Town of Vail Page 16 3. The proposal does not otherwise negatively alter the character of the neighborhood. As stated in the criteria above staff finds the proposed addition to the west fagade of the Gorsuch Building will not negatively alter the character of the neighborhood. Staff finds the proposal does comply with this criterion. VIII. RECOMMENDATION The Community Development Department recommends approval, with conditions, of this request for a major exterior alteration or modification pursuant to Section 12-7B-7, Exterior Alterations and Modifications, Vail Town Code, , to allow for an exterior renovation and addition, located at 263 Gore Creek Drive (Gorsuch Building)/Lots C -E, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC140042) Staff's recommendation is based upon the criteria outlined in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this major exterior alteration or modification request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves, with conditions, this request for a major exterior alteration or modification pursuant to Section 12-78- 7, Exterior Alterations and Modifications, Vail Town Code, , to allow for an exterior renovation and addition, located at 263 Gore Creek Drive (Gorsuch Building)/Lots C -E, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC 140042) 1. The applicant shall amend the plans prior to final action before the DRB to include adequate devices to prevent any snow from shedding onto Town ROW. 2. The applicant shall amend the plans prior to building permit submittal to ensure that all drainage gutters tie into the storm sewer system. 3. The applicant shall amend the plans prior to final action before the DRB to accommodate two trash/recycling receptacles in addition to the public bench along the west street fagade. The bench will be designed and placed in such a way as to ensure that public utilizing the bench will not have their legs protrude beyond the exterior face of the retaining walls. 4. Prior to the issuance of a building permit, the applicant shall enter into a license agreement, in a form approved by the Town Attorney, with the Town of Vail concerning the existing and proposed encroachments onto Town - owned property. Town of Vail Page 17 5. All deliveries to the Gorsuch Building, for both the retail and restaurant operations, shall adhere to the adopted Village Core Program for loading and delivery. Should the Planning and Environmental Commission choose to approve the major exterior alteration request, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Section Vll of the Staff memorandums to the Planning and Environmental Commission dated February 9, 2015 and the evidence and testimony presented, the Planning and Environmental Commission finds.- That inds. That the proposed major exterior alteration is in compliance with the purposes of the CCI district as specified in section 12-7B-1 of the Zoning Regulations,- and egulations,and 2. That the proposal is consistent with applicable elements of the Vail Comprehensive Plan, and 3. That the proposal does not otherwise negatively alter the character of the neighborhood." IX. ATTACHMENTS A. Vicinity Map B. Project Plan Set C. Photos D. 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The Gorsuch Building is THE iconic image of Vail. Thus, extremely careful attention is warranted to the unique scale and character of the building as well as its relationship to Bridge Street. Policy 1.1.1: Development and improvement projects approved in the Village shall be consistent with the goals, ob, jectives, policies and design considerations as outline in the Vail Village Master Plan and Urban Design Guide Plan. The following review is in compliance with this policy. Policy 2.4.1: Commercial infill development consistent with established horizontal zoning regulations shall be encouraged to provide activity genera tors, accessible green spaces, public plazas, and streetscape improvements to the pedestrian network through the Village. Policy 2.5- Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our quests Gorsuch Building Design Review 9 January 2015 Page 2 These policies support the renovation/expansion. The Gorsuch proposal actually increases winter dining and visible activity adjacent to the street, and by opening the curtain wall, it preserves the existing level of outdoor streetside dining during Spring/Summer/Fall. A negative implication is that the proposal cuts off a major building entry on the east side of Gore Creek Drive, making it a longer uninterrupted wall, somewhat reducing activity. Vail Village Urban Design Guide Plan Urban Design Considerations A. Pedestrianization Modest impact by cutting off a pedestrian access to/from Gore Creek Drive. B, Vehicle Penetration No significant impact. C. Streetscape Framework No significant impact. D. Street Enclosure The street enclosure is not changed, although the proposed more massive roof (replacing the awning cover) does tend to narrow down the perceived width of the Gore Creek Drive. E. Street Edge Converting the awning cover into a roofed structure, even with folding doors, connected to the GCD entry tower removes a significant building inset and makes a more continuous building edge (fewer "ins and outs" ). An alternative, for at least part of the GCD fagade, would be to at create a year- round structure that retains more of the airiness of the awning cover (see Suggestions below). F. Building Height No impact. Vail Gorsuch DesRevMem2.docx Gorsuch Building Design Review 9 January 2015 Page 3 G. Views The views through the Gorsuch SE corner terrace is somewhat reduce by replacing the very light awning structure with more substantial column and folding doors. H. Service and Delivery No significant impact I. Sun/shade No significant impact. Architectural Considerations Roof Forms The proposed hip roof is specifically discouraged in the Core Area, and to introduce one at this "center point" of the Village is especially precedent -setting. A shed roof could be an alternative consideration, but, at an appropriate slope, would add even more roof mass, and compromise the elegance of the existing building. Materials Many of the proposed materials (heavy timber rafters and wood soffit, copper gutters materials) are consistent with the existing building. Facades/Windows Transparency Consistent with the guideline, a high % of ground -level transparency is maintained. Materials, Colors Vail Gorsuch DesRevMem2.docx Gorsuch Building Design Review 9 January 2015 Page 4 Doors The proposed seasonal enclosure (a bi-folding door system) is not specifically addressed in the guidelines, but it appears to be comparable to others that have been introduced in the Village. We raise two concerns: 1. the width of the folding door frames gives the closed condition introduces a modern, precedent -setting commercial appearance into the Village, at a prime location. Frames that are thinner and/or more articulated (wrought -iron character) might be more compatible with the guidelines and desired character. 2. The doors have horizontal mullions added, creating large square glass panes. Additional mullions would break the doors into smaller panes, be more consistent with the guidelines, and might offset the commercial character of the frames. The proposed solid glass door at the south end of the addition raises two guideline -related issues: 1. Unarticulated, solid glass doors are discouraged 2. The location and treatment of the doorway makes it difficult to identify, and does not give the expression of "sheltered welcome" encouraged in the guidelines. Both issues give the treatment a modern, non -Tyrolean character. Locating the entry doorway in the existing entry portico would overcome both of these issues, and could be done by only reducing the seating by two places (and perhaps none). Terrace wall/railing The proposal to continue/match the existing stone retaining wall is consistent with the guidelines. The proposed plate glass railing is specifically discouraged in the guidelines (see Balconies, Materials). Continuing the existing wrought -iron railing would be consistent with the guidelines. Vail Gorsuch DesRevMem2.docx Gorsuch Building Design Review 9 January 2015 Page 5 Suggestions: Because an expansion in this location is consistent with the Master Plan, and in the spirit of trying to help find a solution that would be more consistent with the guidelines, we offer two suggestions for consideration for the south, or possibly both, patio covers: 1. a roof structure that has the outward appearance and form of the Gorsuch striped canvas awning cover but is in fact constructed/insulated with solid materials; 2. a greenhouse structure, with a thin, wrought -iron framework consistent with Tyrolean craftsmanship, perhaps with an interior awning for shade. Either of these options could follow the form/shape of the existing awning without setting a precedent of introducing a hip roof structure into the Village Core. References for #2 above: http://www.vaIegardenhouses.co.uk/period-conservatories.htmI 4 Az Found on vM.gardenhou .com Found on bcgreenhouses.com Found on oldblog.lobsterandswan.com Vail Gorsuch DesRevMemZ.docx 0. )TOWN OF VAII Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: February 9, 2015 SUBJECT: A request for the review of a variance from Section 11-6-3: Business Signs, Vail Town Code, pursuant to Chapter 11-10, Variances, Vail Town Code, to allow for two business identification signs where one is permitted, located at 183 Gore Creek Drive (Sitzmark)/ Lot A, Block 5B, Vail Village Filing 1, and setting forth details in regard thereto. (PEC150001) Applicant: Gateway Land & Development, represented by Rick Cook Planner: Jonathan Spence I. SUMMARY The applicant, Gateway Land & Development, represented by Rick Cook, is requesting a variance from Section 11-6-3: Business Signs, Vail Town Code, pursuant to Chapter 11-10, Variances, Vail Town Code, to allow for two business identification signs where one is permitted, located at 183 Gore Creek Drive. Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends denial, of this application, subject to the findings noted in Section VIII of this memorandum. A vicinity map (Attachment A), photographs (Attachment B), the applicants' request (Attachment C), and the previously approved sign application, (Attachment D), are attached for review. II. DESCRIPTION OF REQUEST The applicant, Gateway Land & Development, represented by Rick Cook, is requesting a sign variance to allow for two business identification signs where one is permitted. Specifically, the applicant requests the business be permitted two, four (4) square foot signs to be located on the existing awnings, facing north and west. The subject property is a second floor commercial space of approximately 840 SF currently occupied by Gateway Land & Development Real Estate. The space is located on the northwest corner of the structure. Please see the vicinity map and accompanying pictures included as Attachments A and B, respectively. III. BACKGROUND Gateway Land & Development began operating out of the subject property in 2010. At that time, Gateway applied for and received staff approval for the replacement of the existing red awnings with new, blue awnings with one of the awnings including a four (4) square foot sign. The application for this sign permit is included as Attachment D. At a date uncertain, the new awnings were erected with a sign on each, in violation of Section 11-6-3. Business Signs. Specifically, in Sign District #1, each second floor business shall be allowed one projecting sign with a maximum size of four (4) square feet. The placement of the second awning with sign is also in violation of Section 11-4, Sign Application Procedures that requires the review and approval of all signs not otherwise exempt within the Town of Vail, prior to installation. When contacted about the sign code violation, the applicant chose to seek relief from the one sign maximum requirement through a sign variance. The use, Business Office, is a permitted use on the second floor in the Commercial Core 1 Zone District. This space was formerly occupied by Slifer Smith and Frampton Real Estate before being taken over by Gateway in 2010. IV. APPLICABLE PLANNING DOCUMENTS Staff believes that following provisions of the Vail Village Master Plan and the Vail Town Code are relevant to the review of this proposal: 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. Objective 2.2: Recognize the importance of Vail Village as a mixed use center of activities for our guests, visitors and residents. Title 11, Sign Re_-gulations, Vail Town Code (in part) 11-1-2: PURPOSE: A. General Purpose. These regulations are enacted for the purpose of promoting the health, safety, morals, and general welfare of the town of Vail and to promote the coordinated and harmonious design and placement of signs in the town in a manner that will conserve and enhance its natural environment and Town of Vail Page 2 its established character as a resort and residential community of the highest quality. B. Specific Purpose. These regulations are intended to achieve the following specific purposes.- To urposes. To describe and enable the fair and consistent enforcement of signs in the town of Vail. 2. To encourage the establishment of well designed, creative signs that enhance the unique character of Vail's village atmosphere. 3. To preserve a successful and high quality business environment that is aided by signs that identify, direct, and inform. 4. To aid in providing for the growth of an orderly, safe, beautiful, and viable community. 11-6-3: BUSINESS SIGNS: A. Business Identification Signs.- 1. igns. 1. Business identification signs in sign district 1 (SD 1). a. Number. Each business shall be allowed one business identification sign per public entrance. b. Area. The allowable area of each business identification sign shall be up to six (6) square feet. At the discretion of the design review board, a business identification sign for a bowling alley or movie theater may be up to fifteen (15) square feet in area, subject to the applicant demonstrating that the sign area is harmonious with the scale and architectural character of the subject business and the building in which it is located. c. Height. Projecting and awning signs shall have a minimum clearance of eight feet (8) above pedestrianways and a minimum clearance of fifteen feet (15) above vehicularways. No part of any business identification sign shall extend more than twenty five feet (25) above existing grade. d. Location. Business identification signs shall be located on the business frontage. e. Type Of Sign. Business identification signs shall not be freestanding. f. Businesses Not On The First Floor Or Street Level. Businesses not located on the first floor or street level shall be allowed only one Town of Vail Page 3 projecting sign with a maximum area of four (4) square feet; location shall be subject to design review. 11-10-1: VARIANCES: A. Purpose. A variance from the sign regulations constitutes relief from the strict interpretation of the standards and may be granted by the planning and environmental commission (PEC) in cases where there exists a physical limitation that prevents the existence, placement, or operation of a sign in compliance with the standards of this title. B. Application Procedure. An application for a variance from the sign regulations may be obtained from the community development department. The variance application must include a sign permit application, the applicant's reasons for requesting a variance, and a nonrefundable fee determined by the town council as set forth by town ordinances. The staff shall set a date for a hearing before the planning and environmental commission once the complete application has been received. C. Criteria For Approval.- 1. pproval. 1. Special circumstances or conditions must exist that apply to the land, buildings, topography, vegetation, sign structures, or other matters on adjacent lots or within the adjacent right of way, that would substantially restrict the effectiveness of the sign in question. However, such circumstances must be unique to the subject site. 2. The applicant shall not have created the circumstances that have necessitated the variance request. 3. The applicant must demonstrate that the granting of the variance will be in general harmony with the purposes of this title. V. SITE ANALYSIS Address: 183 Gore Creek Drive (The Sitzmark) Legal Description: Lot A, Block 5B, Vail Village Filing Zoning: Commercial Core 1 Land Use Plan Designation: Vail Village Master Plan Current Land Use: Mixed -Use Geological Hazards: None Town of Vail Page 4 VI. SURROUNDING LAND USES AND ZONING VII. REVIEW CRITERIA Zoning District Outdoor Recreation District Commercial Core 1 Commercial Core 1 High Density Multi -family Residential District The review criteria for a variance request are prescribed in Chapter 11-10-1, Variances, Vail Town Code. 1. Special circumstances or conditions must exist that apply to the land, buildings, topography, vegetation, sign structures, or other matters on adjacent lots or within the adjacent right of way, that would substantially restrict the effectiveness of the sign in question. However, such circumstances must be unique to the subject site. In order for a sign variance to be granted, there must exist a physical limitation that prevents the existence, placement, or operation of a sign in compliance with the standards of the sign code. Although the subject office space is located on the corner of the building, staff is unaware of any physical limitations that prevent signage conforming to the code from being effectively utilized. The fact that this is a corner space is not a unique circumstance but rather one shared by many commercial locations. It should be noted that the Vail Town Code allows one sign per entrance for first floor businesses with more than one public entrance as the established intent of the code is to provide for signage that directs, informs and identifies. Therefore, Staff finds that special circumstances warrantying relief from the provisions of the sign code governing the subject location do not exist. As such, this criterion is not met. 2. The