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HomeMy WebLinkAbout2015-0309 PECTOWN OF VAIt f PLANNING AND ENVIRONMENTAL COMMISSION March 9, 2015 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT Site Visit: None 25 minutes A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 71-1-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for a change to the approved mix of residential unit types, and a request for final review of an amended conditional use permit, pursuant to Section 12-71-1-3, Permitted and Conditional Uses: First Floor or Street Level, Section 12-71-1-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for a reduction in the number of timeshare units, located at 705 West Lionshead Circle/Lot 1, Strata Vail, and setting forth details in regard thereto. (PEC150006, PEC150007) Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: CONDITION(S): 90 minutes 2. A request for final review of an amendment to a conditional use permit, pursuant to Section 12- 9C-3, Conditional Uses, Vail Town Code, for an existing healthcare facility, amending the development plan to allow for an additional floor plate on the west wing, located at 181 West Meadow Drive and 108 South Frontage Road West (Vail Valley Medical Center)/Lots E, F, and 10 Vail Village Filing 2, Lot 2E, Block 1, Vail Lionshead Filing 1 and Lot D-2, A Resubdivision of Lot D, Vail Village Filing 2 (PEC150002, PEC150003) Applicant: Vail Valley Medical Center, represented by Braun Associates Planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: CONDITION(S): 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: Table to April 13, 2015 MOTION: SECOND: VOTE: 4. Approval of February 23, 2015 minutes MOTION: SECOND: VOTE: 5. Information Update Page 1 6. Adjournment MOTION: SECOND: VOTE: The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published March 6, 2015 in the Vail Daily. Page 2 TOWN OF VAIL i PLANNING AND ENVIRONMENTAL COMMISSION March 9, 2015 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT Pam Hopkins Dick Cleveland Webb Martin John Rediker Michael Kurz Henry Pratt Luke Cartin Site Visit: None MEMBERS ABSENT 25 minutes A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for a change to the approved mix of residential unit types, and a request for final review of an amended conditional use permit, pursuant to Section 12-7H-3, Permitted and Conditional Uses: First Floor or Street Level, Section 12-7H-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for a reduction in the number of timeshare units, located at 705 West Lionshead Circle/Lot 1, Strata Vail, and setting forth details in regard thereto. (PEC150006, PEC150007) Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group Planner: Warren Campbell Development Plan ACTION: Approved with Conditions MOTION: Kurz SECOND: Cartin VOTE: 6-1-0 (Rediker opposed) CONDITION(S): 1. That the Developer prepares The Lion Art in Public Places Plan, for input and comment by the Town of Vail Art in Public Places Board, Chapter 12-25, Public Art, Vail Town Code, prior to the request for a temporary certificate of occupancy. Subject to the above input and comment by the Art in Public Places Board, the Applicant will determine the type and location of the art to be provided. Said Plan shall include the funding for a minimum of $70,000.00 in public art improvements to be developed in conjunction with The Lion project. 2. That the Developer shall be assessed a transportation impact fee in the amount of $6,500 per increased vehicle trip in the peak hour generated (25.06 trips), or $162,890, created by The Lion project. The total fee of $162,890 shall be paid in full by the Developer prior to the issuance of a temporary certificate of occupancy or certificate of occupancy for The Lion project. At the sole discretion of the Town of Vail Public Works Director, said fee may be waived in full, or part, based upon the completion of certain off-site improvements. Conditional Use Permit ACTION: Approved MOTION: Kurz SECOND: Cartin VOTE: 6-1-0 (Rediker opposed) Page 1 Warren Campbell introduced the application and provided clarification on what was being requested. Campbell provided the differences between different unit types and the previous requests of a similar nature. Campbell also spoke to the site specific recommendation of the Lionshead Redevelopment Master Plan. Campbell addressed the criteria and spoke to the fact that a timeshare by it vary nature is more "live" than an attached accommodation unit. Campbell concluded with a synopsis of the recommended motions and conditions. Dominic Maurellio, applicant's representative, made himself available for questions. Commissioner Pratt asked about the interval proposed for the timeshares. Rocky Cortina, representing the developer, discussed the unit mix and market demand and the proposed uses of the various units. Commissioner Rediker inquired as to what would happen if the developer purchased all of the timeshares. Cortina explained the ideas and intent of making all the units live beds for this project. He spoke to the lodge like amenities including a front desk, lounge, commercial/restaurant space, etc. Campbell suggested that a condition requiring compliance with the regulations regarding timeshares could be appropriate if the Commission felt so inclined. Commissioner Hopkins expressed her approval of the proposal. Commissioner Cartin had nothing to add. Commissioner Cleveland stated his concerns had been addressed int eh presentation by staff and that he felt the proposal complied with the criteria. Commissioner Kurz had expressed his belief that the request complied with the criteria. Commissioner Rediker expressed his belief that the proposal is not in keeping with the Lionshead Redevelopment Master Plan recommendations as attached accommodation units were not as "live" as timeshare units. Commissioner Webb expressed his belief that the request complied with the criteria. Commissioner Pratt spoke to timeshare intervals and how shorter intervals tend to be hotter. Stated his believe that the proposal was in compliance, but cautioned on returning for further revisions to the unit mix. 90 minutes 2. A request for final review of an amendment to a conditional use permit, pursuant to Section 12- 9C-3, Conditional Uses, Vail Town Code, for an existing healthcare facility, amending the development plan to allow for an additional floor plate on the west wing, located at 181 West Meadow Drive and 108 South Frontage Road West (Vail Valley Medical Center)/Lots E, F, and 10 Vail Village Filing 2, Lot 2E, Block 1, Vail Lionshead Filing 1 and Lot D-2, A Resubdivision of Lot D, Vail Village Filing 2 (PEC150002, PEC150003) Applicant: Vail Valley Medical Center, represented by Braun Associates Planner: Warren Campbell ACTION: Tabled to March 23, 2015 MOTION: Kurz SECOND: Martin VOTE: 6-0-1 (Cleveland recused) Page 2 Warren Campbell introduced the project and the goals for the meeting. Topics to be discussed included employee generation, parking, and mass and scale. The project review schedule and criteria for approval was provided. Campbell walked the commission through the staff report. Tom Braun representing the applicant provided a PowerPoint presentation. Braun walked through the items to be discussed. He added that the senior housing coordinator had yet to review and comment on the materials submitted. Employee Housing Braun provided information concerning the employee housing requirement. Trends in hospital uses were discussed. Braun walked the commission through each floor plate, the uses proposed and the impacts on employee generation. The required findings to be exempted from locating 50% of the required employee housing on site was presented. Braun spoke to the reasons for requesting the waiver from the onsite requirement. Commissioner Martin asked about the method for calculating all employees including house keeping/maintenance, engineering, etc. Commissioner Rediker had no comment Commissioner Kurz spoke to his support of the waiver from the onsite requirement Commissioner Cartin requested clarification from the applicant regarding compression/decompression and how these employees are accounted for. Campbell provided additional information on this item. Commissioner Cartin proposed an audit a number of years after full operation to verify employee generation created by the expansion. Braun discussed how the codified generation rates in Chapter 12-23, Commercial Linkage, did not contain a generation rate for a healthcare facility. Therefore, an effort was underway to develop competent evidence to arrive at an appropriate generation rate. Commissioner Hopkins support the audit concept. Commissioner Pratt shared in Cartin's concerns related to employee generation and method of calculation. Does not support leaving it up to the hospital to relay their employment levels. Supports a square foot generation rate as opposed to actual count. Parking Braun spoke to the demand, resources, solutions and management of parking. Braun discussed the proposed parking formulas. Braun walked through each floor of the facility and the effects of the proposed changes on the parking requirement. Parking would be calculated based upon one parking space per exam room, patient room, and maximum number of employees present onsite during the largest shift. Braun then discussed the parameters that were considered in designing the parking lot, and the proposed design influences circulation. Braun then spoke about the implication on traffic circulation on Meadow Drive and Frontage Road. Commissioner Hopkins asked about shift changes and how they would impact parking demand Page 3 Braun said he would address that question later in the presentation Commissioner Cartin asked about the methodology used to determine adequate parking requirements. Braun elaborated on how his methodology and Staff's methodology arrived at similar figures The methodology was discussed within the WMC MP. Commissioner Kurz asked about library staff parking and whether it would continue to occur on Lot 10. Campbell stated there are several dedicated spaces for library staff. The future of Lot 10 has yet to be determined by the Vail Town Council. Commissioner Kurz suggested the library staff parking be relocated to the Lionshead parking structure. He expressed concern about the uncertainties (Lot 10, TOV entrance/access to Lot 10, and the land exchange). Campbell stated that efforts are in motion to create more certainty. Commissioner Kurz agreed that that a needs based approach to calculate necessary parking was appropriate. Commissioner Rediker expressed concern about the increased care and decreased parking accommodations that would occur after the West Wing construction during the East Wing construction. Also, he was concerned about the hospital visitor experience; coal tar sealants; and the need for a sand oil separator, and a vegetative creek buffer. Commissioner Martin asked for details on the snow management plan. Braun stated that the team is still working on a snow management plan. Commissioner Martin ask how the drainage was handled in the current parking structure. Braun was unsure how it's currently handled, but stated in the future it would be directed to a water quality vault on-site. Commissioner Hopkins expressed concern about the small interior landscape islands and the need to facility plow operations. Campbell spoke to the parking lot interior landscaping requirements. He mentioned that he had been in discussions with the applicant with regard to the 10% interior landscaping requirement and that the areas proposed for inclusion should be of a quality to meet the intent of the regulation. Commissioner Pratt thought the landscaping requirements ought to be waived for this phase of the project. Pratt also expressed concern for snow storage. He provided a comment regarding a recent experience he had as a user of the hospital and parking in the existing parking garage. He stated that it appeared as though the spaces in the garage were very tight. Russ Sedmak, VVMC architect, delivered a presentation on the design and architecture of the West Wing project. Russ presented the differences between the current proposal and that of two weeks prior. Page 4 Commissioner Martin appreciated the changes but felt more work was needed. Martin then asked about the setback on Meadow Drive. Sedmak explained the changes. Martin was still concerned that it is not enough of a buffer. Martin also asked for the applicant to look into other solutions for fall protection than the railing on the roof. Commissioners Rediker and Kurz both expressed support for the changes to the fagade of the southern expansion. Commissioner Cartin asked about the landscaping that was being proposed to address the need for a soft buffer. Sedmak elaborated upon the plan to include some dwarf evergreens, aspens, ornamental trees, and a varity of smaller plant species. There would be the ability to irrigate under the canti- levered portion of the third and fourth floor. Commissioner Cartin then asked about the location of the mechanical equipment. He highlighted that the west fagade would benefit from greater articulation. Sedmak explained that it will be located on the roof with specific screening measures surrounding each piece. Commissioner Cartin then expressed concern about light pollution. He asked the applicant to use full cut-off fixtures and minimize the amount of lighting. Commissioner Hopkins was pleased with a number of revisions shown. She was concerned about two columns located between the corner columns. She suggested that they move inward to be under the canti-lever verses on the face of the building. Commissioner Pratt share Cartin's concern with the west fagade and its lack of articulation. Campbell asked for comments on the north side as focus has been on the south side. He wanted to ensure that any feedback was received regarding that elevation as well. Commissioner Pratt was concerned about the sign but felt that the north fagade was less impactful on the adjacent properties. Commissioner Martin agreed. Campbell stated that the Sign Code did not permit the amount of signage shown on the plans and that it would be reviewed as a separate Design Review application. Mery Lapin, owner of 234 West Meadow Drive, expressed support for the hospital but had concerns with regard to the phasing and assurances that the project would be completed. He stated that the prudent thing to do is for the Commission to attach incentives for the hospital to complete the master plan. He spoke to the financial stability of the hospital through a document he provide citing its assets. The conclusion was that this was not a small rural hospital and there were resources in place to ensure the project would move forward. He suggested the town could condemn the Evergreen site and sell it to the hospital as the land area will be needed in 10 — 15 years. Also, Lapin asked the Commission to consider what the circumstances would be if the hospital was owned by one of the larger hospital groups in Denver or elsewhere. Lapin was also concerned about the future of Lot 10. He cited the Tannenbaum example of a property owner attempt to purchase land from the Forrest Service. He was concerned about the precedence Page 5 create if town owned land were to be sold. Lapin then discussed the emergency helicopter flight path and that a penalty should be levied anytime a flight deviates from the prescribed approach and departure paths. He said there are safety concerns that should not be overlooked. Parking was also a concern. Lapin asked why visitor parking wasn't given greater consideration. He voiced support for the architectural changes, but asked that the hospital be required to install a heated sidewalk along West Meadow Drive. Dan Reynolds, attorney representing the Corrigans, property owners at 252 West Meadow Drive, asked that the setbacks be set at distance large enough to house large trees, similar to the surrounding neighborhood. The Corrigans ask that the electrical transformer equipment be relocated to be less impactful to Meadow Drive. Jim Lamont, Vail Homeowners Association, asked for progress on establishing a flight path and noise monitoring system for the emergency helicopter. He was concerned about the proposed flight path being located above occupied structures. Lamont then discussed employee housing and parking and how natural "compression" will negatively impact demand for each. Lamont was concerned how parking demand and circulation would impact the transit system with particular regard to the off-site parking requirement and how it coincides with town -wide parking demand on the weekends. A pedestrian bridge is needed should parking be developed on the municipal site. Heated sidewalks should also be considered as a condition of an approval. The town should consider a partnership to address the need to heat the street. Lamont then spoke to the proposed architecture. He voiced general support, but was critical of the west fagade and its expansive application of brick. Lamont found it worrisome the prospect of the east wing's redevelopment and the need to temporarily divert traffic onto West Meadow Drive. Lamont thanked the Commission members that are stepping down at the end of the month for their service. Commissioner Martin reiterated his previous comments; supported Mr. Lapin's comment to include incentives to see the master plan completed; and also mentioned the need for the sidewalk to be heated. Commissioner Rediker agreed tha the sidewalk adjacent to the hospital should be heated. Commissioner Kurz agreed but stated his uneasiness all sequences of the master plan as conditions change. He suggested that the town step up and participate in an effort to heat the sidewalk. Commissioner Cartin reiterated a need to address the west fagade, heat the sidewalk, determine a snow storage and management plan, and a need to address recompression in to the future. Commissioner Hopkins felt that the process was dealing with architecture in incremental pieces and suggested a more holistic approach with the architecture. Commissioner Pratt agreed with Hopkins regarding the architecture. He too agreed that efforts should be undertaken to ensure the sidewalk could be heated at some point in the future. He suggested the potential for waste heat from the mechanical room being used for heating the sidewalk. 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) Page 6 Applicant: Evergreen Lodge at Vail, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: Table to April 13, 2015 MOTION: Cleveland SECOND: Kurz VOTE: 7-0-0 4. Approval of February 23, 2015 minutes MOTION: Kurz SECOND: Cleveland VOTE: 7-0-0 5. Information Update none 6. Adjournment MOTION: Kurz SECOND: Martin VOTE: 7-0-0 The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published March 6, 2015 in the Vail Daily. Page 7 rowN of vain Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: March 9, 2015 SUBJECT:A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for a change to the approved mix of residential unit types, and a request for final review of an amended conditional use permit, pursuant to Section 12-7H- 3, Permitted and Conditional Uses: First Floor or Street Level, Section 12-7H-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for a reduction in the number of timeshare units, located at 705 West Lionshead Circle/Lot 1, Strata Vail, and setting forth details in regard thereto. (PEC150006, PEC150007) Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group Planner: Warren Campbell SUMMARY The applicant, Lionshead Inn LLC, represented by the Mauriello Planning Group, is requesting a final review of an amended major exterior alteration, pursuant to Section 12-7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for a change to the approved mix of residential unit types, and a request for a final review of an amended conditional use permit, pursuant to Section 12-7H-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for a reduction in the number of timeshare units, located at 705 West Lionshead Circle. The 2014 approved development plan includes a mixture of dwelling units, time share units, lodge dwelling units, lock -offs, an employee housing unit (EHU), commercial/retail space, miscellaneous project amenities, and a private parking club. The proposed amendments include an increase in the number of attached accommodation units and a decrease in the number of timeshare units. Upon review of the applicable elements of the Town's planning documents and adopted criteria for review, the Community Development Department is recommending the Planning and Environmental Commission approve, with conditions, the applicant's request for an amended major exterior alteration and approve the conditional use permit for the reduction in the number of timeshare units. A complete summary of Staff's review is provided in Section VIII of this memorandum. II. DESCRIPTION OF THE REQUEST The approved redevelopment of the sites known as the Lionshead Inn and the Lionshead Inn Annex includes three levels of below grade parking and seven floors of residential, commercial, and common amenities above grade. The applicant is proposing to amend their approved development plan to change the mix of residential unit types within the project. In order to accomplish these amendments, the applicant has submitted two applications. These applications include the following: • A major exterior alteration application to allow for a change in the residential unit type mix in the structure; and • A conditional use permit application to allow for a reduction in the number of timeshare units located on the second floor and above. The key components of the current proposal include: • An increase in the number of attached accommodation units from 17 to 20; • A decrease in the number of timeshare units from 12 to 9; and • An increase in the number of surplus parking spaces within the project from 13 to 15. The proposed changes to the unit mix do not affect the bulk, mass, height, setbacks, site coverage, or landscaping currently approved for the site. A copy of the document entitled The Lion. Application for a Major Exterior Alteration & Conditional Use Permit in the Lionshead Mixed Use -1 Zone District to Allow for a Minor Program Change dated February 9, 2015 (Attachment A), and a reduced set of plans dated are attached for reference (Attachment B). III. BACKGROUND The subject property was annexed into the Town of Vail by Ordinance No. 8, Series of 1969, which became effective on August 23, 1969. The Lionshead Inn and Lionshead Annex (Fabulous Vail Glo), and Enzian were initially developed as a single project in the late 1960's and early 1970's. They were later subdivided onto separate parcels resulting in the existing Enzian structure being located on a parcel which is enclosed by the lot the Lionshead Inn is located upon. In April of 2006, the Town Council passed a moratorium on all new development within Lionshead until a policy for retaining a live bed base could be determined. In July of 2006, the Town Council passed Resolution No. 4, Series of 2006, which amended portions of the Lionshead Redevelopment Master Plan to include the provision for the inclusion of "Live Beds" in all projects that included hotel rooms and other lodge style units in Lionshead. Town of Vail Page 2 In February of 2007, the Town Council passed Ordinances No. 7 and No. 8, Series of 2007, which enacted regulations for the provision of employee housing units through several possible mitigation methods for all projects in the Lionshead Mixed -Use 1 district. On August 13, 2007, the Planning and Environmental Commission held a work session to discuss the Fogata project. At that hearing the Commission generally expressed support for the bulk, mass, and height of the proposed structure. Several members of the Commission identified a goal of locating a portion of the required employee housing mitigation within the project. There was discussion regarding several specific architectural elements and their lack of compliance with the Lionshead Redevelopment Master Plan. On October 22, 2007, the Planning and Environmental Commission approved a major exterior alteration conditional use permit for multi -family residential units on the first floor, and a conditional use permit for a private parking club, to facilitate the redevelopment of the Lionshead Inn and Lionshead Inn Annex. The key components of the October 22, 2007 approved development plan included: 0 51 dwelling units, 14 time share units, 12 lock -off units, and 12 lodge dwelling units. o The inclusion of one Type IV employee housing unit measuring approximately 875 square feet. 0 127,606 square feet of Gross Residential Floor Area (GRFA). o A front desk, lobby, lounge area, pool and hot tubs, business center, on site laundry services, and meeting/conference space. o Two commercial/retail spaces measuring approximately 7,117 square feet. 0 183 parking spaces in three below grade floors. This would be 69 in excess of the required 114 parking spaces. o A fully enclosed, two bay loading and delivery facility and an enclosed trash receptacle. On April 14, 2008, the Planning and Environmental Commission approved an amendment to the approved Strata employee housing mitigation plan. The approved amendment included the applicant deed restricting one 870 square foot manager's unit on-site, seven dwelling units off-site totaling 11,686 square feet, and paying a fee -in -lieu for the remaining 75.1 square feet required to be mitigated in the amount of $17,772.40. • On June 3, 2008, the Town Council denied a request to proceed forward through the development review process with a vehicle pull -off on West Lionshead Circle to serve as a guest loading and unloading zone. On June, 9, 2008, the Planning and Environmental Commission unanimously approved amendments to the major exterior alteration and conditional use permit approvals for Strata. Town of Vail Page 3 The key components of the June 9, 2008 approved development plan included: o A reduction in the number of lock -of units from 12 to 8 and the increase in the number of timeshare units from 14 to 16; bringing the total unit make- up of the structure to 51 dwelling units, 16 timeshare units, 8 lock -off units, and 12 lodge dwelling units. o The increase in the on site Type IV employee housing unit from 875 square feet to 909 square feet. o The reduction in the GRFA on the site from 127,606 square feet to 125,657 square feet of Gross Residential Floor Area (GRFA). 0 169 parking spaces in three below grade floors. This would be 53 in excess of the required 116 parking spaces. o A reduction in the number of the parking spaces to be included within the private parking club from 69 to 53 spaces. o The bulk, mass, and height of the structure were not affected On June 9, 2008, the Planning and Environmental Commission approved an Exemption Plat for Strata. The Final Plat was not recorded however, and the approval of which subsequently expired as a result on June 9, 2009. • On January 27, 2014, the Planning and Environmental Commission approved an Exemption Plat for Strata which was subsequently recorded establishing Lot 1, Strata Vail. • On September 8, 2014, the Planning and Environmental Commission unanimously approved amendments to the major exterior alteration and conditional use permit approvals for Strata. The key components of the September 8, 2014 approved development plan included: o An increase in the number of dwelling units from 51 to 53; o An increase in the number of attached accommodation units from 8 to 17; o A decrease in the number of lodge dwelling units from 12 to 3; o A decrease in the number of timeshare units from 16 to 12; and o A decrease in the commercial floor area from 7,117 sf to 5,803 sf. o The bulk, mass, height, setbacks, site coverage, and landscape areas were not affected. IV. APPLICABLE DOCUMENTS Staff has provided portions of the Vail Town Code and Lionshead Redevelopment Master Plan which are relevant to the topics for the review included in the proposal. Zoning Regulations Lionshead Mixed Use — 1 Zone District (in part) Town of Vail Page 4 12-7H-1: PURPOSE.- The URPOSE. The Lionshead Mixed Use -1 zone district is intended to provide sites for a mixture of multiple -family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Lionshead Mixed Use 1 zone district, in accordance with the Lionshead Redevelopment Master Plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the District by establishing appropriate site development standards. This District is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead Redevelopment Master Plan. This Zone District was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this Zone District include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead Redevelopment Master Plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent with the Lionshead Redevelopment Master Plan. Additionally, the incentives are created to help finance public off-site improvements adjacent to redevelopment projects. With any development/redevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated. streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. 12-7H-5. PERMITTED AND CONDITIONAL USES, SECOND FLOOR AND ABOVE.- B. BOVE. B. Conditional Uses. The following uses shall be permitted on the second floors and higher above grade, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title.- Banks itle. Banks and financial institutions. Child daycare centers. Conference facilities and meeting rooms. Eating and drinking establishments. Electronics sales and repair shops. Fractional fee clubs. Liquor stores. Personal services and repair shops. Professional offices, business offices, and studios. Recreational facilities. Retail establishments. Skier ticketing, ski school, and skier services. Theaters. Timeshare units. Town of Vail Page 5 Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of section 12-3-4 of this title. 12-7H-8. COMPLIANCE BURDEN.- It URDEN.It shall be the burden of the applicant to prove by a preponderance of the evidence before the Planning and Environmental Commission and the Design Review Board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead Mixed Use 1 zone district, that the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. 12-7H-18. MITIGATION OF DEVELOPMENT IMPACTS: Property owners/developers shall also be responsible for mitigating direct impacts of their development on public infrastructure and in all cases mitigation shall bear a reasonable relation to the development impacts. Impacts may be determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. Mitigation of impacts may include, but is not limited to, the following. roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank improvements, public art improvements, and similar improvements. The intent of this section is to only require mitigation for large scale redevelopment/development projects which produce substantial off site impacts. Chapter 12-16: Conditional Uses Permits (in part) Section 12-16-1. Purpose, Limitations In order to provide the flexibility necessary to achieve the objectives of this title, specified uses are permitted in certain districts subject to the granting of a conditional use permit. Because of their unusual or special characteristics, conditional uses require review so that they may be located properly with respect to the purposes of this title and with respect to their effects on surrounding properties. The review process prescribed in this chapter is intended to assure compatibility and harmonious development between conditional uses and surrounding properties in the Town at large. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the Town may prescribe to insure that the location and operation of the conditional uses will be in accordance with the development objectives of the Town and will not be detrimental to other uses or properties. Where conditions cannot be devised, to achieve these objectives, applications for conditional use permits shall be denied. Lionshead Redevelopment Master Plan (in part) Chapter 2, Introduction Town of Vail Page 6 2.1 Purpose of the Master Plan (in part) "This master plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives in the Lionshead study area. Both public and private interests have recognized that Lionshead today lacks the economic vitality of Vail and fails to offer a world class resort experience. Lionshead's economic potential has been inhibited by a number of recurrent themes. • Lack of growth in accommodation units ("hot beds'), • Poor retail quality; • Deterioration of existing buildings, • Uninteresting and disconnected pedestrian environment; • Mediocre architectural character; and the • Absence of incentives for redevelopment. This master is a comprehensive guide for property owners proposing to undertake development or redevelopment of their properties and the municipal officials responsible for planning public improvements. The plan outlines the Town's objectives and goals for the enhancement of Lionshead and proposes recommendation, incentives, and requirements for redevelopment and new development. " 2.2 Definition of a Master Plan In the development of the Lionshead Master Plan, the following definition has been used as the basis for this work. A master plan is a guide, a flexible framework for future action. It articulates a community's fundamental land use policies, principles, and goals in a broad and general way. It plans for the future physical development or redevelopment of an area of the community, including its functional and circulation systems and its public facilities. The land use policies in a master plan are generally implemented through zoning ordinances. Existing zoning and land use codes may be modified and new provisions enacted in order to conform to the master plan and carry out the plan's objectives. A master plan does not convey approval for particular development proposals or concepts, nor can it be implemented in a short time frame. After adoption of the Lionshead Master Plan, every development proposal will have to go through the applicable development review and approval process, with its attendant public notices and public hearings. A proposal's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. Town of Vail Page 7 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. 2.3.3 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 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. Chapter 4, Master Plan Recommendations — Overall Study Area This section of the master plan addresses issues that affect Lionshead as a whole. These issues, and recommendations to address them, should be considered in all planning and policy decisions as Lionshead develops. 4.13 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 Town of Vail Page 8 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. 4.13.2 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. Vail Land Use Plan The Vail Land Use Plan was adopted by the Vail Town Council on November 18, 1986. The plan is intended to serve as a basis from which future decisions may be made regarding land use within the valley. The primary focus of the Vail Land Use Plan is to address the long-term needs and desires of the Town as it matures. The goals articulated in the plan reflect the desires of the citizenry. The goal statements that were developed reflect a general consensus of the comments shared at public meetings. The goals contained in the Vail Land Use Plan are to be used as the Town's adopted policy guidelines in the review process for new development proposals. According to the Official Town of Vail Land Use Plan map, the applicant's proposed redevelopment site is located with the "Lionshead Redevelopment Master Plan" land use category. Pursuant to the Plan, the "Lionshead Redevelopment Master Plan" land use category description, "Included in this category are those properties which are identified as being included in the Lionshead Redevelopment Master Plan boundaries. Properties located within this land use category shall be encouraged to redevelop, per the Master Plan recommendations, as it has been found that it is necessary in order for Vail to remain a competitive four -season resort. Uses and activities for these areas are intended to encourage a safe, convenient and an aesthetically - Town of Vail Page 9 pleasing guest experience. The range of uses and activities appropriate in the Lionshead Redevelopment Master Plan (LRMP) land use category may include skier and resort services, ski lifts, ski trails, base facilities, public restrooms, ticket sales, clubs, public plazas, open spaces, parking and loading/delivery facilities/structures, public utilities, residential, lodges, accommodation units, deed restricted employee housing, retail businesses, professional and business offices, personal services, and restaurant uses." V. ZONING ANALYSIS Address/Legal Description:705 West Lionshead Circle/Lot 1 Strata Vail Zoning: Lionshead Mixed Use 1 Land Use Designation: Lionshead Redevelopment Master Plan Development Standard Allowed Approved Proposed Lot Area: 10,000 sq. ft. 68,336.9 sq. ft. No change. Setbacks All Sides: 10 ft. North - 30 ft. No change East- 10 ft. No change West- 10 ft. No change South- 10 ft. No change Building Height: 71 ft. avg. 69.5 ft. avg. No change 82.5 ft. max 82.5 ft. max No change Density: 54 DUs (35/ac.) 53 DUs No Change Lodge Dwelling Unit 3 LDUs No Change (1/4 a dwelling unit) 53.75 DUs (34.2/ac.) Unlimited Attached Accommodation Units 17 AAUs (AAUs) Unlimited Timeshare 12 TSUs Units (TSUs) GRFA: 170,840 sq. ft. Site Coverage: 47,835 sq. ft. (70%) Landscape Area: 13,667 sq. ft. (20%) 125,657 sq. ft 42,397 sq. ft (62%) 17,401 sq. ft (25.5%) 20 AAUs 9 TSUs No change No change No change Town of Vail Page 10 Parking: 74.2 (1.4/DU) 169 spaces* No change 6.3 (0.7/Time Share) 4.2 (1.4/Lodge Dwelling Unit) 8.2 (1/250 s.f. of restaurant seating area) 6.2 (2.3/1,000 s.f. of retail net floor area) 1_4 (1.4/EHU) 101 required 53 (Parking Club CUP) 154 total required Loading 3 berths 3 berths No change * Of the parking spaces proposed, 116 spaces will serve The Lion which is in excess of the 101 required. 