applicant shall not have created the circumstances that have necessitated the variance request. The circumstances that have, according to the applicant, necessitated the variance request are the characteristics of the space. Per the applicant's written submittal, "Our office is a large corner space with banks of windows facing the International Bridge as well as East Gore Creek and with traffic flow in both directions it is natural to have our signage placed on both of our awnings that are presently over the windows." Although the applicant has not created the circumstances that have necessitated the request, staff finds that the circumstances do not meet the requirements for the granting of a variance, namely circumstances that are unique to the site. As such, this criterion is not met. Town of Vail Page 5 Existing Use North: Town Streamtract South: Mixed -Use East: Mixed -Use West: Multi -family Residential VII. REVIEW CRITERIA Zoning District Outdoor Recreation District Commercial Core 1 Commercial Core 1 High Density Multi -family Residential District The review criteria for a variance request are prescribed in Chapter 11-10-1, Variances, Vail Town Code. 1. Special circumstances or conditions must exist that apply to the land, buildings, topography, vegetation, sign structures, or other matters on adjacent lots or within the adjacent right of way, that would substantially restrict the effectiveness of the sign in question. However, such circumstances must be unique to the subject site. In order for a sign variance to be granted, there must exist a physical limitation that prevents the existence, placement, or operation of a sign in compliance with the standards of the sign code. Although the subject office space is located on the corner of the building, staff is unaware of any physical limitations that prevent signage conforming to the code from being effectively utilized. The fact that this is a corner space is not a unique circumstance but rather one shared by many commercial locations. It should be noted that the Vail Town Code allows one sign per entrance for first floor businesses with more than one public entrance as the established intent of the code is to provide for signage that directs, informs and identifies. Therefore, Staff finds that special circumstances warrantying relief from the provisions of the sign code governing the subject location do not exist. As such, this criterion is not met. 2. The applicant shall not have created the circumstances that have necessitated the variance request. The circumstances that have, according to the applicant, necessitated the variance request are the characteristics of the space. Per the applicant's written submittal, "Our office is a large corner space with banks of windows facing the International Bridge as well as East Gore Creek and with traffic flow in both directions it is natural to have our signage placed on both of our awnings that are presently over the windows." Although the applicant has not created the circumstances that have necessitated the request, staff finds that the circumstances do not meet the requirements for the granting of a variance, namely circumstances that are unique to the site. As such, this criterion is not met. Town of Vail Page 5 3. The applicant must demonstrate that the granting of the variance will be in general harmony with the purposes of this title. The granting of the requested variance to allow two (2) signs where only one is permitted is not in general harmony with the general or specific purposes of Title 11, Sign Regulations, Vail Town Code. Specifically, the approval would be inconsistent with the coordinated placement and fair and consistent enforcement of signage within the Town of Vail. The creation of an exception to the Title when there is not a unique circumstance is not in general harmony with the purposes of the Sign Regulations. As such, this criterion is not met. VIII. STAFF RECOMMENDATION The Community Development Department recommends denial of a variance from Section 11-6-3, Business Identification Signs, Vail Town Code, pursuant to Chapter 11- 10, Variances and Appeals, Vail Town Code, to allow for two business identification signs where one is permitted, located at 183 Gore Creek Drive (Sitzmark)/ Lot A, Block 513, Vail Village Filing 1, and setting forth details in regard thereto. This recommendation is based upon the review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to deny this variance request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission denies the applicants'request for a variance from Section 11-6-3. Business Signs, Vail Town Code, pursuant to Chapter 11-10, Variances, Vail Town Code, to allow for two business identification signs where one is permitted, located at 183 Gore Creek Drive (Sitzmark)/ Lot A, Block 5B, Vail Village Filing 1, and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to deny this variance request, the Community Development Department recommends the Commission makes the following findings: 'Based upon a review of Section Vll of the February 9, 2015 staff memorandum to the Planning and Environmental Commission, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds. 1. No special circumstances or conditions exist that apply to the land, buildings, topography, vegetation, sign structures, or other matters on adjacent lots or within the adjacent right of way, that would substantially restrict the effectiveness of the sign in question. 2. The applicant has not demonstrated that the granting of the variance will be in general harmony with the purposes of this title. Town of Vail Page 6 IX. ATTACHMENTS A. Vicinity Map B. Photographs C. Applicant's Submittal with photos D. Approved Sign Permit, 10/2010 Town of Vail Page 7 v Pow- \ w/. 4t del Cb m C) Ilia Town of Vail Re: Sign Variance for The Gateway Real Estate Office located at 183 Gore Creek Drive, Vail Co. 81657 Thank you very much for consideration of our request for a sign variance. 183 Gore Creek was the first office of Vail Resorts in 1969 and the first office for Vail Resorts Real Estate. Originally the office had two building signs as well as a tall lighted wooden sign facing the street at the base of the stairs. SSF acquired the space from Vail Resorts and had their sign post at the base of the stairs as well as the two awnings. Gateway leased the property four years ago and we asked if we could redo the wooden lit sign and were told no, as that sign was grandfathered in. Our office is a large corner space with banks of windows facing the International Bridge as well as East Gore Creek and with traffic flow in both directions it is natural to have our signage placed on both of our awnings that are presently over the windows. This is much more esthetically valuable to the looks of the building and gives our company correct presents. Gateway is a locally owned company and has been in the Vail Valley since 1993. When viewing other offices and businesses throughout the village, our awnings are handsome, well done and subtle whereas signage from some others are tacky, numerous and cheap looking. Being a corner office we feel that each side of the building should be allowed representation. The awnings themselves have been fine as there is one on each side of the building and we are asking for a sign variance to be able to retain our business lettering on both of our awnings. Sincerely, Rick Cook Managing Broker 41 14: sf r Er • f �� . � � � ISI . .. 5+`"� y ;, r v. -�-., � •� • A j�. ,�'tr __fir, n - ..: -.�,•. ,.._..�.- ._...,�,,,.-� " tom_ _ •- ,'� � • � s �r 71 t _ 7 t • Ss h � a {p rs" MU � I• MOW: tri : Mon�r r c r .. . v t N* M� ' 1�W a i � -``S •� "tea. r j X31 � � 1 ��E� ' � a � t Y.� �• .r �e �4� �ri� A •r°� ��. bi F .. � � � iVi r y +ma u .J� An`• + ii vw W2 ,',4Yhi S7 J'�tl-Y Project Name: GATEWAY LAND SIGN Project Description: Participants: Design Review Board ACTION FORM Department of Community Development 75 South Frontage Road, Vail, Colorado 816.57 tel: 970.479.2109 fax: 970.479.24,52 web; www.vailgov.com DRB Number: DRB100452 SIGN APPLICATION - GATEWAY LAND & DEVELOPMENT 2 AWNINGS - 1 W/ SIGN OWNER SITZMARK AT VAIL INC 09/08/2010 183 GORE CREEK DR VAIL CO 81657 APPLICANT MICHELLE HORAK 09/08/2010 Phone: 970-926-6777 GATEWAY LAND & DEVELOPMENT PO BOX 1777 EDWARDS CO 81632 Project Address: 183 GORE CREEK DR VAIL Location: SITZMARK, SUITE 5 Legal Description: Lot: A Block: 5B Subdivision: VAIL VILLAGE FILING 1 Parcel Number: 2101-082-1000-6 Comments: BOARD/STAFF ACTION Motion By: Action: STAFFAPP Second By: Vote: Date of Approval: 09/14/2010 Conditions: Cond: 8 (PLAN): No changes to these plans may be made without the written consent of Town of Vail staff and/or the appropriate review committee(s). Cond: 201 (PLAN): DRB approval shall not become valid for 20 days following the date of approval, pursuant to the Vail Town Code, Chapter 12-3-3: APPEALS. Cond: 202 (PLAN): Approval of this project shall lapse and become void one (1) year following the date of final approval, unless a building permit is issued and construction is commenced and is diligently pursued toward completion. Planner: RACHEL FRIEDE DRB Fee Paid: $50.00 Department of Community Development 75 South Frontage Road Vail,.Colorado 81657 Tel: 970-479-2128 Fax: 970-479-2452 r }:Web: �r,,,vailgov.co Deyej p r �n: Application for Design Review pp g Sign Application n SEP 08 2010 General Information: This application is required for any sign that is located within he T of Vail. All signs re- quire Design Review approval. Applicable Vail Town Code sections can be reviewed on -I .Ni10 c , oder Vail Information—Town Code On-line (Title 11 Signs). An application for Design Review cannot be accep ee �mtit-af} required information is received by the Community Development Department. Design Review approval lapses unless sign is installed within one year of the approval. Fee: $50 PLUS $1.00 per square foot of total sign area Business/ Building Name: GckAtyA;uA Lay -Nd MeAlt 5` }•Z-m�� Number of proposed signs: Q 1 WI nj5 rn Number of existing signs: a auAN%lrta-, Wt h le Length of business frontage: A7<Z X af`� Height of sign(s) from grade: 7...5 - Square Footage of Sign: '-1 f gQ,_ iArG kee-t oy%C2nC CA-WrNi v%,� Type of sign (check all that apply): ❑ Free Standing Sign ❑ Hanging/Projecting Sign ❑ Window Sign ❑ Wall Sign Business Sign ❑ Building Identification ❑ Subdivision Entrance ❑ Joint Directory Sign ❑ Menu/Display Box ❑ Business Operation Sign ❑ Open/Closed Sign ❑ Sale Sign ❑ Sign Program ❑ Gas Filled/Fiber Optic ❑ Temporary Site Development Sign Y Other NW rx i , a Physical Address: 11R 3 & oft_ U�C-e r _ � 1-i ire, 5 Parcel Number: 2_10 L - O $2- 1 Q ' Uy to (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.) Property Owner: S��tZy�r`a�1L CXR VCL� \ Tin c, Mailing Address: 1$ 3 d O rG C X- -e e -V— byVt, \�CAA W � t 19 -5 7 Phone: i '-i / U - Owner's Signature: LA -1 0 Primary Contact/ Owner Representative: Mailing Address: �>O R.0)4 1-7-7-,' L- an 5 C_Q �I (932.. Phone: 9210 - to -7-71 3710 act / 3 E -Mail: cL v-\ Fax: aZlo - Z La 't & For Office Use Only: Cash_ CC: Visa / MC Last 4 CC # Auth # Check # I l Fee Paid: 5 L� - `� Received From. ✓t SCJ Meeting Date: �� Imo DRB No.: 07 Planner: Project No: Zoning: Land Use: Location of the Proposal: Lot: A BIock:1_').PSubdivision: 01 -Jan -10 TOWN OF VAIL, COLORADO Statement Statement Number: R100001255 Amount: $54.00 09/08/201004:42 PM Payment Method: Check Init: SAB Notation: 1511 GRAFTON ENTERPRISES ----------------------------------------------------------------------------- Permit No: DRB100452 Type: DRB - Sign Application Parcel No: 2101-082-1000-6 Site Address: 183 GORE CREEK DR VAIL Location: SITZMARK, SUITE 5 Total Fees: $54.00 This Payment: $54.00 Total ALL Pmts: $54.00 Balance: $0.00 ******************************************************************************************** ACCOUNT ITEM LIST: Account Code Description Current Pmts -------------------------------------------------------------- DR 00100003112200 DESIGN REVIEW FEES 54.00 0 1 t4lx COD as ®r4l con ;.. "W W t t4� 4 11 120= .W-4 1 0) TOWN OF VAIL Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: February 9, 2015 SUBJECT: A request for a recommendation to the Vail Town Council for an amendment to the Lionshead Redevelopment Master Plan, pursuant to Section 2.8, Adoption and Amendment of the Master Plan, Lionshead Redevelopment Master Plan, to amend the Detailed Plan Recommendations for the Evergreen Lodge at Vail, located at 250 South Frontage Road West/Lot 2W, Block 1, Vail Lionshead Filing 2, and setting forth details in regard thereto. (PEC140044) Applicant: Evergreen Lodge at Vail, represented by Mauriello Planning Group Planner: Warren Campbell I. SUMMARY The applicant, Evergreen Lodge at Vail, represented by the Mauriello Planning Group, is requesting a work session with the Planning and Environmental Commission to discuss amendments to the Lionshead Redevelopment Master Plan (LRMP). The applicant would seek approval of these amendments should a land exchange occur between the Vail Valley Medical Center and the Evergreen Lodge. It is undetermined if a land exchange will occur, however, conversation are ongoing and efforts are being made by all parties to reach an agreement. This discussion is an effort to begin dialogue with the Commission, community, and staff to identify the possible redevelopment outcomes of on the Evergreen Lodge site should a land exchange occu r. As this public hearing is a work session staff has not prepared a recommendation for any action by the Planning and Environmental Commission. Town staff will provide a recommendation at a future hearing. Staff and the applicant request the Commission table tis item to the March 9, 2015, public hearing. II. DESCRIPTION OF REQUEST The applicant, Evergreen Lodge at Vail, represented by the Mauriello Planning Group, is requesting a work session with the Planning and Environmental Commission to discuss amendments to the LRMP. The proposed amendments are drafted assuming that a land exchange has occurred. Text to be added is shown in bold italics and text to be deleted is shown in strikothrp-i i. h 5.19 Evergreen Lodge at Vail The Evergreen Lodge is located directly east of the Middle Creek Stream Tract and is bordered to the north by the South Frontage Road and to the sem# east by the Vail Valley Medical Center.,, a-rd-te the easthe West Star Rapk nffino bu+Id+rg.The 'At is 114,337 sere feet er 22.6-22 s. Since the original inclusion in the Lionshead Redevelopment Master Plan, a portion of the Evergreen Lodge parcel, adjacent to the existing WMC parking garage, was sold in 2014 to the Vail Valley Medical Center (VVMC). Additionally, in February of 2015, the Evergreen Lodge and the Vail Valley Medical Center, entered into an agreement to exchange land that resulted in the Evergreen Lodge acquiring approximately 12,500 sq. ft. of the VVMC property south of the Evergreen Lodge and VVMC acquiring 9,970 sq. ft. of Evergreen Lodge land east of the Lodge. ( See figure ???) The agreement was reached based on the results of a two day charrette between VVMC, Town of Vail, and the Evergreen Lodge representatives, which was conducted in December of 2014 where the parties developed a workable conceptual development plan benefiting all parties. The resulting land area for the Evergreen Lodge is approximately 2.68 acres after the land trade. Physical improvements that currently exist on the site are a nine -story stucco hotel/condominium structure with an adjoining two-story hotel facilities wing (19 dwelling units and 128 hotel rooms) #gone below -grade structured parking garages (52 parking spaces), and paved surface parking (approximately 85 parking spaces). The nine -story structure has a predominant east -west orientation along the southerly edge of the site while the facilities wing has a north -south orientation along the western edge of the site. The. ooctorn parking garage is utilized by the Voil \/olloY M inol GeRterr fee Tmreye e parkiRg and is onnoccorl from the Se ith Frontage Read thre itch o shored ontFyiexit w0th tho West Star Ronk effino building. Opportunities for future improvements and upgrades include: • Creation of more underground parking; • Enclosed Loading and Delivery; • Architectural enhancements consistent with the Lionshead Architectural Design Guidelines; • Improved exterior lighting; • Coordinated vehicular access; • Creek improvements to improve health and access by the public; • Improved streetscape and landscaping along the South Frontage Road; • Improved pedestrian circulation and connection to West Meadow Drive,- and rive,and • Upgraded and expanded hotel accommodations and amenities. Town of Vail Page 2 5.19.1 Pedestrian Access Pedestrian access should be upgraded to provide a safe and attractive pedestrian connection from the South Frontage Road, through the Evergreen Lodge development site and/or the adjacent tracts of land owned by the Town of Vail and the Eagle River Water and Sanitation District, to West Meadow Drive and with a continuous pedestrian/bicycle path along the South Frontage Road, as dGpm tG d GR Map T horoin consistent with the Town's proposed plans for a roundabout along the frontage of the Evergreen Lodge property (see figure ???). A gravel path connecting the South Frontage Road to the paved pedestrian path located on the east side of the Dobson Ice Arena presently exists along the south side of the property. This path, while functional, receives little, if any, regular maintenance and includes a railroad tie set of stairs that is unsafe and in disrepair. There are currently no pedestrian improvements located along the South Frontage Road along the Evergreen Lodge frontage. Though no improvements exist, a fair number of pedestrians use the southerly edge of the South Frontage Road when entering or exiting the site or while traveling past the property. In order to improve pedestrian access and safety, it is recommended that future redevelopment of the site includes the construction of a continuous pedestrian/bicycle path along the South Frontage Road and that the existing gravel path along the southerly edge of the site be improved and regularly maintained. Said imnr,,,,omon+G may RGGGGGOtAte the RGGGI fee PPd(Qs}riAn AGGGGGe-asemeiAtll; thre,61 g„ the si+o Based on the results of the charrette with VVMC, the land trade provides an opportunity to create a pedestrian walkway from the South Frontage Road to West Meadow Drive along the new shared property line between the structures on both properties. Conceptually, the new walkway could benefit users of both the VVMC and the Evergreen Lodge properties while also allowing for access by the public. It may be necessary to utilize the Town owned Lot 10 to accomplish the desired pedestrian connection from South Frontage Road to West Meadow Drive, a desired public improvement. 