53 are approved to be placed in a private parking club. VI. SURROUNDING LAND USES AND ZONING VII. CRITERIA Maior Exterior Alteration Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the review criteria for major exterior alteration applications proposed within the Lionshead Mixed Use 1 (LMU- 1) zone district. According to Section 12-7H-8, Vail Town Code, a major exterior alteration shall be reviewed for compliance with the following criteria: 1. That the proposed major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use 1 zone district; The purposes of the Lionshead Mixed Use 1 (LMU-1) zone district are stated in Section 12-7H-1, Purpose, Vail Town Code. The LMU-1district is intended to provide sites within the area of Lionshead for a mixture of multiple -family dwellings, hotels, fractional fee clubs, restaurants, skier services and commercial/retail establishments. The development standards prescribed for the district were established to provide incentives for development in accordance with the goals and objectives of the Lionshead Redevelopment Master Plan. The purpose statement for the LMU-1 district has been included in Section IV of this memorandum. Town of Vail Page 11 Land Use Zoning North: CDOT right-of-way No zoning South: Mixed use Lionshead Mixed Use 1 District East: Mixed use Lionshead Mixed Use 1 District West: Mixed use Lionshead Mixed Use 1 District VII. CRITERIA Maior Exterior Alteration Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the review criteria for major exterior alteration applications proposed within the Lionshead Mixed Use 1 (LMU- 1) zone district. According to Section 12-7H-8, Vail Town Code, a major exterior alteration shall be reviewed for compliance with the following criteria: 1. That the proposed major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use 1 zone district; The purposes of the Lionshead Mixed Use 1 (LMU-1) zone district are stated in Section 12-7H-1, Purpose, Vail Town Code. The LMU-1district is intended to provide sites within the area of Lionshead for a mixture of multiple -family dwellings, hotels, fractional fee clubs, restaurants, skier services and commercial/retail establishments. The development standards prescribed for the district were established to provide incentives for development in accordance with the goals and objectives of the Lionshead Redevelopment Master Plan. The purpose statement for the LMU-1 district has been included in Section IV of this memorandum. Town of Vail Page 11 The proposal to amend the unit type mix through the conversion of three timeshare units to attached accommodation units is in keeping with the purpose statement of the district. The three attached accommodation units will become a lock -off fourth bedroom to the three existing dwelling units. The proposal to change the unit mix is in keeping with the stated purpose of provide for a mixture of various unit types in a unified development. Staff has performed a review of the proposed amendments to the approved major exterior alteration for compliance with the development requirements of the LMU-1. In Section V of this memorandum staff performed a zoning analysis of the project with regard to the development parameters of the LMU-1. Within this analysis staff reaffirmed that the project is in compliance with the development parameters for setbacks, height, density, GRFA, site coverage, and landscape area. Staff finds the proposed amendments comply with this criterion. 2. That the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan; The Lionshead Redevelopment Master Plan (LRMP) contains detailed plan recommendations for the site being redeveloped as The Lion within Chapter 5, Detailed Plan Recommendations. It provides the following direction. 5.15.4 Preservation of Existing Live Beds The Lionshead Inn and Lionshead Annex presently contain 85 accommodation units. Given the importance and need for live beds to the vitality and success of the community, any future redevelopment of the sites shall ensure the preservation of short term accommodation on the site. The preservation of live beds should focus on maintaining the number of existing live beds and the amount of gross residential square footage devoted to that use on the site. With this in mind, the quality of the existing live bed base could be upgraded and the rooms could be reconfigured to create increased lodging opportunities. In no instance, however, shall the amount of gross residential floor area devoted to live beds be reduced. The construction of "attached accommodation units", "lodge dwelling units", "timeshare units", "fractional fee club units", and dwelling units in a voluntary rental program, as defined in the Zoning Regulations, could significantly increase the availability of short term rental opportunities within the building. Town of Vail Page 12 Additionally, the LRMP includes a definition for what is considered a live bed for the purposes maintain vitality and success of the community. Live beds are defined as follows: 4.13.1 Live Bed Definition Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are defined as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or families, on a short term rental basis. A live bed may include the following residential products. accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached accommodation units (i.e., lock -off units), and dwelling units which are included in a voluntary rental management program and available for short term rental. The Lionshead Inn and Lionshead Inn Annex contained 85 accommodation units measuring 28,863 square feet. The amended proposal for The Lion, includes a combination of 53 dwelling units, 9 time share units, 20 lock -off units, and 3 lodge dwelling units. These unit types combined equal 85 units measuring 125,657 square feet of GRFA. The unit types proposed are included within the definition of live beds as detailed in Section 4.13.1, Live Bed Definition, LRMP. In order for any unit type contained within the definition to be considered "live" it needs to be included within a voluntary rental management program and available for short- term rental. To encourage owners within The Lion project to participate in the rental program, there are provisions for a front desk with registration/reservation capabilities, lobby, lounge area, pool and hot tubs, business center, on site laundry services, and meeting/conference space. Furthermore, there are provisions for commercial/retail spaces measuring approximately 5,803 square feet within the project. As stated in Section 14.13.3, Hotel -types of Services and Amenities, the incorporation of these components in the development will hope to increase the likelihood that the units included within The Lion will participate in the voluntary rental management program. Section 4.13.4, Review of New Development and Redevelopment Projects, was adopted to guide the Commission in reviewing projects for compliance with the "live bed" requirements of the Master Plan. Section 4.13.4 is as follows: 4.13.4 Review of New Development and Redevelopment Projects The Planning and Environmental Commission shall consider the policies and direction given by this Plan with respect to live beds when reviewing new development and redevelopment projects in Lionshead. Applications for new development or redevelopment maintain the live bed base in Lionshead. Applications for new development and redevelopment which enhance the live bed base have a significantly greater chance of approval in the development review process than those which do not. A proposal's adherence to Town of Vail Page 13 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. The proposed amendments to the unit mix are in keeping with the definition of live beds and result in a total of 85 units within the development. The three timeshare units are proposed to become attached accommodation units to three existing dwelling units. With the inclusion of the identified hotel -type of services and amenities, the expectation is that unit owners may choose to participate in the voluntary rental management program for the development. The result is that the three three-bedroom dwelling units will become three four-bedroom dwelling units. The new four bedroom dwelling units could be included in the rental management program as a four bedroom, three bedroom, or one bedroom units. Timeshare units are a desirable unit type for inclusion within projects in the town as they have a tendency of being warmer beds due to the fractional ownership. The inclusion of timeshares within the project is not required pursuant the LMU-1 district zoning on the property. The inclusion of timeshares within the development increases the likelihood the units are occupied more frequently which addresses the goals and objectives of the Lionshead Redevelopment Master Plan to have live beds to generate numbers of guests participating in the vitality of Vail's commercial cores. On a spectrum of how "live" a unit is staff would find that a timeshare unit, by its fractional ownership nature, is more "live" than an attached accommodation unit. An attached accommodation unit (lock -off) is designed to encourage incorporation within a voluntary rental management program; however, it is physically attached to a dwelling unit which is typically owned by a single ownership entity and not required to be available on a short-term basis. A timeshare is not required to be included within the voluntary rental management program, however, a timeshare unit is likely to be occupied more frequently than an attached accommodation unit not included within the program. The proposed conversion of three timeshare units to three attached accommodation units may result in a less "live" unit mix within the development. Live Bed Spectrum Least Live Most Live Dwelling Unit Attached AU Timeshare Unit Accommodation Unit (AU) Staff has reviewed The Lion proposal and found it to be in compliance with the requirements of LRMP with regard to the detailed pan recommendations for the maintenance of live beds and GRFA devoted to units defined as live beds. Staff finds the proposed amendments to The Lion development comply with this criterion. Town of Vail Page 14 3. That the proposal does not otherwise have a significant negative effect on the character of the neighborhood; and, Staff has reviewed the proposed amended major exterior alteration and found that the proposed changes do not affect the bulk, mass, height, and setbacks of the structure as approved, therefore staff believes that for the same reasons presented at the initial approval, the project is in compliance with this criterion. 4. That the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. Staff has reviewed the proposed amended major exterior alteration application and found that the proposed changes continue to comply with the following elements of the Vail Comprehensive Plan: Town of Vail Transportation Master Plan, Lionshead Redevelopment Master Plan, Art in Public Places Strategic Plan. With regard to the Town of Vail Transportation Master Plan the applicant provided the Public Works Department with traffic studies and roadway improvement designs. The Town Engineer has reviewed the proposed amendments to the unit type mix and found there to be no change in the peak hour net new trips of 25.06. This increase in peak hour net new trips results in a fee of $162,890 to mitigate traffic impacts created by the development. These funds may go towards traffic improvements in the vicinity of the project. Staff finds that for the same reasons presented at the initial approval that the project is in compliance with this criterion. Conditional Use Permit According to Section 12-16-6, Vail Town Code, the Planning and Environmental Commission shall consider the following factors with respect to the proposed timeshare unit use: 1. Relationship and impact of the use on development objectives of the town. Timeshare units are a desirable unit type for inclusion within projects in the town as they have a tendency of being warmer beds due to the fractional ownership. The inclusion of timeshares within the project is not required pursuant the Lionshead Mixed Use 1 district zoning on the property. The inclusion of timeshare within the development increases the likelihood the units are occupied more frequently which addresses the goals and objectives of the Lionshead Redevelopment Master Plan to Town of Vail Page 15 have live beds to generate numbers of guests participating in the vitality of Vail's commercial cores. While a reduction in the number of timeshare units is proposed from 12 to 9 there is no requirement for the inclusion of timeshares. Staff finds the proposed amendments to The Lion development comply with this criterion. 2. Effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facilities needs. The proposal to reduce the number of timeshare units from 12 to 9 will have no effect on the elements listed in the criterion above as the proposed change will occur within the currently approved bulk, mass, and height for The Lion development. Staff finds the proposal complies with this criterion. 3. Effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the streets and parking areas. The proposed reduction in timeshare units from 12 to 9 will continue to have impacts on traffic generation and flow in the vicinity. Those impacts are addressed and mitigated in the approved roadway improvements associated with the approved development plan for The Lion. Staff believes the proposal is in compliance with this criterion. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. The proposal to reduce the number of timeshare units from 12 to 9 will have no effect on the character of the area as the proposed change will occur within the currently approved bulk, mass, and height for The Lion development. Staff believes the proposal complies with this criterion VIII. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission approves, with conditions, the request for final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for a change to the approved mix of residential unit types, and approves the request for final review of an amended conditional use permit, pursuant to Section 12-7H-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for a reduction in the number of Town of Vail Page 16 timeshare units, located at 705 West Lionshead Circle/Lot 1, Strata Vail, and setting forth details in regard thereto. Staff's recommendation is based upon the review of the major exterior alteration and conditional use permit review criteria outlined in Section VII of this memorandum and the evidence and testimony presented at the public hearing. Should the Planning and Environmental Commission choose to approve the amended major exterior alteration, Staff recommends that the Commission makes the following the motion: "The Planning and Environmental Commission approves, with conditions, a major exterior alteration or modification, pursuant to Section 12-7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for a change to the approved mix of residential unit types, located at 705 West Lionshead Circle/Lot 1, Strata Vail, and setting forth details in regard thereto." Should the Planning and Environmental Commission choose to approve the amended major exterior alteration, Staff recommends that the Commission makes the following finding as part of the motion: "Pursuant to Section 12-7H-8, Compliance Burden, Vail Town Code, the applicant has proven by a preponderance of the evidence before the Planning and Environmental Commission that the proposed major exterior alteration is in compliance with the zoning regulations, the purposes of the Lionshead Mixed Use -1 zone district, that the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, that the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan." Should the Planning and Environmental Commission choose to approve the amended major exterior alteration, Staff recommends that the following conditions be placed upon the amended approval: Prior to Requesting a Temporary Certificate of Occupancy 1. That the Developer prepares a The Lion Art in Public Places Plan, for input and comment by the Town of Vail Art in Public Places Board, Chapter 12-25, Public Art, Vail Town Code, prior to the request for a temporary certificate of occupancy. Subject to the above input and comment by the Art in Public Places Board, the Applicant will determine the type and location of the art to be provided. Said Plan shall include the funding for a minimum of $70,000.00 in public art improvements to be developed in conjunction with The Lion project. 2. That the Developer shall be assessed a transportation impact fee in the amount of $6,500 per increased vehicle trip in the peak hour generated (25.06 trips), or $162,890, created by The Lion project. The total fee of $162,890 shall be paid in full by the Developer prior to the issuance of a temporary certificate of occupancy or Town of Vail Page 17 certificate of occupancy for The Lion project. At the sole discretion of the Town of Vail Public Works Director, said fee may be waived in full, or part, based upon the completion of certain off-site improvements. Should the Planning and Environmental Commission choose to approve the amended conditional use permit, Staff recommends that the Commission makes the following the motion: "The Planning and Environmental Commission approves an amended conditional use permit, pursuant to Section 12-7H-4, Permitted and Conditional Uses,- Second ses,Second Floor and Above, Vail Town Code, to allow for a reduction in the number of timeshare units, located at 705 West Lionshead Circle/Lot 1, Strata Vail, and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to approve the amended conditional use permit, Staff recommends that the Commission makes the following finding as part of the motion: "Pursuant to Section 12-16-6, Criteria, Findings, Vail Town Code, the planning and environmental commission finds.- 1. inds. 1. That the proposed location of the use is in accordance with the purposes of this title and the purposes of the zone district in which the site is located. 2. That the proposed location of the use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the proposed use will comply with each of the applicable provisions of this title." IX. ATTACHMENTS A. Applicant's written request entitled The Lion: Application for a Major Exterior Alteration & Conditional Use Permit in the Lionshead Mixed Use -1 Zone District to Allow for a Minor Program Change dated February 9, 2015 B. Copy of proposed plans dated February 3, 2015 Town of Vail Page 18 The Lion Application for a Major Exterior Alteration & Conditional Use Permit in the Lionshead Mixed Use -1 Zone District to allow for a Minor Program Change Submitted: February 9, 2015 1. Introduction The Lion, located at 705 W. Lionshead Circle, was originally approved in November of 2007 and later amended June 2008 and in September of 2014. This project is the first of four redevelopment projects that were granted approval extensions due to the economic recession. The Lion includes luxury residences and timeshare units designed to be clean, contemporary and provocative spaces with expansive natural day lighting and vaulted ceilings. Contemporary materials such as copper, stucco, and natural cedar will impart European styling, however, stay in line with the forty years of Vail traditions. A mixture of spacious units will capture the market niche that is absent in Vail making The Lion one of the most coveted new addresses at this world class year-round resort. The Lion was approved in 2014 for: • 53 dwelling units with 17 attached accommodation units (lock -offs) for a total of 70 live beds • 3 lodge dwelling units for a total of 3 live beds • 12 timeshare units for a total of 12 live beds • 1 onsite employee housing unit of 909 sq. ft. Overall GRFA of 125,657 sq. ft. 5,803 sq. ft. of commercial space • 169 parking spaces, 53 of which are approved for leasing as a private parking structure, 13 of which are surplus. The applicant is proposing a slight change to the overall residential programming. It is this minor change that generates the need for review and approval by the PEC. No other changes are proposed to the building and the building exterior is exactly as originally approved in 2008. There is no addition of GRFA or commercial floor area. In fact, the proposed changes have an overall reduced impact on parking and traffic. The revised programming includes: • 53 dwelling units with 20 attached accommodation units (lock -offs) for a total of 73 live beds (an increase of 3 attached accommodation units) • 3 lodge dwelling units for a total of 3 live beds (no change) • 9 timeshare units for a total of 9 live beds (a reduction of 3 timeshare units) • 1 onsite employee housing unit of 909 sq. ft. (no change) The Lion February 9, 2075 2 • Overall GRFA of 125,657 sq. ft. (no change) • 5,803 sq. ft. of commercial space (no change) • 169 parking spaces, 53 of which are approved for leasing as a private parking structure, 15 of which are surplus due to the changes proposed The proposed changes still result in a total of 85 live beds as recommended by the Lionshead Redevelopment Master Plan for this property as was approved last September. The loss of keys due to the reduction in timeshare units was offset by the addition of lock -off units geared toward short-term accommodation. It should be noted that dwelling units, attached accommodation units, and lodge dwelling units are all uses by right in the LMU-1 zone district. Timeshare units require a conditional use permit and what is proposed is a reduction in the number of timeshare units from 2014. The proposed changes result in a slight decrease in the required number of parking spaces. The applicant has provided plans showing the all of the unit types. It should be noted that the dwelling unit and timeshare unit designations can be interchanged as long as the unit counts remain the same for each unit type. The Lion February 9, 2075 3 2. Background The Lionshead Inn properties were originally developed as The Enzian Lodge (later to become the L'Ostello and eventually the Lionshead Inn) the Enzian Condominiums, and the Vail Glo Lodge (Lionshead Inn Annex), which was originally a Best Western. They were gym„ developed on a portion of Lot R 1, Block 2, Vail/Lionshead Third Filing, and were A- k,_a`* subsequently subdivided. Prior to demolition, the uses on-site were as follows: Existing Dwelling GRFA Units Lionshead Inn 10 Lionshead Inn Annex 1 1 Vail/Lionshead, Filing 3 was recorded in 1971. This plat created Lot 1, Block 2, Vail Lionshead Third Filing, upon which Vail Spa and the Lionshead Inn properties sit. The subject property was replatted with an exemption plat in March of 2014. Accommodation Units 18,451 sq. ft. 52 10,412 sq. ft. 33 TOTAL 11 128,863 sq. ft. 185 Restaurant 2,560 sq. ft. 0 2,560 sq. ft. In April of 2006, the Town of Vail passed a moratorium on all new development within the Lionshead area. The ordinance prohibited the filing of any development application that would cause a reduction in the existing number of hotel rooms, employee housing units or parking spaces within the Lionshead zone district. In July of 2006, Resolution No. 4 was approved, amending the Lionshead Redevelopment Master Plan with regards to the preservation of "live beds," including specific language for the subject property recommending a minimum of 85 live beds. Following the approval of the amendments to the Lionshead Redevelopment Master Plan, the Town enacted an emergency ordinance, requiring that any applications for development in the Town of Vail would be subject to future regulations with regards to employee housing. The Lion February 9, 2075 4 Ordinances No. 7 and No. 8 were passed in February of 2007, providing regulations for commercial linkage and inclusionary zoning. On October 22, 2007, the Strata redevelopment was approved, followed by a minor change to the approval on June 6, 2008. In 2012, the Town of Vail passed Resolution No. 13 which extended the vested approval date on four projects including the The Lion/Strata redevelopment until June 1, 2015. The applicant obtained a building permit and began construction in May 2014. In August of 2014, the applicant submitted some minor programmatic changes which the Planning and Environmental Commission approved in September of 2014. The Lion February 9, 2075 5 3. Zoning and Parking Analysis Proposed changes from the 2014 approval are indicated in red. Zoning Analysis: Lot Size: 1.5688 acres Zoning: Lionshead Mixed Use -1 Setbacks Height -max Height -average Density* GRFA Site Coverage Allowed/ Required 10 ft. 82.5 ft. 71 ft. TOTAL: 54 170,815 sq. ft. 47,828 sq. ft. Approved (2008) 10 ft./30 ft. on n. property line 82.5 ft. 70.88 ft. TOTAL: 54 51 du 8 lock -off 12 Idu 16 is Approved (2014) 10 ft./30 ft. on n. property line 82.5 ft. 70.88 ft. TOTAL: 53.75 53 du 17 lock -off 3 Idu 12 is Proposed (2015) 10 ft./30 ft. on n. property line 82.5 ft. 70.88 ft. TOTAL: 53.75 53 du 20 lock -off 3 Idu 9 is 125,657 sq. ft. 125,657 sq. ft. 125,657 sq. ft. 42,397 sq. ft. 42,397 sq. ft. 42,397 sq. ft. Loading 2 berth 2 berth 2 berth 2 berth *lock -offs and timeshare do not count towards density. Ldu count as 1/4 du. The Lion February 9, 2015 6 21,329 sq. ft. 21,329 sq. ft. 21,329 sq. ft. Landscape Area with hardscape with hardscape with hardscape 14,668 sq. ft. 14,668 sq. ft. 14,668 sq. ft. 13,665 sq. ft. softscape only softscape only softscape only Loading 2 berth 2 berth 2 berth 2 berth *lock -offs and timeshare do not count towards density. Ldu count as 1/4 du. The Lion February 9, 2015 6 Parking Analysis: Use Dwelling Units Time Share Units Lock -off Lodge Dwelling Unit Restaurant Retail EHU The Lion Required Unit Calculation 1.4 per unit .7 per unit Parking 53 74.2 9 6.3 20 only if more than 1 lock -off 1.4 per unit 1 space per 250 sq. ft. of seating floor area 2.3 spaces per 1,000 sq. ft. of net floor area 1.4 per unit 0 3 2,052 sq. ft. 4.2 8.2 2,688 sq.ft. 6.2 1 1.4 Total Required Parking: 100.5 Private Parking Structure: 53 Surplus Parking: 15.5 Total Parking Provided: 169 February 9, 2015 7 4. Employee Housing The applicant is not proposing to make any changes to the employee housing mitigation that was previously approved for the project. There is no new floor area being proposed that would generate a new employee housing requirement. The Town's original inclusionary zoning and commercial linkage program was in place when this project was approved in 2007. Subsequent to the approval of this project the Town amended the employee housing standards to require 50% of the employee housing to be placed onsite. In 2012 the Town Council approved Resolution No. 13 which granted extensions to the vested approval for this project. This extension to the vested approval period had the effect of vesting the project for changes to code that may have occurred during the vesting period (i.e., "grandfathering" the onsite employee housing). The total employee housing square footage required for the project is 12,405 sq. ft. which comes entirely from the inclusionary requirement (the project has a credit of 5.91 employees on the commercial linkage requirement due to the pre-existing hotels). The project was previously approved with one onsite employee housing unit of 909 sq. ft. (7.5%) and seven off-site units (11,756 sq. ft.) for a total of 12,665 sq. ft. of employee housing. The previous project approval provides an excess of 260 sq. ft. of employee housing for the inclusionary requirement. On May 29, 2012, the Town acknowledged in a letter (below) that the "Town of Vail has received, and approved, 11,761 square feet of deed restricted employee housing units that are dedicated to the Strata Development Approval (DEV07-0003/ PRJ11-0701)." With that acknowledgement and with the 11,761 sq. ft. of deed restricted offsite employee housing actually provided, the total employee housing (inclusionary) provided for this project, including the onsite unit of 909 sq. ft., is 12,670 sq. ft. That is 265 sq. ft. in excess of the Town requirements for inclusionary zoning. The 265 sq. ft. excess inclusionary and the 5.91 excess employee commercial linkage shall remain a credit to this property should there be additions or changes to the building in the future that generate an employee housing requirement. The Lion February 9, 2075 8 rowN of Vain"'� 75 South Frontage Road West Vail, Colorado 81657 vaiigov.com May 29, 2012 Mr. Wendell Porterfield Otto, Porterfield & Ayres, LLC Post Office Box 3149 Vail, Colorado 81658 Dear Mr. Porterfield, Community Development Department 970.479.2138 970.479.2452 fax The purpose of my letter is to respond to your letter to the Town of Vail dated May 24, 2012 regarding Lionshead Inn, LLC/Strata Vail, and the required deed restricted employee housing units. The Town of Vail has received, and approved, 11,761 square feet of deed restricted ernployee housing units that are dedicated to the Strata Development Approval (DEV07-0003 / PRJ11-0701). Please consider my letter written confirmation of compliance with the Town of Vail's Inclusionary Zoning Requirements (Title 12, Chapter 24, Inclusionary Zoning, Vail Town Code) for Strata's approved development plan. If you have any questions or need additional information, please let me know. You can reach me via email at gruther a.vailgov.com or by telephone at (970) 376-2675. Kind Regards, George Ruther, AICP Director, Community Development Department Town of Vail /r The Lion February 9, 2015 �% 5. Criteria for Review The Lionshead Mixed Use -1 Zone District does not supply criteria for review for a Major Exterior Alteration. However, it does provide for a "compliance burden." 12-71-1-8: COMPLIANCE BURDEN: It shall be the burden of the applicant to prove by a preponderance of the evidence before the planning and environmental commission and the design review board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead mixed use 1 district, that the proposal is consistent with applicable elements of the Lionshead redevelopment master plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. A. Purpose of the LMU-1 Zone District The Lionshead Mixed Use 1 zone district was created in 1999, as the implementation phase of the Lionshead Redevelopment Master Plan. The zone district rezoned all Lionshead properties from Commercial Core 2 to LMU-1. It intended to create incentives for properties to redevelop. The purpose of the LMU-1 zone district is as follows: The Lionshead mixed use 1 district is intended to provide sites for a mixture of multiple -family dwellings, lodges, hotels, fractional fee clubs, timeshares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Lionshead mixed use 1 district, in accordance with the Lionshead redevelopment master plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the zone district by establishing appropriate site development standards. This zone district is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead redevelopment master plan. This zone district was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this zone district include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead redevelopment master plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent with the Lionshead redevelopment master plan. Additionally, the incentives are created to help finance The Lion February 9, 2015 10 public off site improvements adiacent to redevelopment protects. With any development/redevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated: streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. Our Analysis: When the Lionshead Master Planning process was undertaken, there was clear recognition that Lionshead lacked the vitality of Vail Village. The structures were dated, the pedestrian mall did not function, and older lodging properties were suffering from low occupancy rates as a result of substandard conditions. As the purpose statement indicates, the Town recognized these issues and created a zone district to incentivize the redevelopment of Lionshead. Many properties in Lionshead have since redeveloped: the Antlers; the Arrabelle; the Marriott; the Ritz-Carlton Residences; the Landmark - all successful examples of redevelopment as a result of the Lionshead Master Planning process. The Lionshead Inn and Lionshead Inn Annex were constructed in the 1970s. At the time, both hotels were considered luxurious. However, since then, times have changed dramatically, and the standards that Vail visitors expect their hotels to meet, have also changed dramatically. The previous facilities were not up to visitor expectations, which resulted in low returning customer rates. Both facilities suffered from low occupancy rates. The Lion February 9, 2015 The incentives offered by the Lionshead Mixed Use -1 zone district allow the Lionshead Inn properties the opportunity to redevelop into a project more fitting the needs of Lionshead and visitors to Vail. The previous buildings on the site have been demolished, allowing for a completely new structure meeting all aspects of the zoning regulations. The Lion meets the purposes of the Lionshead Mixed Use -1 zone district along with all of the development standards prescribed by that zone district. B. Lionshead Redevelopment Master Plan Compliance Our Analysis The Lionshead Redevelopment Master Plan was adopted by the Town of Vail on December 15, 1998. It is a guide for property owners proposing to undertake development or redevelopment of their properties and the municipal officials responsible for planning public improvements. The Lionshead Redevelopment Master Plan (LRMP) sets out recommendations for the entire Lionshead area, provides detailed plan recommendations for specific areas, and outlines site design and architectural design guidelines, and then provides specific development standards that are implemented through the Lionshead Mixed Use -1 zone district. Below is the language from the LRMP that is applicable to the vehicular and pedestrian circulation surrounding the Lionshead Inn properties: Modifications to West Lionshead Circle and Lionshead Place West Lionshead Circle and Lionshead Place currently handle the heaviest load of lodging access and delivery traffic in Lionshead and will likely continue to do so. The recommended improvements to these roads are both aesthetic and functional, working to provide for safe and efficient vehicular traffic while also insuring a safe pedestrian environment visually consistent with the overall goals of the master plan. East Intersection of W. Lionshead Circle and S. Frontage Road This intersection will experience the greatest increase in traffic volume due to the projected increase in lodging units and the proposed north day lot transit center. Mitigation measures may be required, as outlined in the traffic study. Intersection of Lionshead Place and West Lionshead Circle Due to the projected volume of lodging traffic that will be accessing Lionshead Place (Monteneros, Antlers, Lionsquare Lodge, and the Vail Associates core site), it is recommended that this intersection be realigned so the primary through -traffic axis is north -south (see figure 4-10). West Lionshead Circle would form a T - intersection at the northeast corner of the Marriott. In addition to facilitating traffic flow, this realignment will create a much safer, logical pedestrian crossing from West Lionshead Circle into the Lionshead pedestrian core. Pedestrian Sidewalks and Crossings The Lion February 9, 2075 12 A series of primary and secondary pedestrian walks should be : 1 created connecting the West r Lionshead area with the Lionshead core, the frontage road, and the ski yard. These walks and crosswalks are identified on Map 1�_ 0 and Map T. Visual Improvements -- MAP �y MASTER PLAN FRAMEWORK PEDESTRIAN WALKS A_VD PATHS - . m . PUMUN MrN n1AN WALK ry rJ~ 4FLCN�ARY RR FRMANWAM PFDOTMPAN PATH As the road systems and adjacent lodging properties in west Lionshead are upgraded it is critical that a consistent visual character be developed through the design of new pedestrian walkways, landscaping, retaining walls, lighting, and site furnishings. For further information on these systems, see chapter six, Site Design Guidelines. Chapter 5: Detailed Plan Recommendations Chapter 5 of the LRMP provides detailed plan recommendations for every area of Lionshead. This section provides the language from the LRMP regarding the detailed plan recommendation for the Lionshead Inn properties, and includes the July 2006 amendment found in Resolution No. 4, requiring "no net loss of live beds" on the Lionshead Inn properties. 5.75 Lionshead Inn, Lionshead Annex, Enzian Cluster Redevelopment and/or enhancement of the buildings in this cluster at West Lionshead Circle and South Frontage Road (see figure 5-19) is encouraged. The Lionshead Redevelopment Master Plan clearly encourages the redevelopment of this site, due to the aging structures and dated hotel rooms. The Pedestrian Street The existing structures are recessed from the street, elevated above it, and separated from it by surface parking lots. To improve the pedestrian character of the neighborhood, a better relationship with the street is desirable. The principal objective for redevelopment in this area is to engage the surrounding pedestrian environment, either by adding building elements toward the street or by lowering the finish grade at the entries so that they are closer to the level of the street. The entry has been oriented to minimize vehicular penetration into the more pedestrianized core, adjacent to the Marriott to enhance the pedestrian experience. The first floor, along West Lionshead Circle, steps down to a one-story element and includes commercial uses to improve the pedestrian character of the frontage. The surface parking lots have been removed (except where required to maintain the The Lion February 9, 2015 13 As the road systems and adjacent lodging properties in west Lionshead are upgraded it is critical that a consistent visual character be developed through the design of new pedestrian walkways, landscaping, retaining walls, lighting, and site furnishings. For further information on these systems, see chapter six, Site Design Guidelines. Chapter 5: Detailed Plan Recommendations Chapter 5 of the LRMP provides detailed plan recommendations for every area of Lionshead. This section provides the language from the LRMP regarding the detailed plan recommendation for the Lionshead Inn properties, and includes the July 2006 amendment found in Resolution No. 4, requiring "no net loss of live beds" on the Lionshead Inn properties. 