5.19.2 South Frontage Road Improvements and Vehicular Access The site is currently accessed by vehicles from the South Frontage Road frets with two, full movement-,4we-way access points. The current location of these access points relative to the existing access points for the `"'�aT US Bank Building, Vail Valley Medical Center parking structure, Town of Vail Municipal Buildings, and potential future access points to the Vail Valley Medical Center and Vail International Building results in undesirable traffic flow and turning movements creating traffic safety, and capacity, and level of service concerns. In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan, opportunities for public transportation and vehicular circulation improvements should be explored in conjunction with any future redevelopment of the site. Vehicular access to the Evergreen Lodge from West Meadow Drive shall be prohibited. Possible opportunities for improvements may include, an improved mass transit stop, relocated/reduced/shared points of Town of Vail Page 3 entry/exiting, restricted access points, acceleration/ deceleration lanes, greater sight distances, dedicated turning lanes and landscaped medians, and the evaluation and possible implementation of an intersection solution, such as a roundabout. It is preferred by the Town that a full roundabout be located along the frontage of this site that takes into account the additional through traffic needs generally of the community but also specifically of the future redevelopment of the Town's municipal site, VVMC, and the Evergreen Lodge property, though additional study of the roundabout design is necessary. As currently envisioned, the roundabout and roadway improvements would allow for a primary right in, right out vehicular access and a separate right in, right out service vehicle access to the Evergreen Lodge property. 5.19.3 Preservation of Existing Accommodation Units The Evergreen Lodge presently contains 128 short-term accommodation units. In addition, the Evergreen Lodge also contains a restaurant and meeting space facilities incidental to the operation of the Lodge. Built in 1974 these existing units and facilities are old and developed to the standards desired decades ago and no longer provide guests with accommodations meeting modern expectations. Given the importance and need for short-term accommodations to the vitality and success of the community, any future redevelopment of the site shall ensure the preservation of short-term accommodation units on the site, pursuant to the live bed policy in Section 4.13. The nreseniotinn of shed term �nnrmmriJ �tirnc 96hr9i iliJ fr9ni iC r9n maintainiRg the ni imher "f evic+toRg h"tel hedS owed f nrnccReSidiential icor ee e nn ate w(Qli, rens urine the nreseniotinn of 1281 81 onnnmmniJotinn units;_. %Kith this in mini) the , rnnmc rennnfini fired to nreote mi ilti_rnnm suites. In nn inct7RGe h9weVehni 11d TTTTPTn7 Gf Ti ,STV VP , 4GiQ the omni int of nrncc reciiJentiol flnnr to onnnmmniJotinn i initc he wed- While the development trend in Vail over the last two decades has been to focus on high-end, luxury accommodations utilizing more floor area per room, the opportunity exists to create high quality units that are smaller and more affordable but which achieve the goal of maintaining the existing number of keys, live beds, and improving the revenues and vitality of the Town. In�foontt,Opportunities for increasing the number of accommodation units beyond the existing 128 units already on-site should be evaluated during the development review process. For example, the construction of "attached accommodation units", as dGf+eedO..A thte %r-niRg oen„Iatinns or the provision of a rental management program, could significantly increase the availability of short-term rental opportunities within the building. 5.19.4 Impacts on Middle Creek Stream Tract The Micdcdle Greek Streocam-Travt lies-te Nest of the EyergreeR Ledge. The Tra4 Ve Red by the Teem nvv, r of VaiT The Evergreen site is bordered on the west by Middle Creek running through two tracts of land. one owned by the Town of Vail Page 4 Town and one owned by the Eagle River Water and Sanitation District. The tracts ares heavily vegetated with several substantial deciduous trees and a significant lower layer of underbrush and also includes some pedestrian path improvements and a pedestrian bridge. Given the importance of water quality it is imperative that any future development on the Evergreen Lodge site does not negative impact the riparian corridor of Middle Creek. Although the site borders the Creek 9trer these tracts, there is no significant amount of quality vegetation on the site and the parcel lies out of the 100 -year flood plain. As currently configured, opportunities exist to better recognize the benefits of creek side development and to improve and enhance the riparian corridor. While the Patural riparian corridor of Middle Creek should nye remain protected and preserved, the physical and visual relationships and references between adjacent development and the stream tracts should be strengthened. Careful consideration should be taken when approving any application for development adjacent to the Creek. An opportunity exists to create a significant connection between the Evergreen Lodge and Middle Creek. Any use of Middle Creek for aesthetic or recreational purposes, however, should be subordinate to the preservation of the natural riparian corridor and its inherent natural character. The. Middle Greek 9trem mast These stream tracts may provide an opportunity for the construction of a recreational path connecting the South Frontage Road and uses on the Evergreen Lodge property to the existing pedestrian paths at the Dobson Ice Arena providing a strong pedestrian connection to West Meadow Drive. 5.19.5 Relationship to the Vail Valley Medical Center and the IpFepesed Cpntpr Lot 10 Perhaps the most critical functional relationship is the need to coordinate any future development on the Evergreen Lodge site with the Vail Valley Medical Center. ,Fer examnle. every offer+ she ilrl be to Lon to once ire. that future. ire. pathway nnnne.n+innc onrl lonrl e.vnhaRges Both parties have taken steps to ensure the properties can be redeveloped in a more coordinated manner by executing the land exchange. The land exchange provides better access length and frontage and redevelopment opportunities to the Vail Valley Medical Center by securing additional South Frontage Road access and providing a location for the future emergency helipad providing direct access to medical facilities on -campus. The exchange of land gives the Evergreen Lodge an opportunity to make an important pedestrian connection to West Meadow Drive, thereby strengthening the pedestrian connection into Lionshead and Vail Village. The land exchange also allows for a better vehicular access by providing a reasonable location for a roundabout located in front of the Evergreen Lodge improving access to Town of Vail Page 5 both properties. This pedestrian connection potentially utilizes a one-story deck that could cover surface parking on the VVMC campus. While a deck provides covered and screened parking, it also adds a landscape element benefiting the views and use by patrons from Evergreen Lodge and VVMC. In order for a connection and landscape enhancement to be successful, it must be developed without setbacks between the properties and may require stairs and elevator access on or adjacent to Lot 10. (see figure ???) The Town owns Lot 10, which is located at the southwest corner of the existing VVMC campus and at the southern end of the land included in the land trade to the Evergreen Lodge (see figure ???). The southerly portion of Lot 10 is developed as West Meadow Drive street and sidewalk improvements and the northerly portion is currently developed with a surface parking lot currently used jointly by VVMC and the Town's library personnel. While not essential for the redevelopment of the Evergreen Lodge, a preferred alternative would be to allow a portion of Lot 10 to be used by the Evergreen Lodge to provide a strong connection to West Meadow Drive. Any private use of Lot 10 should provide a public benefit to the community and interest, vitality, and interaction with pedestrians along West Meadow Drive, such as public art or a public park and provide for access of Evergreen Lodge patrons. The other portion of Lot 10 not utilized by the Evergreen Lodge could be utilized for a covered landscape deck and parking for VVMC and pedestrian connection enhancements to allow connection back to the South Frontage Road. (see figure ???) Because it is unlikely that the redevelopment of the Evergreen Lodge and VVMC will occur within the same timeframes, any redevelopment of the Evergreen Lodge property or VVMC property will need to provide appropriate interim development solutions that allow the properties to be developed in a functional and aesthetic fashion. Guarantees and/or temporary improvements such as landscape buffers and pedestrian paths may be required of any redevelopment program in the interim. 