5.75 Lionshead Inn, Lionshead Annex, Enzian Cluster Redevelopment and/or enhancement of the buildings in this cluster at West Lionshead Circle and South Frontage Road (see figure 5-19) is encouraged. The Lionshead Redevelopment Master Plan clearly encourages the redevelopment of this site, due to the aging structures and dated hotel rooms. The Pedestrian Street The existing structures are recessed from the street, elevated above it, and separated from it by surface parking lots. To improve the pedestrian character of the neighborhood, a better relationship with the street is desirable. The principal objective for redevelopment in this area is to engage the surrounding pedestrian environment, either by adding building elements toward the street or by lowering the finish grade at the entries so that they are closer to the level of the street. The entry has been oriented to minimize vehicular penetration into the more pedestrianized core, adjacent to the Marriott to enhance the pedestrian experience. The first floor, along West Lionshead Circle, steps down to a one-story element and includes commercial uses to improve the pedestrian character of the frontage. The surface parking lots have been removed (except where required to maintain the The Lion February 9, 2015 13 access easement for the Enzian) and all parking is located underground. The commercial uses are at street level, creating a pedestrianized area along West Lionshead Circle. Access and Street Frontage The existing accesses into these properties should be adiusted to align with the opposing curb cuts on the east side of West Lionshead Circle. The street edge should be strengthened for pedestrian use with landscaping, enhanced signage, and retaining walls as described in the site design guidelines, chapter six. The Lionshead Inn secured a permit in the past which is now expired to add another vehicular access point from the South Frontage Road, and the property owner is encouraged to pursue the opportunity to screen the surface parking lot on the north and regrade the lot to reduce the significant cross -slope. Parking is located underground and the garage entrance is accessed from the existing access easement that is being maintained for the Enzian. Load and delivery, along with Fire Department access and staging will occur off the Frontage Road. Building Height Because it sits considerably above the frontage road, the Lionshead Inn is encouraged to explore a ground level or lower floor infill solution if development scenarios are pursued. Additional building height, if proposed, must conform to the design guidelines. As proposed, the proposal meets the height requirements of 71 ft. average and 82.5 ft. maximum. Preservation of Existing Live Beds The Lionshead Inn and Lionshead Annex presently contain 85 accommodation units. Given the importance and need for live beds to the vitality and success of the community, any future redevelopment of the sites shall ensure the preservation of short term accommodation on the site. The preservation of live beds should focus on maintaining the number of existing live beds and the amount of gross residential square footage devoted to that use on the site. With this in mind, the quality of the existing live bed base could be upgraded and the rooms could be reconfigured to create increased lodging opportunities. In no instance, however, shall the amount of gross residential floor area devoted to live beds be reduced. The construction of "attached accommodation units", "lodge dwelling units", "timeshare units", "fractional fee club units", and dwelling units in a voluntary rental program, as defined in the Zoning Regulations, could significantly increase the availability of short term rental opportunities within the building. As proposed, The Lion includes 85 live beds consistent with this Master Plan policy. The Lion February 9, 2015 14 C. Character of the Neighborhood Our Analysis: The neighborhood of the Lionshead Inn properties is architecturally and aesthetically diverse. The property most adjacent to the Lionshead Inn is the Enzian Condominiums, which will be most impacted by the redevelopment proposal. As a result, the design team made every effort to minimize impacts to the Enzian Condominiums, including respecting the existing access easement. No development is proposed adjacent to the Enzian, on the Lionshead Inn property to the south. The Enzian Condominiums have not been redeveloped at this point in time and therefore the architecture and character of the Enzian Condominiums is more of the old Lionshead aesthetic, and while the design of The Lion respects the existing structure, it isdesigned based on the Design Guidelines of the Lionshead Redevelopment Master Plan. It is assumed, like most properties in Lionshead that have not yet been redeveloped, that at some point in the future, redevelopment will occur. Adjacent to the Lionshead Inn to the west is the Vail Spa. Unlike the Enzian Condominiums, the Vail Spa's architectural character is more modern, with a flat roof, interesting angles, and large panes of glass. Built in 1980, this site also has development potential based on the Lionshead Mixed Use - 1 zone district. However, without knowing the future plans for this building, the design of The Lion includes some more modern elements to allow for some consistency of character in the neighborhood. The Marriott, to the south of the Lionshead Inn properties, went through a major redevelopment in the late 1990s. In this case, the existing structure was maintained, but the building was renovated to be more in compliance with the Design Guidelines of the Lionshead Redevelopment Master Plan. Many of the old forms remained, but the materials and colors were updated and upgraded. The Lion is proposed with similar materials and will be of a character that compliments the Marriott. The Lion February 9, 2075 15 Other properties in the vicinity include the North Day Lot, Concert Hall Plaza, and Montaneros. The design of The Lion will be complimentary to these properties, maintaining the character of Lionshead, while creating a project that is remarkable on its own. D. Other Applicable Elements of the Vail Comprehensive Plan Our Analysis: The Lionshead Redevelopment Master Plan has been covered in depth in previous sections of this submittal and is incorporated here by reference. The Vail Land Use Plan, which was originally adopted in 1986, also includes goals that are applicable to this project. 7.3 The quality of development should be maintained and upgraded whenever possible. 7.72 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 3.7 The hotel bed base should be preserved and used more efficiently. 4.2 Increased density in the Core areas is acceptable so long as the existing character of each area is preserved through implementation of the Urban Design Guide Plan and the Vail Village Master Plan. Now over 30 years old, the Town of Vail Land Use Plan is outdated in general, but many of the concepts of the plan are applicable to development today. The Lion helps to further these goals as outlined in the Vail Land Use Plan. The Lion February 9, 2075 16 6. Conditional Use Permit Criteria for Review The proposed reduction in the number of timeshare units necessitates the need for a Conditional Use Permit. The dwellings, lodge dwelling units, employee housing unit, and the attached accommodation units (lock -offs) are all uses allowed by right which do not require a special approval from the PEC. The change from 12 timeshare units to 9 timeshare units requires an amendment to the Conditional Use Permit. A. Relationship and impact of the use on development objectives of the town. Our Analysis: The development objectives for this property are summarized in the Lionshead Redevelopment Master Plan. The Master Plan clearly states that the objective for this property is to have 85 "live beds" available on the property. This application, as did the previous applications and approvals, demonstrates compliance with the development objectives of the Town and the specific policy of maintaining 85 live beds on the property. B. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities neecls. Our Analysis: The proposal to reduce the number of timeshare units does not change the building and development site in any way. It does reduce the parking requirement slightly which suggests a minor reduction in need for public facilities. The proposed change will have only positive effects on this criterion. C. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. Our Analysis: The minor reduction in the number of time share units has a reduced parking impact to the project which suggests a general reduction in traffic to the site. The proposed change will have only positive effects on this criterion. D. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. Our Analysis: This minor change in programming does not result in any outward change to the building whatsoever. Therefore the proposed amendment does not have a negative impact on the character of the area or bulk and mass of the building. The proposed change will have no effects on this criterion. The Lion February 9, 2075 17 7. Adjacents TOWN OF VAIL C/O FINANCE DEPT 75 S FRONTAGE RD VAIL, CO 81657 VAIL CORP THE FIXED ASSETS DEPARTMENT 390 INTERLOCKEN CRES STE 1000 BROOMFIELD, CO 80021-8056 LANDMARK CONDO ASSOCIATION DESTINATION RESORT MANAGEMENT INC 610 W LIONSHEAD CR VAIL, CO 81657 MONTANEROS CONDOMINIUM ASSOCIATION, INC. LAURIE JEAN ES 641 W LIONSHEAD CIR, VAIL, CO 81657 DIAMONDROCK VAIL OWNER LLC DIAMONDROCK HOSPITALITY CO 3 BETHESDA METRO CTR STE 1500 BETHESDA, MD 20814-635 VAIL SPA CONDOMINIUM ASSOC 710 W LIONSHEAD CIR VAIL, CO 81657 VAIL SPA CONDOMINIUM ASSOCIATION EAST WEST RESORTS PO BOX 5480, AVON, CO 81620 ENZIAN AT VAIL CONDOMINIUM ASSOCIATION GEOFFREY WRIGHT 610 W LIONSHEAD CIR, VAIL, CO 81657 SUN VAIL CONDO ASSOCIATION 635 N FRONTAGE ROAD #3 VAIL, CO 81657 CDOT 4201 E. ARKANSAS AVENUE DENVER, CO 80222 LION SQUARE NORTH CONDOMINIUM ASSOCIATION, INC. BILL ANDERSON 660 WEST LIONSHEAD PLACE The Lion VAIL, CO 81657 CONCERT HALL PLAZA ASSOCIATION LES ROOS 500 GOLDEN EAGLE DRIVE BROOMFIELD, CO 80020 CONDOMINIUM THE MARK -LODGE CONDOMINIUM ASSOCIATION, INC. KELLIE NEWMAN 715 WEST LIONSHEAD CIRCLE VAIL, CO 81657 VAIL MARRIOTT MOUNTAIN RESORT 715 WEST LIONSHEAD CIRCLE VAIL, CO 81657 MAURIELLO PLANNING GROUP PO BOX 4777 EAGLE, CO 81631 HUGHES LAND HOLDING TRUST 28 ANACAPA ST STE D SANTA BARBARA, CA 93101-1881 CHARLES H. STONE FAMILY LP OWNER ADDRESS 641 LIONSHEAD PL VAIL, CO 81657-5214 VAIL GEAR CORP BOB WALSH OWNER ADDRESS 641 W LIONSHEAD CIR VAIL, CO 81657-5227 February 9, 2015 18 50VAN FloN1 PGS �,o PO 14� nmin®n®in®n®i p nm®nn . ®m®®=®m®nil n n U w K u H m' m ENTRY „ � O J O_ BUSINESS _ CENTER II III III _ I, 2 O r KIN K ® „, w 1 IIS a� N r J I PARKING QLU � w 0® L Y F K 2 Q w 6 H O_ QLU � W W W O J O Z 0 O Q W H LU <1J Y w F U U ■ J w o o p 0 z 14� w LU ' z O a y LU F ° o x w -- w 9 c O O / J O x J H J H w w U w 0 U O F O J 14� W J LU J T 14� LU u LL a> m J O y L o o i / J O = G J H J H w W U W 0 U 0 J o TOWN OFVAIL' Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: March 9, 2015 SUBJECT: A request for final review of an amendment to a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, for an existing healthcare facility, amending the development plan to allow for an additional floor plate on the west wing, located at 181 West Meadow Drive and 108 South Frontage Road West (Vail Valley Medical Center)/Lots E, F, and 10 Vail Village Filing 2, Lot 2E, Block 1, Vail Lionshead Filing 1 and Lot D-2, A Resubdivision of Lot D, Vail Village Filing 2 (PEC150002, PEC150003) Applicant: Vail Valley Medical Center, represented by Braun and Associates Planner: Warren Campbell I. SUMMARY The applicant, Vail Valley Medical Center (VVMC), represented by Braun and Associates, is requesting a work session with the Planning and Environmental Commission to review an amendment to a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, for an existing healthcare facility, amending the development plan to allow for an additional floor plate on the west wing, located at 181 West Meadow Drive and 108 South Frontage Road. The applicant is requesting a public hearing with the Planning & Environmental Commission (PEC) to discuss the following: Massing/Architecture/West Meadow Drive o Response to Commission comments from previous hearing ■ Changes to architectural design ■ Changes to streetscape and landscaping ADA ramp heating Employee Generation Mitigation o Introduction to the VVMC West Wing Employee Housing Plan o Proposed mitigation method o Discussion of findings to permit off-site mitigation • Parking o Parking need created by the West Wing redevelopment o Overview of parking lot design o Overview of interim parking plan o Impacts of West Wing redevelopment on West Meadow Drive traffic As this public hearing will limit the scope of discussing the topics listed above, which are elements of the proposed VVMC West Wing CUP, staff has not prepared a recommendation for any action by the Planning and Environmental Commission. Town staff will provide a recommendation to the PEC on the proposed VVMC CUP at the March 23, 2015 public hearing. II. DESCRIPTION OF REQUEST As was discussed during the VVMC MP review the hospital needs to remain operational during all sequences of the hospital redevelopment. The proposed West Wing expansion will allow for uses to begin to reconfigure, expand, consolidate, and relocate in anticipation of the East Wing redevelopment. The West Wing is the first in a sequence of improvements that will be proposed and constructed in order to implement the recommendations of the Vail Valley Medical Center Site Specific Redevelopment Master Plan (VVMC MP). As proposed the West Wing redevelopment will comprise approximately 45,000 sf feet of floor area. Over 50% of the proposed new floor area is located within a new fourth floor atop the existing structure. The expansion will include a new ground level entry to the structure on the northwest corner and expansions to the south side of the building from the basement level up to the new fourth floor. The applicant has provided a written narrative discussing the topics to be covered at the public hearing. This narrative includes images to help in understanding the modification being made to the south expansion to address the comments heard at the previous hearing. The applicant will present additional imagery at the public hearing. This document has been attached for reference (Attachment A). Additionally, the applicant has provided a document entitled VVMC West Wing: Employee Housing Plan dated March 2, 2015 (Attachment B) and a parking lot design (Attachment C). III. CRITERIA Before acting on an amendment to conditional use permit application, the PEC shall consider the following factors with respect to the proposed use: 1. Relationship and impact of the use on the development objectives of the Town. Town of Vail Page 2 2. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. 5. Such other factors and criteria as the commission deems applicable to the proposed use. 6. The environmental impact report concerning the proposed use, if an environmental impact report is required by chapter 12 of this title. IV. DISCUSSION ITEMS The West Wing of the VVMC is located upon a parcel zoned General Use (GU) District. Within the GU District the PEC, in conjunction with the review of the CUP, shall prescribe the following development categories. 1. Lot area and site dimensions. 2. Setbacks. 3. Building height. 4. Density control. 5. Site coverage. 6. Landscaping and site development. 7. Parking and loading. Massing/Architecture/West Meadow Drive The applicant is proposing to respond to comments heard at the February 23rd public hearing. The PEC expressed the following at the February 23rd hearing: Concern with the minimum setback proposed along the south expansion and its negative impact upon West Meadow Drive and the character of the neighborhood. o Discussed the proposed minimum setback and its negative impact on the ability to incorporate landscaping to adequately buffer the proposed bulk and mass. o Discussed the negative impact upon the sidewalk that is created by five (5) stories three (3) to (8) feet off the property line. Town of Vail Page 3 o Discussed the ability of the proposal to expand to the north verses the south. o Discussed a possible solution may be to pull the basement and first floors back to address the impacts of the proposed structure upon the sidewalk. o Discussed that the setbacks should have a relationship to the height of the structure and that the proposed setbacks were not appropriate. o Discussed the need to articulate the south expansion and include landscaping to address negative impacts. o Discussed the possibility of heating the pedestrian sidewalk along the VVMC frontage. o Discussed the Lionshead Redevelopment Master Plan and how it addressed larger structures in terms of fagade articulation which may be applicable to this application. Concern with the proposed mansard roof form and its impact on the overall architectural appearance. o Discussed the additional eight (8) feet in height created by the roof form. o Discussed the dormers included in the roof form anticipated for the East Wing and how that design might be more architecturally compatible. o Discussed that the proposed roof lacked visual interest. • Concern with the accessible ramp at the southwest corner. o Discussed the potential to heat the walkway. o Discussed the need to create larger landscaping beds so that trees could be incorporated in the design of the area. Concern with quantity of glazing proposed on the south expansion. o Discussed that the proposed glazing did not have the effect of making the new fourth floor appear "lighter". o Discussed the negative impact that sunlight reflectance might have on neighboring properties as a result of the glazing. Chapter 4 of the VVMC MP speaks to the Architecture, Building Massing, and Building relationship to West Meadow Drive. Chapter 4 has been included within Attachment D. The following goals included within the VVMC MP addressing these areas are as follows.. Goal for Building Massing — The massing (and scale) of hospital expansions to be responsive and sensitive to the surrounding neighborhood. Goal for Building Relationship to West Meadow Drive — To establish an appropriate physical and visual relationship between the hospital and the pedestrian corridor along West Meadow Drive by use of effective building design, architecture and landscape improvements. Town of Vail Page 4 Goal for Architecture — To integrate the design of new buildings and expansion areas with existing portions of the hospital so as to create a varied but unified architectural expression. The VVMC MP speaks to each of these goal statements on pages 12 through 17 of Chapter 4. Setbacks Properties surrounding the VVMC Campus are zoned Two Family District, Lionshead Mixed Use 1 District, General Use District and High Density Multiple Family District. Setbacks within these zone districts are as follows: District Front Rear Sides Location Two -Family 20 feet High Density Multiple Family 20 feet Lionshead Mixed Use 1 10 feet General Use 15 feet 20 feet 10 feet Determined by PEC 15 feet South 20 feet East 10 feet North West Staff is previously stated concern that a setback of 3 to 8 feet along the southerly addition would not adequately provide for a landscaped area to buffer the proposed south expansion. Staff believes a setback with adequate area to allow for the maturation of trees is necessary to address the proposed scale and bulk relationship to surrounding uses. Within the GU district the required setbacks will be determined in conjunction with the review of the CUP criteria which include compliance with the adopted VVMC MP goals and text. The applicant is developing images to depict how the south expansion can be modified to address the concerns expressed by the PEC. This imagery will be presented at the public hearing on the 9t". Staff is unable to provide its comments and feedback on the modifications at this point as materials were not available prior to the completion of the memorandum. The proposed modifications need to be evaluated against the CUP criteria and the VVMC MP goal statements. Without prior time to review the proposed modifications any feedback will be limited in terms of determining compliance with the regulatory requirements. Relationship to West Meadow Drive There is a pedestrian walkway measuring between 12 and 15 feet in width located between the VVMC Campus property line and West Meadow Drive. The unheated walkway has been installed pursuant to the Streetscape Master Plan Addendum (SMP) having a serpentine alignment. The SMP identified an opportunity for public art along the walkway and in particular an art wall in the area where the southerly expansion is proposed. The SMP anticipated a future public portal to the VMMC in this location (Figures 7 and 8 of Attachment D). Town of Vail Page 5 Architecture The proposed southerly expansions and new fourth floor utilize several architectural elements to address the bulk, mass, and height of the redevelopment. These include a mansard parapet roof form, extensive glazing, and application of materials. The proposed material palette can be found in the existing materials upon the structure. Those include red brick, stone, metal panels, concrete banding, and standing seam roof material. While the review and approval of the application of materials is generally a function of the Design Review Board, there are elements of the discussion that fall within the criteria the PEC will utilize in reviewing the CUP. The selection and application of architectural fagade materials can have an effect on the perceived bulk, mass, height, and setback of a structure. Additionally, the incorporation of certain building elements, such as lower roof forms can have a positive effect on the perceived bulk, mass, height, and setback of a structure. Staff anticipates that at the public hearing the applicant will address modifications to the proposed south expansion architecture to address the roof form and glazing concerns. Discussion was focused on the south expansion of the proposed West Wing application at the previous hearing. Staff wants to ensure there isn't any feedback to be provided on the northwest corner expansions. Does the Commission have any comment on the expansions proposed for the northwest corner of the building which includes a new entry and cover, and upper floor expansions? Employee Generation Mitigation Chapter 12-23, Commercial Linkage, Vail Town Code, establishes the methodology for determining the generation of employees and requirements for mitigation for commercial land uses. When a type of commercial use is not listed within Table 23-1, Employee Generation Rates By Type of Commercial Use, Vail Town Code, a process is established for the determination of an applicable generation rate. Table 23-1 does not identify an employee generation for a healthcare facility. Pursuant to Chapter 12-23 the following would apply. 12-23-2: Employee Generation and Mitigation Rates: A. The employee generation rates found in table 23-1, "Employee Generation Rates By Type Of Commercial Use'; of this section, shall be applied to each type of use in a commercial development. For any use not listed, the administrator shall determine the applicable employee generation rate by consulting the town's current nexus study. Section 12-23-6, Methods of Mitigation, Vail Town Code, includes a regulation requiring 50% of the required employee generation mitigation to occur on site. An exception to this requirement can be granted by the PEC if one of four findings can be made. The Town of Vail Page 6 applicant has included in there written analysis, a response to the findings that must be made to grant an exemption to this requirement. 12-23-6: Methods of Mitigation: A. For all new construction (i.e., development that does not affect any existing buildings or structures) and demo/rebuild projects that result in a mitigation requirement of 1.25 employees or greater, no less than one-half (1/2) the mitigation of employee housing required by this chapter shall be accomplished with on site units. 1. Exceptions. At the sole discretion of the applicable governing body, ar exception may be granted from this subsection based upon one of the following findings.- a. indings. a. Implementation of the on site unit mitigation method would be contrary to the intent and purpose of the applicable zone district. b. Implementation of the on site unit mitigation method would be contrary to the goals of the applicable elements of the Vail comprehensive plan and the town's development objectives. c. Exceptional or extraordinary circumstances or conditions apply to the site that prevents the implementation of the on site unit mitigation method. d. The method of mitigation proposed better achieves the intent and purpose of this chapter and general and specific purposes of this title than the on site mitigation unit method. The VVMC MP speaks to the employee mitigation requirement in Chapter 9, specifically page 32. The Master Plan establishes the following goal with regard to employee housing. Goal for Employee Housing — To provide employee housing consistent with the provisions of Chapter 23 of the Vail Town Code. The VVMC MP addresses the requirement to provide 50% of the required employee housing mitigation on site. It discusses two primary reasons to be considered in making a finding to exempt this redevelopment from this requirement. o Incompatibility of residential uses and the institutional healthcare facility. o Limited land area resource which should be utilized for current and future healthcare facility needs. The applicant has submitted a document entitled VVMC West Wing Expansion: Employee Housing Plan dated March 2, 2015 (Attachment B). The applicant will provide an introduction to the analysis which has been performed in order to ascertain Town of Vail Page 7 employee generation anticipated by the redevelopment of the West Wing. This document is to serve as competent evidence to be reviewed by the Town's Housing Coordinator in determination the applicable employee generation rate for a healthcare facility. Staff is in the process of performing this review and will be prepared to respond the report on March 23rd Parking Chapter 7 of the VVMC MP is devoted to the topic of parking. The VVMC has been deficient with regard to parking since the redevelopment of the Central Wing. The provision of adequate parking was identified as a fundamental goal at the start of the VVMC master planning process. The VVMC MP establishes the following goal with regard to parking. Goal for Parking — To increase the supply of on-site parking to an amount that when coupled with managed parking solutions meets the needs of patients, visitors, and employees of VVMC. The Master Plan acknowledges that at the completion of the redevelopment anticipated that all required parking will be located upon the VVMC site. The plan contemplates that some portion of the required parking will be addressed through managed solutions such as the provision of shuttles and bus passes for employees. The applicant has submitted a proposed site plan for the west parking lot (Attachment C). Staff has provided comment on the proposed design. Those comments included the following: • A concern about the circulation pattern and possible confusion by user groups attempting to navigate the lot. o Suggested possibility of the introduction of some one-way travel aisles which might result in potentially more parking or the ability to include greater landscaping area as a buffer or internally. • A concern about the proximity of the parking lot pavement to the Middle Creek riparian area. o Plans includes curb, gutter, and sand and oil filtration, however, the VVMC MP depicts a landscaping buffer on the west end of the parking lot adjacent to Middle Creek. • A concern with regard to not meeting the standards for snow storage, parking lot perimeter screening and parking lot interior landscaping as contained within Section 14-5-2, Other Requirements, Vail Town Code. These regulations included in the applicable documents section of this memorandum. • A concern regarding pedestrian access from the parking lot to the new porte cochere entry. o As proposed a pedestrian parking in the southern portion of the lot would need to walk north around the landscape island being used to catch grade. Town of Vail Page 8 • A need to determine the future of Lot 10 and its use for VVMC parking solely, shared parking for VVMC and town, or town parking solely. o A need for vehicular easements for access to Lot 10 parking for town purposes if a shared facility. • A need to address several engineering design specifics such as turning movements, storm sewer alignment, vault location, etc. Staff and the applicant have been discussing the parking and traffic generation anticipated by the changes included within the West Wing redevelopment. Specific plans for addressing the generation of parking and traffic were not submitted prior to the completion of this memorandum. Staff anticipates the applicant will be addressing parking demand, interim parking solutions during construction and traffic impacts to West Meadow Drive at the public hearing. V. BACKGROUND On January 26, 2015, the PEC, by a unanimous vote of 5-0-1 (Cleveland recused, Cartin absent): Forwarded a recommendation of approval, with modifications, with regard to the adoption of Resolution No. 3, Series of 2015, making the VVMC MP an element of the Vail Land Use Plan; and Forwarded a recommendation of approval, with regard to the adoption of Resolution No. 4, Series of 2015, amending the Vail Land Use Plan to establish the VVMC MP land use category and designate it on the Plan Map. On February 23, 2015, the PEC held a work session on the West Wing CUP to discuss the bulk, mass, setbacks, and architecture being proposed. The PEC provided feedback on the several concerns with regard to the proposed setbacks, impacts to West Meadow Drive, landscaping, and architecture. VI. APPLICABLE PLANNING DOCUMENTS Town of Vail Zoning Code General Use District (in part) 12-9C-1: Purpose: The general use district is intended to provide sites for public and quasi -public uses which, because of their special characteristics, cannot be appropriately regulated by the development standards prescribed for other zoning districts, and for which development standards especially prescribed for each particular development proposal or project are necessary to achieve the purposes prescribed in section 12-1-2 of this title and to Town of Vail Page 9 provide for the public welfare. The general use district is intended to ensure that public buildings and grounds and certain types of quasi -public uses permitted in the district are appropriately located and designed to meet the needs of residents and visitors to Vail, to harmonize with surrounding uses, and, in the case of buildings and other structures, to ensure adequate light, air, open spaces, and other amenities appropriate to the permitted types of uses. 12-9C-3: Conditional Uses: A. Generally: The following conditional uses shall be permitted in the GU district, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title.- Child itle. Child daycare centers. Equestrian trails. Golf courses. Healthcare facilities. Helipad for emergency and/or community use. Major arcades. Plant and tree nurseries, and associated structures, excluding the sale of trees or other nursery products, grown, produced or made on the premises. Public and private parks and active outdoor recreation areas, facilities and uses. Public and private schools. Public and quasi -public indoor community facilities. Public buildings and grounds. Public parking structure. Public theaters, meeting rooms and convention facilities. Public tourist/guest service related facilities. Public transportation terminals. Public unstructured parking. Public utility and public service uses. Religious institutions. Seasonal structures or uses to accommodate educational, recreational or cultural activities. Ski lifts, tows and runs. Water and sewage treatment plants. 12-9C-5: Development Standards: A. Prescribed By Planning And Environmental Commission. In the general use district, development standards in each of the following categories shall be as prescribed by the planning and environmental commission.- 1. ommission. 1. Lot area and site dimensions. 2. Setbacks. 3. Building height. 4. Density control. Town of Vail Page 10 5. Site coverage. 6. Landscaping and site development. 7. Parking and loading. B. Reviewed By Planning And Environmental Commission. Development standards shall be proposed by the applicant as a part of a conditional use permit application. Site specific development standards shall then be determined by the planning and environmental commission during the review of the conditional use request in accordance with the provisions of chapter 16 of this title. Commercial Linkage (in part) 12-23-1: Purpose and Applicability: A. The purpose of this chapter is to ensure that new commercial development and redevelopment in the town provide for a reasonable amount of employee housing to mitigate the impact on employee housing caused by such commercial development and redevelopment. 12-23-2: Employee Generation and Mitigation Rates: A. The employee generation rates found in table 23-1, "Employee Generation Rates By Type Of Commercial Use'; of this section, shall be applied to each type of use in a commercial development. For any use not listed, the administrator shall determine the applicable employee generation rate by consulting the town's current nexus study. TABLE 23-1 EMPLOYEE GENERATION RATES BY TYPE OF COMMERCIAL USE Type Of Use F1 Employee Generation Rate Accommodation unit/ limited service lodger 0 7 employee per net new units unit 1 1 Business office and professional office new employees per 1 000 feet of (excluding real estate office) I new net floor area Conference facility Eating and drinking establishment Health club Real estate office rr 0.8 employee per 1,000 feet of new net floor area f 6.75 employees per 1,000 feet of new net floor area 0.96 employee per 1, 000 feet of� knew net floor area [rF5_ i employees per 1,000 feet of new net floor area Town of Vail Page 11 Retail store/personal service/repair shop 2.4 employees per 1,000 feet of new net floor area Spa 2.1 employees per 1,000 feet of new net floor area B. If an applicant submits competent evidence that the employee generation rates contained in table 23-1 of this section or the nexus study do not accurately reflect the number of employees generated by the proposed commercial development or redevelopment and the administrator finds that such evidence warrants a deviation from those employee generation rates, the administrator shall allow for such a deviation as the administrator deems appropriate. C. Each commercial development or redevelopment shall mitigate its impact on employee housing by providing EHUs for twenty percent (20%) of the employees generated, pursuant to table 23-1 of this section, or the nexus study, in accordance with the requirements of this chapter. 12-23-8. Administration.- A. dministration. A. Employee Housing Plan. Each application for development review, except those exempt pursuant to section 12-23-5 of this chapter, shall include an employee housing plan which includes the following.- Calculation ollowing. Calculation Method. The calculation of employee generation, including credits if applicable, and the mitigation method by which the applicant proposes to meet the requirements of this chapter; 2. Plans. A dimensioned site plan and architectural floor plan that demonstrates compliance with section 12-23-3, "Size And Building Requirements", of this chapter; 3. Lot Size. The average lot size of the proposed EHUs and the average lot size of other dwelling units in the commercial development or redevelopment, if any; 4. Schedules. A time line for the provision of any off site EHUs,- 5. HUs, 5. Off Site Units. A proposal for the provision of any off site EHUs shall include a brief statement explaining the basis of the proposal; 6. Off Site Conveyance Request. A request for an off site conveyance shall include a brief statement explaining the basis for the request; 7. Fees In Lieu. A proposal to pay fees in lieu shall include a brief statement explaining the basis of the proposal; and Town of Vail Page 12 8. Written Narrative. A written narrative explaining how the employee housing plan meets the purposes of this chapter and complies with the town's comprehensive plan. B. Review.- 1. eview. 1. The administrator shall approve, approve with modifications or deny an employee housing plan involving a total mitigation requirement of less than 1.25 employees. 2. The planning and environmental commission shall approve, approve with modifications or deny an employee housing plan unless the plan involves a total mitigation requirement of less than 1.25 employees, the development is located within a special development district; or the plan includes a request to convey property. 3. The town council shall approve, approve with modifications or deny an employee housing plan for a development located within a special development district or a plan requesting to convey property. 4. Before granting approval of an employee housing plan, the applicable governing body shall make findings that the employee housing plan conforms to the general and specific purposes of this title, and that the plan is compatible with the applicable elements of the Vail comprehensive plan and the development objectives of the town. Title 14 - Development Standards 14-5-2: Other Requirements: G. Snow Storage. All required parking and access areas shall be designed to accommodate on site snow storage (i.e., within boundaries of lot and not within the right of way). A minimum functional area equaling thirty percent (30%) of the paved area shall be provided contiguous to the paved area and designed to accommodate snow storage. Turf areas and other areas without trees may be utilized for this purpose. If driveways are heated, then the minimum snow storage area may be reduced to ten percent (10%) of the required parking and access areas. H. Landscaping. Not less than ten percent (10%) of the interior surface area of unenclosed off street parking areas containing fifteen (15) or more parking spaces shall be devoted to landscaping. In addition, landscape borders not less than ten feet (10) in depth shall be provided at all edges of parking lots containing thirty (30) or more parking spaces. A landscape berm, wall, or fence of not less than four feet (4) in height, of the same architectural style as the building, in combination with landscaping may be substituted for the landscape border. In developments with cross access or shared parking facilities, the landscape border between the developments shall not be required. Town of Vail Page 13 VII. NEXT STEPS March 23, 2015 — Request Final Action on CUP • Follow-up from march 9t" public hearing • Final deliberation and action VIII. STAFF RECOMMENDATION The Planning and Environmental Commission is asked to table this public hearing to March 23, 2015. Are there any additional materials the Commission anticipates needing at this time in order evaluate the conditional use permit on March 23ra. IX. ATTACHMENTS A. Applicant's written narrative dated February 23, 2015 B. VVMC West Wing Expansion: Employee Housing Plan dated March 2, 2015 C. Plan for West Parking Lot dated February 9, 2015 D. Town of Vail Streetscape Master Plan Addendum for West Meadow Drive E. VVMC MP currently under review by the Town Council for adoption F. Public comment Town of Vail Page 14 VVMC West Wing CUP 3/3/15 PEC Hearing The purpose of this narrative is to provide information in order to facilitate the PEC's review of the West Wing CUP application at their hearing on March 9t". As presented at the last meeting, below is the anticipated PEC review schedule for this application: 2/23/2015 Introduction/Overview of the West Wing Expansion Criteria to be used in evaluation of the CUP Overview of major elements of PEC review Presentation of building design (architecture, height/massing, relationship to Meadow Drive) 3/9/2015 Follow-up from last meeting West Wing Traffic Impact Analysis Presentation of Parking demand, interim parking plan Presentation of Parking Lot design Presentation of Employee Housing Plan 3/23/2015 Follow-up from last meeting Final deliberation The balance of this report provides an overview level summary of the topics below. Additional information on these topics will be presented at the PEC hearing on 3/9/2015: Massing/Architecture/West Meadow Drive • Response to PEC comments from 2/23 meeting • Refinements to building design • Refinements to streetscape/landscape • Sidewalk and ramp/heating Employee Mitigation • Employee generation from West Wing • Proposed mitigation • Discussion of "findings", re: exception to 50% on-site requirement Parking and Traffic • Parking demand from West Wing VVMC West