5.19.6 Service and Delivery Service and delivery functions for the hotel are currently accommodated on grade from the westerly entrance to the property. Service and delivery for the redeveloped Evergreen Lodge should occur within the structures or otherwise be hiiddep adequately screened from public view. Service and delivery truck turning maneuvering should not negatively impact traffic flow on the South Frontage Road and it is anticipated that a separate loading and service entry will be allowed in conjunction with the placement of a potential new roundabout in this location. `nth a real R;eRtefthe",aT aGGeoo p9into attention ohne 1191 he giYen to the Inn._tlnn of A.Rd pa*iRg ,ages A.A. of ctrl inti iron narking of the ni irrent Crnntage Read level �eini ild holm to minimize the apparent height of the aviation nr fi iti ire Town of Vail Page 6 5.19.7 Setbacks from the South Cren+ann Read Special consideration should be given to the setback of buildings from the South Frontage Road. Pursuant to the Lionshead Mixed Use -1 zone district setback standards, a minimum 10 -foot (10') setback is required. Given the relationship of the development site to the South Frontage Road, the need for adequate area for vehicular traffic circulation, the importance of a landscape area to visually screen the massing of the building, and the existence of a 30 -foot wide utility easement along the southerly edge of the South Frontage Road, the minimum required front setback for the Evergreen Lodge development site shall be thirty feet (30'). This increased setback requirement shall supersede the 10 -foot setback requirement prescribed in Section 12-7H-10, Setbacks, Vail Town Code. Based to the coordinated efforts and agreements between the Evergreen Lodge and the Vail Valley Medical Center, there are opportunities for a covered parking deck and pedestrian access landscape plaza to be developed between the properties. If appropriately designed, a zero set back in these areas should be considered during the development review process. Additionally, below grade improvements, including but not limited to, parking and circulation improvements may be developed without the need for setbacks if found to be consistent with the Town's development objectives. 5.19.8 Architectural Improvements and Building Heights The architectural design guidelines (Chapter 8) discuss several transition tools that can be used to adapt an existing building to the new character and architectural quality desired for Lionshead. Given the high visibility of the buildings on this site and the extent to which they influence the quality of the experience of passers-by, all future development on the site should be closely scrutinized for compliance with the applicable architectural design guidelines. That said, the Evergreen Lodge is located in a transitional area with VVMC, the Library, and Dobson Arena, which tend to have more modern or institutional architecture. It may be appropriate to allow the Evergreen Lodge to be redeveloped with a contemporary expression of alpine architecture to address this transitional location provided it is found to be consistent with the Town's development objectives and adopted design guidelines. The building will need to have a relationship to adjacent buildings and pedestrian corridors. With the addition of the land acquired from the Vail Valley Medical Center, the Evergreen Lodge has the opportunity to step building mass down towards West Meadow Drive in a Town of Vail Page 7 north/south orientation. Building mass should step down from the South Frontage Road to the south boundary of the Evergreen Lodge property. The building on the exchange parcel should step down to a maximum of four or five stories with complementary roof forms to achieve a more pedestrian scale building, consistent with the west wing of the medical center. The final building massing, scale and form shall be determined during the development review process. 5.19.9 Public Transit Stop A public transit stop is presently located east of the `"'�aT US Bank Building, across the street from the Town Municipal offices. Through the future redevelopment of the Evergreen Lodge and the Vail Valley Medical Center, an opportunity exists to potentially relocate the transit stop to a more optimal location. III. DISCUSSION ITEMS 5.19 Evergreen Lodge at Vail The language included within this section provides a broad overview of the existing site, structure and outcomes of the land exchange. The proposed changes contain facts associated with the land exchange. Staff agrees that a figure depicting the land exchange and overall parcel would be beneficial to this section. 5.19.1 Pedestrian Access This section highlights the importance of pedestrian connections along the South Frontage Road and north/south through the site connecting West Meadow Drive to the South Frontage Road. The applicant has proposed to strike the sentence identifying the need for a public easement to be placed upon the pedestrian connections. This section concludes with recommendations for the Town owned Lot 10. Staff would agree that a figure depicting the pedestrian connections would be beneficial to the understanding of this need. It should be noted that the Town Council will need to review statements regarding Lot 10 and determine its role in the revised text. Staff recommends this sentence remain as a public pedestrian easement will be sought for the improvement once constructed. Town of Vail Page 8 5.19.2 South Frontage Road Improvements and Vehicular Access This section speaks to the future traffic improvements to the South Frontage Road that are needed to address access to the Evergreen Lodge, Vail Valley Medical Center (VVMC), and the Town's municipal site. Significant review and vetting as resulted in a solution which incorporates a round about and medians which would restrict many site access turning movements to right-in/right-out. The proposed language speaks to the round about solution that has been captured in the VVMC Master Plan. It is also anticipated that amendments will be forthcoming to the Vail Transportation Master Plan to capture this recent traffic improvement within the plan. Staff recommends a statement noting that CDOT requirements will need to be met with regard to all access points. 5.19.3 Preservation of Existing Accommodation Units Within this section the applicant proposes to strike the requirement to preserve the number of accommodation units on the site and the amount of gross residential floor area devoted to accommodation units. This requirement captures the intent of several master plan goals and objectives. Policy Objective 2.3.3, Stronger Economic Base Through Increased Live Beds, Lionshead Redevelopment Master Plan, speaks to the importance of live beds and policy of no net loss of existing live beds. Within the Vail Land Use Plan Commercial goals 3.1, 3.2, and 3.3 speak to the importance of hotels. In place of this requirement the applicant has cited Section 4.13, Live Beds, Lionshead Redevelopment Master Plan as the guiding policy for the redevelopment of the site (text included in the applicable documents section). The Live Bed policy does not require the incorporation of accommodations units. It allows for a mixture of unit types which can be owned in whole or in part, thus resulting in the ability to choose not to participate in any rental program. Staff finds it necessary to maintain a requirement within this section clearly identifying the need for accommodation units to be located upon the site. There may be some merit to a discussion which seeks to achieve an equivalency with any new development as compared to the existing development. Staff recognizes that the 128 hotel rooms on the site were developed in 1974 and may not meet the needs of our guests in terms of modern design and convenience. It may be more appropriate to discuss a requirement to maintain the gross residential square footage devoted to accommodation units. Staff would like to engage in a conversation with the Commission and applicant regarding this requirement. 5.19.4 Impacts on Middle Creek Stream Tract This section identified the need to protect and preserve the Middle Creek corridor prior to the listing of Gore Creek on the 303d list of impaired streams. The proposed text changes expand upon the concept of protecting and reestablishing the riparian corridor Town of Vail Page 9 while balancing the possibility to establish it as an amenity to the community and the Evergreen Lodge site. • Staff recommends language is added to address a requirement to comply with any adopted stream health initiatives, policies, and/or regulations that are developed as the town moves forward on improvements to Gore Creek stream health. 5.19.5 Relationship to the Vail Valley Medical Center and the Center Town's Lot 10 This section includes proposed text highlighting the opportunities created by the land exchange. Furthermore it speaks to the likelihood of an interim scenario as the VVMC may redevelop sooner than the Evergreen Lodge site and consideration will need to be given to changes to vehicular access, pedestrian paths, landscaping, etc. Staff would agree that a figure depicting the pedestrian connections would be beneficial to the understanding of this need. It should be noted that the Town Council will need to review statements regarding Lot 10 and determine its role in the revised text. 5.19.6 Service and Delivery Amendments to this section include a provision for a separate curb cut access for loading and delivery vehicles. Within the VVMC MP a provision for the exploration of a shared loading and delivery scenario between the VVMC and Evergreen Lodge was included in Chapter 10, Potential Land exchange with the Evergreen Lodge. • Staff recommends language be added to this section identifying a need to explore shared loading and delivery scenarios with the VVMC. 5.19.7 Setbacks from the South Creentage Read No text is proposed to be stricken within this section. Text has been added to address the potential for a covered parking deck in the location of the west parking lot for the VVMC. Below grade encroachments into the required setbacks have been permitted upon several properties zoned Lionshead Mixed Use 1. The encraochment of below grade improvements has been balanced with the need to be able to plant appropriate vegetation upon the strucutre. Items to consider are the loads placed upon any below grade strucutre through the placement of soil and plant material and water drainage. • Staff recommends a figure be added to depict the concepts included within the proposed text for consideration of zero setbacks. Town of Vail Page 10 5.19.8 Architectural Improvements and Building Heights No text is proposed to be stricken within this section. Text has been added to speak to the need to step the structure down as the projet approaches West Meadow Drive. Additionally, it speaks to the need for the project to have relationships to adjacent builidngs. It is important to recall that the future emergency helicopter structure is to be located on the northwest corner of the VVMC site. This structure is identified as being potentially 75 feet tall. • Staff recommends the inclusion of a figure identifying the anticipated bulk and mass envisioned for the site through the indication of the number of floor plates in various portions of the site. 5.19.9 Public Transit Stop There were no substantive changes made to this section. The recommendations contained within remain valid. IV. BACKGROUND The Evergreen Lodge was previously zoned Special Development District No. 14 with an underlying zoning of High Density Multiple -Family. The Special Development District was established via Ordinance No. 5, Series of 1986. The SDD included 128 accommodation units, 19 dwelling units, a restaurant, lounge, spa, and meeting room/conference facility space. On December 20, 2005, Resolution No. 23, Series of 2005, was adopted by the by the Vail Town Council amending the Lionshead Redevelopment Master Plan to included detailed plan recommendations for the Evergreen Lodge. Additionally, Ordinance No. 30, Series of 2005 was adopted establishing Lionshead Mixed Use 1 District zoning for the Evergreen Lodge parcel. V. APPLICABLE PLANNING DOCUMENTS Staff believes that the following provisions of the Vail Town Code are relevant to the review of this proposal: TITLE 12: ZONING REGULATIONS Article 12-7H Lionshead Mixed Use 1 (LMU-1) District (in part) 12-7H-1: PURPOSE: The Lionshead mixed use 1 district is intended to provide sites for a mixture of multiple - family dwellings, lodges, hotels, fractional fee clubs, timeshares, lodge dwelling units, Town of Vail Page 11 restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Lionshead mixed use 1 district, in accordance with the Lionshead redevelopment master plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the zone district by establishing appropriate site development standards. This zone district is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead redevelopment master plan. This zone district was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this zone district include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead redevelopment master plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent with the Lionshead redevelopment master plan. Additionally, the incentives are created to help finance public off site improvements adjacent to redevelopment projects. With any development/redevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated. streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. LIONSHEAD REDEVELOMENT MASTER PLAN 2.3 Policy Objectives The Town Council adopted six policy objectives on November 4, 1996 to outline the important issues to be addressed in the master plan and to provide a policy framework for the master planning process. 2.3.1 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ("live beds" or "warm beds') through new lodging products. Live beds and warm beds are best described as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or families Town of Vail Page 12 on a short term rental basis. In order to improve occupancy rates and create additional bed base in Lionshead, applications for new development and redevelopment projects which include a residential component shall provide live beds in the form of accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached accommodation units (i.e, lock -off units), or dwelling units which are included in a voluntary rental management program and available for short term rental. Further, it is the expressed goal of this Plan that in addition to creating additional bed base through new lodging products, there shall be no net loss of existing live beds within the Lionshead Redevelopment Master Plan study area. 2.3.4 Improved Access and Circulation The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2.3.5 Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents. 4.13 Live Beds The maintenance, preservation, and enhancement of the live bed base are critical to the future success of Lionshead and as such, special emphasis should be placed on increasing the number of live beds in Lionshead as the area undergoes redevelopment. The Lionshead area currently contains a large percentage of the Town's overall lodging bed base. The bed base in Lionshead's consists of a variety of residential and lodging products including hotels, condominiums, timeshares and hybrids of all three. The vast majority of live beds in Lionshead are not accommodation units in hotels, but instead, in dwelling units in residential condominiums such as the Vail 21, Treetops, Antlers Lodge, Lion Square Lodge, Lifthouse Lodge, Landmark Tower and Townhomes, Lionshead Arcade, and Montaneros, all of which have some form of rental/property management program that encourages short term rental of dwelling units when the owners are not in residence. It has been the experience in Lionshead that condominium projects which include a voluntary rental management program have occupancy rates which exceed the occupancy rate of hotel products, and therefore tend to provide more live beds and produce more lodging tax revenues to the Town. Applications for new development or redevelopment which maintain, preserve, and enhance the live bed base in Lionshead have a significantly greater chance of approval in the development review process than those which do not. 4.13.1 Live Bed Definition Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are defined as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or families, on a short term rental basis. A live bed may include the following residential products. accommodation Town of Vail Page 13 units, fractional fee club units, lodge dwelling units, timeshare units, attached accommodation units (i.e., lock -off units), and dwelling units which are included in a voluntary rental management program and available for short term rental. 4.13.2 Location of Live Beds Live beds should be located in Lionshead pursuant to the Lionshead Mixed Use 1 and 2 zone districts. All properties within Lionshead, when developing or redeveloping and providing new residential or lodging products, should provide live beds as defined herein. 4.13.3 Hotel -types of Services and Amenities To aid in the furtherance of Policy Objective 2.3.3 of the Plan, the creation of additional live beds should include hotel -types of services and amenities. Such services and amenities may include, but not be limited to, the operation of a front desk, registration/reservation capabilities, recreational amenities, guest drop-off, on-site management, etc. These types of services and amenities in multiple family residential dwellings will increase the likelihood that the dwelling units will be made available for short term occupancy and help to promote improved occupancy rates. 