Wing Expansion CUP Review/PEC Hearing #2 Page 1 • Overview of parking lot design • Overview of interim parking plan • West Wing/Implications on West Meadow Drive Traffic Massing/Architecture/West Meadow Drive A variety of refinements to the design of the West Wing, specifically the southern expansion along Meadow Drive have been initiated in response to PEC comments. These changes include: 1. Elimination of the mansard roof 2. Reduction in glazing on the fourth floor 3. Reduction in the building expansion at the basement (partial) and first level 4. Introduction of "notches" at the east and west corners of the southern expansion 5. Introduction of columns and other features to provide relief and interest to the southern expansion As depicted by the drawings below, the elimination of the mansard roof provides a substantial reduction in the mass of the West Wing. RM oall i SOUTH ELEVATION AT NEST MEADO�N DRIVE Conceptual sketch of south elevation at West Meadow Drive — original, with mansard roof at West Wing. 9 e mu.vWL 9r -Fecn� �£rS{�sawc-� Conceptual sketch of south elevation at West Meadow Drive — proposed, with elimination of mansard roof at West Wing. VVMC West Wing Expansion CUP Review/PEC Hearing #2 Page 2 A number of changes have been made to the southern expansion along West Meadow Drive. While not fully evident in the elevation below, the basement and first level are recessed and notches at the east and west corner of the southern expansion have been added. The notches reduce the mass of the building, provide depth, shadow patterns and interest to the elevation. fze4- Conceptual sketch of revisions to the West Wing and southern expansion. Refinements to site and landscape improvements have also been made. Changes to the southern expansion will afford additional planting area for landscape material to soften the appearance of the building. In addition, the sidewalk/ramp that connects the West Wing entry with the Town's sidewalk has been redesigned. This change will provide a more gracious entry to VVMC and also allow additional room for landscaping. The sketch on the following page provides a general indication of how the ramp design has changed. An updated illustrative site/landscape plan will be presented at Monday's meeting. VVMC will also provide feedback on the PEC's comments regarding heating of the Town's sidewalk and ramp to the West Wing entry. VVMC West Wing Expansion CUP Review/PEC Hearing #2 Page 3 t, Wmc, 5f tet c id —� Employee Housing A draft Employee Housing Plan has been prepared and submitted to staff for their review. The Plan addresses: • Two underlying factors relative to the expansion of VVMC that will influence employee generation, • Baseline inventory of existing uses and employees for all VVMC departments and all other organizations that operate at the campus, • Evaluation of specific expansion (and/or contraction or relocation) plans for each department and organization within the West Wing and how these plans impact employee generation, and • Summary of required employee mitigation and how mitigation will be provided for the West Wing expansion. This Plan has been provided in the PEC packet. An overview of this report will be provided at Monday's PEC hearing. Parking and Traffic Four distinct, yet related topics will be presented to the PEC on Monday. These include: Parking demand from West Wing The parking demand from the redevelopment of the West Wing has been calculated. The demand reflects the net increase in parking based on proposed expansions, increases in VVMC West Wing Expansion CUP Review/PEC Hearing #2 Page 4 intensity of use and in some cases the relocation of existing West Wing uses. Demand was calculated based on the "employee based" formula outlined in the VVMC Site Specific Redevelopment Master Plan. The parking demand from the West Wing will be presented at Monday's PEC hearing. Parking lot design A revised parking lot design has been completed. The primary assumptions, or parameters used in this re -design included the following: • Maintain the Town's use of 16 spaces within Lot 10 • Re -grading of the driveway and eastern portion of the parking lot (due to changes to the entry to the West Wing and ADA requirements • Accommodating deliver from large trucks • Addressing water quality considerations • Maximizing the number of parking spaces The sketch below depicts the design of the parking lot. Final design details are still in progress. While this plan is proposed as the "final" parking lot design to be completed as a part of the West Wing, two factors may necessitate further refinement to this design. These factors and a timeframe for if and when refinements may be necessary will be presented at Monday's meeting. Conceptual design of west parking lot. VVMC West Wing Conceptual Parking Plan VVMC West Wing Expansion CUP Review/PEC Hearing #2 Page 5 Interim Parking Plan The west parking lot is considered a final design. However, in essence it is an interim plan as changes to the west lot will be made upon completion of the East Wing. The final design of the west lot could also change if the Evergreen Lodge land exchange is completed. An overview of how parking will be managed during West Wing construction and following the completion of the East Wing will be presented at Monday's PEC meeting. West Wing Construction and Implications on West Meadow Drive Traffic In allowing the West Wing to proceed as the first sequence of construction in the overall redevelopment and expansion of VVMC, the Town Council established a standard or expectation that upon opening of the West Wing there not be an increase to traffic on West Meadow Drive. In order to accomplish this and to provide an improved patient/guest experience during the construction of the West Wing, VVMC is proposing to modify parking management of the west lot and the east parking structure. This change involves using the west lot for employee parking and using the east structure for patient and guest parking, a reversal of current operations. The modification will be discussed in greater detail at Monday's PEC meeting. VVMC West Wing Expansion CUP Review/PEC Hearing #2 Page 6 VVMC WEST WING EXPANSION Employee Housing Plan March 2, 2015 Introduction Expansion plans proposed by the Vail Valley Medical Center Master Plan will create new employee generation. Chapter 23, Commercial Linkage of the Town Code requires redevelopment projects to provide mitigation for net new employees in accordance with Employee Generation rates found in Chapter 23. These employee generation rates do not, however, address hospitals, medical centers, clinics or other uses similar to VVMC. In such cases the ordinance stipulates that the "the administrator shall determine the applicable employee generation rate by consulting the town's current nexus study'. In accordance with section 12-23-2 B., the purpose of this report is to "provide competent evidence and information regarding the anticipated employee generation of the redevelopment". Specifically, this report includes the following: • Summary of two underlying factors relative to the expansion of VVMC that will influence employee generation, • Baseline inventory of existing uses and employees for all VVMC departments and all other organizations that operate at the campus, • Evaluation of specific expansion (and/or contraction or relocation) plans for each department and organization within the West Wing and how these plans impact employee generation, and • Summary of required employee mitigation and how mitigation will be provided for the West Wing expansion. A subsequent report will be provided with the CUP application for the East Wing portion of the VVMC redevelopment that will address employee generation from the East Wing and all other elements of the project. Background While considered one of the world's most advanced mountain -community hospitals, VVMC's infrastructure is due for modernization. Facilities are at an age, condition and size where they must be modernized to meet the challenges of modern medicine and to ensure that facilities provide VVMC staff with the resources necessary to provide the utmost in quality health care. The VVMC Master Plan involves the addition of just over 90,000 square feet of floor area. This VVMC West Wing CUP Employee Housing Report Page 1 addition will bring the total square footage of the campus to approximately 300,000 square feet. The VVMC Master Plan is not, however, a case of pursuing expansion simply to be larger. To the contrary, this expansion is primarily necessary to bring the size and quality of existing facilities up to current medical standards. During an internal planning process prior to presenting the Master Plan to the Town, medical center staff and consultants evaluated all existing facilities relative to current operations and how these facilities compared to industry standards. Based on this evaluation it was found that the following hospital departments were deficient in size (square footage): • Emergency Department - 140% • Imaging - 78% • Patient Care Unit (hospital beds) - 53% • VVMC Surgery - 32% • VVSC Surgery - 30% • Cardiopulmonary - 75% • Howard Head PT/OT - 40% • Steadman/SPRI - 83% • Vail Summit Ortho - 167% • Materials Management - 87% • Sterile Processing Department - 39% These deficiencies are significant and these statistics tell a compelling story with respect to the current size of VVMC departments and other organizations that operate at the Vail campus. Specifically that today, these and other departments warrant significant increases in square footage. These increases are necessary to satisfy current needs and to bring facilities up to contemporary standards. When implemented, VVMC expansion will improve a multitude of aspects related to patient care, and with only a few exceptions will not drive increased business or activity, nor will they generate a significant amount of new employee generation. At a national level medical advances have resulted in shorter hospital stays and more out- patient procedures that require no hospital stays what so ever. VVMC has observed these same trends. In addition, facilities like the Surgery Center in Edwards and urgent care facilities throughout the Valley have shifted patient activity away from the Vail Campus. The result of this is that overall patient activity at VVMC over the past seven years has decreased. Since 1998 VVMC has seen declines in admissions, births, total patient days, emergency room visits VVMC West Wing CUP Employee Housing Report Page 2 and surgeries. These trends further support the premise that expansion to the campus is necessary to improve the quality of patient care and not to foster more "business". The underlying purpose of expanding VVMC is "de -compression", enlarging and improving facilities to provide VVMC staff with the resources necessary to offer quality medical care. While there are some exceptions, most VVMC departments are not expected to see increases in activity from this redevelopment. By way of example, more than doubling the size of the Emergency Department will not increase the number of emergencies treated at VVMC, but it will improve the quality of care, patient privacy and other considerations. Doubling the size of the Sterile Processing Department will not result in an increase to the number of surgeries performed at VVMC, but it will improve the efficiencies of staff operations. These two factors are foundational in evaluating information below regarding employee generation from the West Wing expansion. Existing Conditions A baseline inventory of existing employees has been prepared in order to understand the overall employee situation at VVMC. This inventory includes employees from all VVMC departments that work at the Vail campus. A number of independent organizations also operate at VVMC. Examples of these include The Steadman Clinic, Colorado Mountain Medical, Mountain Surgical Associates and Vail Summit Orthopedics. Employees from these organizations are also included in this inventory. In most cases the square footage of space utilized by each department or organization is also provided. In some cases, however, due to the nature of how departments are organized and how square footage is utilized, it is not feasible to provide square footage allocations specific to all existing uses. Employee numbers are presented two ways —the total number of employees that work for any given department or organization and the typical number of employees on duty during the day shift for each department or organization. This distinction is relevant for departments that have 24/7 employee coverage. Examples of departments with "shift work" include the Emergency Department and Patient Care/Intensive Care units. VVMC employees 436 people who work at the Vail Campus. Other organizations employ a total of 234 people, resulting in a total of 670 employees. On a typical weekday VVMC employees on campus total 395 and other organizations employees total 173, resulting in 568 total employees on a typical work day. The difference between total employees and typical day shift employees is due to the number of departments that operate shifts 24/7. VVMC West Wing CUP Employee Housing Report Page 3 A spread sheet of the employee inventory is provided at the end of this report. Employee Generation The following is a summary of how each department and organization in the existing West Wing will be affected by the West Wing expansion. This summary addresses changes to location, square footage and operations of each use and how this will influence employee generation. A number of uses will change with the West Wing expansion — existing uses will be relocated elsewhere on campus, new uses will be introduced, some uses will get smaller and other uses will get larger. As described below, each use is unique with respect to if or how it will experience increased employee generation. Existing and proposed West Wing floor plans depicting the changes described above and a spread sheet summarizes uses, employees and square footage in the West Wing are found at the end of this report. Basement Level Existing uses in the basement level include food service/cafeteria, a small office for Facilities Management and mechanical/back of the house spaces. The main changes at the Basement Level include: • The food service/cafeteria will remain virtually unchanged and no employee increases are planned. • Mechanical and other back of house functions will remain. • The Facilities Management office will be removed (relocated to East Wing 2019) • 3,230sf of meeting room space for VVMC staff will be created. With construction of this new meeting room approximately 2,000sf of meeting room space in the East Wing will be removed, resulting in a net gain of just 1,200sf of meeting room space. Impact on new Employee Generation: Changes to the basement level will result in no new generation of employees. Level 1 A variety of uses on Level 1 include the retail pharmacy, gift shop, MRI office, Howard Head Sports Medicine (HHSM) and Colorado Mountain Medical (CMM). The main changes on Level 1 and how they affect uses, square footage and/or employees include: • The retail pharmacy and gift shop will be expanded slightly, but will have no increase to employees (note, these uses are relocated to the East Wing in 2019). • HHSM will be expanded by 3,342sf. While a significant amount of square footage, this expansion will result in only a nominal increase to patient treatment areas (from 28 to 30). The bulk of new square footage is to improve patient care by increasing the size of VVMC West Wing CUP Employee Housing Report Page 4 patient treatment areas and by increasing areas for patient exercise (and apparatus). An increase of two employees is planned for HHSM. • CMM will be relocated to the US Bank Building, meaning CMM employees and patient traffic from 16 exam rooms will be removed from the West Wing. • SPRI will utilize the former CMM space and have 5,772sf on Level 1. SPRI will also have space on new Level 4. Employee generation from the expansion of SPRI's space is discussed below on page 4. Impact on new Employee Generation: Changes to Level 1 will result in the generation of 2 new employees from the expansion of HHSM. The new SPRI space will generate new employees, this generation is discussed below. Level 2 The primary use on the second floor is patient care, or hospital beds. Both the Primary Care Unit (PCU) and Intensive Care Unit (ICU) are located on this level and expansion of the West Wing will add a total of 2,487 square feet to Level 2. Of this additional square footage, 1,630 square feet is dedicated to a new Cath Lab. The balance of new square footage will provide space to enhance other aspects of patient care. The main changes on Level 2 and how they affect uses, square footage and/or employees include: • New square footage will be utilized in the conversion of a number of double -bed rooms to single -bed rooms, this change will having no impact on employees. • Four hospital beds will be eliminated (reducing the hospitals total bed count from 58 to 54), resulting in a nominal reduction in employees needed to service hospital beds. • The ICU will be relocated and enlarged, however the number of ICU beds will remain unchanged (4), having no impact on employees. • The new Cath Lab will generate the need for 3 new employees. Impact on new Employee Generation: Changes to Level 2 will result in the generation of 3 new employees from the development of the new Cath Lab. Level 3 Existing uses on Level 3 include the Surgical Suites and The Steadman Clinic. The Steadman Clinic's 6,502 square feet of space will be relocated to the new 4t" Level and with the completion of the West Wing expansion Level 3 will be devoted entirely to the Surgical Suites. Total square footage on Level 3 increases from 16,344sf to 21,780sf, an increase of 5,436sf. VVMC West Wing CUP Employee Housing Report Page 5 The main changes on Level 3 and how they affect uses, square footage and/or employees include: • There will be no increase to the four existing operating rooms. This is significant because the number of operating rooms is the main driver in patient activity and employees. • The majority of new square footage on Level 3 (3,925sf) will be used to relocate the Sterile Processing Department (SPD) to the West Wing from two areas of the East Wing. The new SPD will be located adjacent to the Surgical Suites (a much improved location) and will increase is size by roughly 40%. There will be no increase to SPD employees (note that the space needs study described above concluded that the existing SPD is deficient in size by 39%). • 8,013sf will be added to the Surgical Suites. The bulk of this square footage will be used to significantly increase the size and privacy of pre-op and post-op areas. Significant enhancements will also be made to support space within the Suites. Examples of these spaces include waiting areas, staff showers and lockers, staff lounge, offices, consultation rooms and storage. With no increases to the number of operating rooms, these enhancements will have no impact on employee generation. Expansion of Level 3 is an excellent example of de -compression. Impact on new Employee Generation: Changes to Level 3 will result in no new generation of employees. Level 4 Level 4 is a new level and will provide 17,165sf of space for The Steadman Clinic and 7,278sf for SPRI. With 5,772sf on Level 1, SPRI will have a total of 13,050sf of space. At the completion of the West Wing, The Steadman Clinic will vacate 8,401sf (on the 3rd and 2nd levels) and SPRI will vacate 8,828sf (on the basement and 1s' levels). As a result, the net increase of new square footage for these organizations is 8,764sf for The Steadman Clinic and 4,222sf for SPRI. The Steadman Clinic currently operates out of five offices located throughout the Vail campus. The new 4t" level will consolidate two of these offices (an MRI on the main level of the hospital, an administrative office and a small clinic in the US Bank Building will remain). New space on Level 4 will provide additional space for the Clinic, however much of the new square footage will involve de -compression of existing uses or providing new space for uses not currently provided for by existing facilities. The main changes to The Steadman Clinic on Level 4 and how they affect uses, square footage and/or employees include: VVMC West Wing CUP Employee Housing Report Page 6 • Increased square footage will provide new space for many functions that are not currently provided (or adequately provided) by existing space. Examples of these uses include offices for all physicians and other staff members, space for athletic trainers, PRP room, MDV rooms and a dedicated IT room. • The Clinic currently operates with 30 exam rooms. 