4.13.4 Review of New Development and Redevelopment Projects The Planning and Environmental Commission shall consider the policies and direction given by this Plan with respect to live beds when reviewing new development and redevelopment projects in Lionshead. Applications for new development or redevelopment shall maintain the live bed base in Lionshead. Applications for new development and redevelopment which enhance the live bed base have a significantly greater chance of approval in the development review process than those which do not. A proposal's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. VAIL LAND USE PLAN CHAPTER 11— LAND USE PLAN GOALS / POLICIES.- The OLICIES.The goals articulated here reflect the desires of the citizenry as expressed through the series of public meetings that were held throughout the project. A set of initial goals were developed which were then substantially revised after different types of opinions were brought out in the second meeting. The goal statements were developed to reflect a general consensus once the public had had the opportunity to reflect on the concepts and ideas initially presented. The goal statements were then revised through the review process with the Task Force, the Planning and Environmental Commission and Town Council and now represent policy guidelines in the review process for new development Town of Vail Page 14 proposals. These goal statements should be used in conjunction with the adopted Land Use Plan map, in the evaluation of any development proposal. The goal statements which are reflected in the design of the proposed Plan are as follows. 1. General Growth/ Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2 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. 1.13 Vail recognizes its stream tract as being a desirable land feature as well as its potential for public use. 3. Commercial 3.1 The hotel bed base should be preserved and use more efficiently. 3.2 The Village and Lionshead areas the best location for hotels to serve the future needs of destination skiers. 3.3 Hotels are important to the continued success of the Town of Vail, therefore conversion to condominiums should be discouraged. 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 4. Village Core/ Lionshead 4.1 Future commercial development should continue to occur primarily in existing commercial areas. Future commercial development in the Core areas needs to be carefully controlled to facilitate access and delivery. 4.2 Increased density in the Core areas is acceptable so long as the existing character of each area is preserved through implementation of the Urban Design Guide Plan and the Vail Village Master Plan. 4.4 The connection between the Village Core and Lionshead should be enhanced through.- a. hrough.a. Installation of a new type of people mover. Town of Vail Page 15 b. Improving the pedestrian system with a creatively designed connection, oriented toward a nature walk, alpine garden, and/or sculpture plaza. c. New development should be controlled to limit commercial uses. 5. Residential 5.1 Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.2 Quality time share units should be accommodated to help keep occupancy rates UA 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail, with appropriate restrictions. 5.4 Residential growth should keep pace with the market place demands for a full range of housing types. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. VI. CRITERIA Amendments to the Lionshead Redevelopment Master Plan require a public hearing review process as outlined in Section 12-3-6 of the Town Code. If approved, amendments are adopted through a resolution by the Vail Town Council. According to the Lionshead Redevelopment Master Plan, amendments to the Master Plan must address the following review criteria: How have conditions changed since the plan was adopted? How is the plan in error? How would an addition, deletion, or change to the plan be in concert with the plan in general? Staff will provide responses to these criteria when a final recommendation is requested from the Planning and Environmental Commission. IV. STAFF RECOMMENDATION The Community Development Department recommends that the Town of Vail Planning and Environmental Commission tables this application to the March 9, 2015, public hearing. Town of Vail Page 16 Ad Name: 10892862A 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 1/23/2015 and that the last publication of said notice was dated 1/23/2015 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 02/27/2015. 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 02/27/2015. � 2M 4,& 9. -V-� Pamela J. Schultz, Notary Public My Commission expires: November 1, 2015 �pRY PUe/ ' PAMELA J. SCHULTZ 9�� COt-SRP$ 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 February 9, 2015 at 1:00 pm in the Town of Vail Municipal Building. A request for the review of a variance from Section 11-6-3: Business Signs, Vail Town Code, pursuant to Chapter 11-10, Variances, Vail Town Code, to allow for two business identification signs where one is permitted, located at 183 Gore Creek Drive (Sitzmark)/ Lot A, Block 5B, Vail Village Filing 1, and setting forth details in regard thereto. (PEC150001) Applicant: Gateway Land & Development, repre- sented by Rick Cook 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 January 23, 2015 in the Vail Daily. (10892862) Ad Name: 10933260A Customer: TOWN OF VAIL/PLAN DEPT/COMM Your account number is- 1 OP2P33 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 2/6/2015 and that the last publication of said notice was dated 2/6/2015 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 02/06/2015. 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 02/06/2015. � 2M 4,& 9. -'— Pamela J. Schultz, Notary Public My Commission expires: November 1, 2015 �pRY PUe/ ' PAMELA J. SCHULTZ 9�� COt-SRP$ My Commismn Expires 11/0112015 PLANNING AND ENVIRONMENTAL COMMISSION February 9, 2015 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road W. - Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT Site Visit: None 30 minutes 1.A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an exterior renovation and addition, located at 263 Gore Creek Drive (Gor- such Building)/Lots C -E, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC140042) Applicant: Gorsuch Ltd., represented by Semple Brown Design Planner: Jonathan Spence ACTION: MOTION: SECOND:VOTE: 20 minutes 2.A request for the review of a variance from Sec- tion 11-6-3, Business Signs, Vail Town Code, pur- suant to Chapter 11-10, Variances, Vail Town Code, to allow for two business identification signs where one is permitted, located at 183 Gore Creek Drive (Sitzmark)/Lot A, Block 5B, Vail Village Filing 1, and setting forth details in regard thereto. (PEC150001) Applicant: Gateway Land & Development, repre- sented by Rick Cook Planner: Jonathan Spence ACTION: MOTION: SECOND:VOTE: 60 minutes 3.A request for a recommendation to the Vail Town Council for an amendment to the Lionshead Rede- velopment Master Plan, pursuant to Section 2.8, Adoption and Amendment of the Master Plan, Li- onshead Redevelopment Master Plan, to amend the Detailed Plan Recommendations for the Ever- green Lodge at Vail, located at 250 South Front- age Road West/Lot 2W, Block 1, Vail Lionshead Filing 2, and setting forth details in regard thereto. (PEC140044) Applicant: Evergreen Lodge at Vail, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: MOTION: SECOND:VOTE: 4.A request for a recommendation to the Vail Town Council on a major amendment to Special Devel- opment District No. 4, Cascade Village, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow a revision to the approved de- velopment plan for the Cornerstone site to facili- tate the construction of a tensioned membrane structure, located at 1300 Westhaven Drive/Un- platted, (Liftside/Cornerstone) and setting forth details in regard thereto. (PEC140019) Applicant: Charter Sports, represented by Braun & Associates Planner: Jonathan Spence ACTION: Table to May 25, 2015 MOTION: SECOND: VOTE: 5.Approval of January 26, 2015 minutes MOTION: SECOND: VOTE: 6.Information Update 7.Adjournment MOTION: SECOND: VOTE: The applications and information about the propos- als are available for public inspection during regu- lar office hours at the Town of Vail Community De- velopment Department, 75 South Frontage Road West. The public is invited to attend the project orientation and the site visits that precede the pub- lic hearing in the Town of Vail Community Devel- opment Department. Times and order of items are approximate, subject to change, and cannot be re- lied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional in- formation. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Im- paired, for information. Community Development Department Published February 6, 2015 in the Vail Daily. (10933260)