36 exam rooms are proposed on Level 4. These rooms alone account for 5,210sf and reflect a significant increase when compared to the size of existing exam rooms. • The Steadman Clinic expects that the new West Wing will give them the flexibility to add 2 physicians to their practice. On average each physician will have 4 support employees, resulting in up to 10 additional employees. The existing number of support employees (billing, scheduling, etc.) can accommodate these additional physicians. SPRI currently operates in under -sized facilities lacking in many basic elements necessary for the organization's operation. While new space is designed to accommodate new programs, the bulk of new square footage for SPRI will address existing space deficiencies. The main changes to SPRI on Levels 1 and 4 and how they affect uses, square footage and/or employees include: • Increased square footage will provide new space for many functions that are not currently provided by existing space. Examples of these uses include meeting rooms for educational programs and other uses, staff lockers, rest rooms, bio -hazards, IT, and offices for staff and researchers. These predominantly "back of the house" uses will not contribute to new employee generation. • Increased square footage will decompress a number of existing uses, including but not limited to bio skills, clinic research, bio -motion and surgical labs, bio -mechanical research and machine shop. Increased space for these uses address the existing space deficiencies outlined above. • Improved and enlarged work stations will be created for staff, along with enhanced and more controlled circulation patterns and reception/lobby areas. • SPRI plans to expand research efforts to include regenerative medicine. Increased square footage will allow this to happen. Employee growth from this expansion would include one lead researcher and five support staff, or six new employees. Impact on new Employee Generation: Changes to the SPRI space on Level 4 (and Level 1) will result in the generation of 6 new employees. Changes to The Steadman Clinic on Level 4 will result in the generation of 10 new employees. VVMC West Wing CUP Employee Housing Report Page 7 Employee Mitigation Employee Generation from West Wing Based on the analysis above, 21 new employees will be generated from the West Wing expansion. These employees are a result of the following: 6 employees at SPRI - addition of new regenerative medicine research program 10 employees at The Steadman Clinic — two new physicians and support staff 3 employees at Cath Lab — staff to support new facility 2 employees at HHSM — addition of therapists Method of Mitigation Employee housing mitigation is to be provided by payment cash -in -lieu based on current cash in lieu rates. 50% On-site Requirement Section 12-23-6 of Chapter 23 stipulates that in cases where employee generation exceeds 1.25 employees, 50% of required mitigation must be provided on-site, provided however that at the sole discretion of the applicable governing body, "an exception may be granted based upon one of the following findings". Based on the response to findings below, a request for an exception to the on-site requirement is proposed. a. Implementation of the on-site unit mitigation method would be contrary to the intent and purpose of the applicable zone district. Response N/A b. Implementation of the on-site unit mitigation method would be contrary to the goals of the applicable elements of the Vail comprehensive plan and the town's development objectives. Response A waiver to the on-site requirement is consistent with the VVMC Master Plan. This plan states that 'for two reasons all required employee housing will be provided off-site." These reasons include: • VVMC is an intensive, institutional land use. Introducing a residential land use on the site would not be compatible with the primary purpose of the site, which is to accommodate a hospital and relate medical uses. • VVMC has very limited land area. The primary purpose of this site is to accommodate the medical center's existing needs as well as to retain opportunities for future expansion to the medical center. Introducing residential VVMC West Wing CUP Employee Housing Report Page 8 land use would conflict with the intended use of the site, limit future expansion opportunities and not be consistent with the town's comprehensive plan. c. Exceptional or extraordinary circumstances or conditions apply to the site that prevents the implementation of the on-site unit mitigation method. Response VVMC is a unique land use and an "extraordinary circumstance". With VVMC's limited land area, introducing housing to the site would compete with the need to accommodate medical uses (now and in the future) and in doing so conflict with the Town's goal for this site to be used for medical purposes. In essence, any portion of the site that was to be used for housing would result in less site area available for future medical uses. This situation is exacerbated by existing covenant restrictions that limit VVMC's future expansion potential. d. The method of mitigation proposed better achieves the intent and purpose of this chapter and general and specific purposes of this title than the on-site mitigation unit method. Response Addressing employee impacts with off-site mitigation provides a more workable solution for addressing not only the goals of the housing regulations, but also the town's master plan goals for VVMC. VVMC West Wing CUP Employee Housing Report Page 9 VVMCTotal Employees-Existing Baseline Condition 3/1/2015 Typical Peak Total Location of Emp Appx Existing SF DEPARTMENT/ORGANIZATION Day Shift Emp Employees Work Place of Work Place VVMC Patient Care/Intensive Care 39 WW/1-2 16349 Cardiatric Area 7 CW/L1 2001 Specialty Clinic/Avanti 12 US Bank Bldg 1615 Womans and Children Center 11 CW/1-2 11135 Surgery Suites/Pre-op 46 WW/1-3 9842 Sterile Processing 12 EWJ 2731 Mtn Surgical Assoc./Trauma 14 EW/1-2, US Bank 2532 Emergency Department 12 CW/L1 5503 Hospitalists - Ped and Adult 6 EW/1-1, WW/1-2 130 Lab 9 EWJL1, CWJLZ 2918 Rad, CTS, MRI 14 WWAL1 5515 Gift Shop 3 WW/L1 528 Retail Pharmacy 6 WW/L1 912 Hospital Pharmacy 8 EW/L1 1267 Howard Head Sports Medicine 33 WW/L1, US Bank Bldg 7301 Vail Valley Surgery Center 38 CWJL2 11160 Social Services 2 Health Info Systems 2 Patient Relations 5 WW/L1 390 SHC, MSOff, UtilRev, QRMgmt, PtRel 17 US Bank Bldg 1047 Cafeteria/Nuitrition 18 WW/Bmt 4163 Facilities Management 8 WWJBmt, ? 727 Valet/Parking Lot/Concierge 7 WW/L1 Security 3 CW/L1 100 House Keeping 9 EW/BMT 1502 IT, Comp., PatFinS 25 EW/Bmt, WWBmt, USB 3359 Admissions 13 CW/L1 589 Ad mistration 10 EW/1-2 3208 Material Management 3 EW/1-1 909 HR/Property Mgmt 3 EW/L1 and L2, USB 1131 395 436 98564 Other Organizations VV EM Phy 3 3 Apollo 10 17 CW/1-2, WWL3 791 CMM 17 20 WW/L1 4216 The Steadman Clinic 98 114 WW/L1/3, CW/1-2, USB 12903 Vail Summit Orthopeadic 10 40 US Bank Bldg 2844 SPRI 32 35 CW/1-1, EW/Bmt, EW/L1 8828 Ambulance District 31 5 Separate Bldg 3828 1731 2341 33410 VVMC West Wing CUP Employee Housing Report Page 10 VVMC West Wing CUP Employee Housing Report Page 11 C V S ro ^ r - - - IL a _ — - tj c 4 CL 77, 02 a L7 r 26 E VVMC West Wing CUP Employee Housing Report Page 11 9 N O co 5 rod � rgi o� rr S�ff � I W y z w� - J a �o N O co 9 I`,- >,H� t0 b! 1 - lI �I �- n 7 17 14 1 ✓` rn rn m r, 0 Nolmr,00 N !ri rl t\ Qn E O N � d � 4! 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U cJ 16. +J `, CZ O Z M M(D H m> c� v u � U O O :64 N 0 v O � cid+ O O � p bA O aJ .-,o Ou ° `a . ° a) w0 U v v u v vh u as "O > 4 i1,v ., cn CZ W p a4 - O pr p (u C) p sa C3 N > Ov Q" 44 a.+ v v b0 cis vOi O v+ cz .� U u U v O -° v 0 ici C).N r w O O Cl cz °' a o O W v rl t4 X° CU p cC cd L" QcC N O� U b0 p v 30 F" W �, w ;.. +' v u -j Q" o cd cu ° v Q cz v s� O U O p O tl. x �, H w O a, ., F I ® ® m LA I I f I p I f I W I I I ` a 7 v o v 3 v ° � a .� o o C.7 0 � U v v v T�1 w I � p., Q) � �: ucz u � v v � cz on Q as 00) cu v 3 �m c (U v vw 0 •+ m � (U •� 0 3 v cut acv a`� � � a,�°'"� v v v � v T�1 cz p., (2) ucz � v v � cz on Q as CU � � v v 3 �m c (U 14� 0 Warren Campbell From: Vail Homeowners Association <vha@vail.net> Sent: Monday, March 02, 2015 4:04 PM To: Warren Campbell Subject: VVMC West Wing Expansion Underway - VHA Recommends Changes to Master Plan to Preserve Neighborhood's Character VAIL HOMEOWNERS ASSOCIATION View of the Proposed WMC West Wing Expansion on West Meadow Drive Proposed VVMC West Wing Expansion Underway 03/02/15 To: Warren Campbell ----------------------------------------------------------------------------------------------------------------------------------------- This message is intended to be CONFIDENTIAL and may contain PRIVILEGED COMMUNICATIONS. The information contained in this message is confidential and intended only for the use of the individual or entity named above, and may be privileged. Any unauthorized review, use, disclosure, or distribution is prohibited. If you are not the intended recipient, please reply to the sender immediately, stating that you have received the message in error, then please delete this e-mail. Thank you. The Proposed VVMC West Wing Expansion is Underway: The anticipated West Wing expansion of the Vail Valley Medical Center (VVMC) has begun moving through the approval process with the presentation to the Vail Planning and Environmental Commission (PEC) of a zoning proposal to allow this phase of the redevelopment to proceed. This is step one of the expansion of the overall VVMC campus, even though the Master Plan for the area is still under review by the Town Council. The VVMC plans to begin construction of this phase of the expansion in the summer of 2015 with completion scheduled for 2017. This specific part of the expansion, shown above, would build southward toward Meadow Drive. E XISIT NG W ESi` W4+ING EXISTING r-ENTRAL !' Ir WI NG ip dbk w EVISTINf�_ BUIL rMKL, LINE .. 4 OLITIIDOORDIril COLIRT'W/SYCREEN W_'..1 ..! Inti.=°,' .. NTERJSFATIN WALL & LANI)SCAPING POTENTIAL SCULPTURE .. _._w. EXISTING BUILDING LIFE --—————— — — — — —— _ -:I. _ NEW SOUTH EXPANSION EXISITN G SIDEWALK & LANDSCAPING Expansion conflict shown with preserving landscape and mature trees that harmonize VVMC buildings with the adjoining street and neighborhood. As can be seen from the following renderings, the proposed design would substantially increase the mass of the overall building by adding a fourth floor on the west wing, which is a cause for concern. J�+-�q� — Y _ J�+-�q� — Proposed West Wing Expansion Existing Central Wing Proposed East Wing VVMC Unifying Architectural Design Concept As Viewed from West Meadow Drive Below are photos of the present structure as compared with the proposed redevelop ment: Existing Landscape and Architecture of West Wing Above Proposed Expansion of West Wing With a new entrance proposed on the South Frontage Road, the West Wing would become the back side of the VVMC complex. The proposed design would, however, make West Meadow Drive more "commercialized" by pushing out toward the edge of the street and eliminating existing landscaping which currently makes the existing West Wing more compatible with the West Meadow Drive residential neighborhood. Proposed West Wing bump -out infringes on landscaped area necessary to retain compatibility with adjoining residential neighborhood. Views of existing and proposed (below) expansion of the VVMC West Wing surface parking lot to be included in redevelopment of Evergreen Hotel. The Vail PEC has just held its first public discussion of a zoning proposal to allow this project to go forward. While the Vail Homeowners Association supports the expansion of the Medical Center, it believes that it should be done in a way that is responsible and in keeping with the overall qualities of the existing neighborhood. As presently proposed, there are several aspects of the development that could be substantially improved. The proposed West Wing expansion building would move the building to within 3.5 feet of the property line creating a wall effect four stories high. While a fourth floor would not necessarily render the design objectionable, the VHA believes that the expansion should be compatible and harmonized with the present buildings and the overall aesthetics of the neighborhood. Unfortunately the present plans would eliminate significant landscaping - a number of large, mature trees - that serve to integrate the VVMC into the surrounding neighborhood. The VHA recommends that any zoning approval should be conditioned upon maintaining the present Meadow Drive setbacks and landscaping or even increase the landscaping to soften the industrial nature of the building and make it more compatible with the established characteristics of this section of West Meadow Drive. The VHA also recommends that the design of the West Wing should be harmonized with the existing structure so that there is a unifying theme in the overall structure as opposed to the hodgepodge of styles that has evolved on the medical center's campus over the past 45 years. The unifying design theme is a recommendation of the proposed VVMC Master Plan. Extend Snow Melt System for West Meadow Dr TOV Pedestrian Route: Participants at the PEC hearing recommended the need to include VVMC in the Town of Vail's (TOV) snow melt system serving the pedestrian walkway on the north side of West Meadow Drive. With increasing frequency, clients of the VVMC regularly use the West Meadow Drive public pedestrian walkways for rehabilitation therapy. The number of pedestrians on West Meadow Drive public walkways traversing between Vail Village and Lionshead commercial centers has greatly increased in recent years as well. The Vail Homeowners Association notes that the Town of Vail is exponentially increasing the urban density of the West Meadow Drive neighborhood to the degree that it is now on par with major new redevelopments in Vail Village and Lionshead. Yet, the Town has not committed to provide the same level of public improvements such as providing snow -melted pedestrian walkways as it has already installed throughout the Vail Village and Lionshead neighborhoods. Mechanical Equipment Noise: The West Wing expansion provides for the relocation of exterior ground level mechanical building ventilation equipment on West Meadow Drive. The noise from this equipment has, for years, been a major source of irritation and complaint from adjacent residents and passersby. The mechanical equipment issue is an example of the lack of foresight and coordinated design of the existing VVMC complex. The offending mechanical equipment was installed after the completion of the West Wing due to a lack of forethought on the part of ventilation engineers. The neighborhood and Homeowners Association places a high priority on ensuring, in the VVMC master plan, that similar oversights do not occur in the future development of the VVMC facilities. Crutching on Nonsnow-melted West Meadow Drive TOV Walkway The VVMC Central Wing and West Meadow Drive Streetscape illustrates how trees and landscape have been used to harmonize the existing West Wing with the residential neighborhood. Design is Critical to Maintain Compatibility: The VVMC West Wing Expansion eliminates large trees which have served to harmonize 6 the medical buildings with the adjacent residential neighborhood. Changes are being requested to soften the institutional appearance of the proposal in an effort to restore a higher degree of aesthetic compatibility with the adjoining West Meadow Drive tourism circulation corridor and residential neighborhood. The correct design, scale and appearance of new development along West Meadow Drive is essential in maintaining a high standard of guest and residential experience in this important link between the Town's two commercial tourism centers. Urbanizing the West Meadow Drive Neighborhood: The proposed VVMC/Evergreen Hotel land swap and subsequent redevelopment of the Evergreen Hotel would eliminate the large surface parking currently used by VVMC by conveying it to the Evergreen Hotel. In return, VVMC would receive hotel land fronting on the South Frontage Road, which allows all VVMC traffic to enter its campus from the frontage road. A change to the Evergreen Hotel zoning, based upon the land exchange with VVMC, is to be heard by the PEC on March 9th. The PEC is considering tabling the hearing until April 13th since involved parties are continuing discussions regarding the proposed land exchange. The parking lot would be replaced with a new hotel building being suggested by development interests as being larger than the Solaris complex in Vail Village. Future phases of the medical center could be of a similar size as shown below. The Vail Homeowners Association believes that priority must be given to continuing the practice, begun with the new Four Seasons Hotel, of stepping down the height of structures built along the north side of West Meadow Drive so that views to the mountains beyond are preserved. Shown is VVMC density potential resulting from land exchange with the Evergreen Hotel. Quick Links Special Events Calendar Local Media Links Visit VHA Website What's on Your Mind? Send Your Comments Contact the Editor View Our Newsletter Archives VHA Newsletter Reprint Policy VHA Collaborative Consensus Guidelines Production Credits Content Editors: Larry Stewart, Gail Galvin Ellis, PsyD Copy Editing & Distribution: Elizabeth Bailey, General Partner Books Plus books_plus more@msn.com Copyright (0 2015 Vail Homeowners Association All Rights Reserved www.vailhomeowners.com Forward this email �F*4Jna ul�su This email was sent to wcampbell@vailgov.com by vha0)vail.net Rapid removal with SafeUnsubscribeTM Privacy Policy. C&Btadcarfi2a, 11 !ry -t F( tU tr: d.o Vail Homeowners Association P. O. Box 238 Vail CO 81658-0238 Warren Campbell From: George Ruther Sent: Wednesday, March 04, 2015 8:13 AM To: Warren Campbell; Council Dist List Subject: Fwd: Ramifications of VVHA expansion See the attached letter regarding VVMC master plan. This will be entered into the public record for the meeting on the 17th. Thanks, George Ruther, AICP Director of Community Development Town of Vail (970) 376-2675 Sent from my iPad Begin forwarded message: From: Kathie Dudzinski <bikeski2mac.com> Date: March 3, 2015 at 4:18:32 PM MST To: " gruther2vailgov.com" <gruther2vailgov.com> Cc: Jim Lamont <vvhagvail.net>, Jim Lamont & Joan Norris <jflamontgvail.net>, "Dr. Roger & April Steinert" <roger2drsteinert.com>, " emily.tamberino2vvmc.com" <emily.tamberinogvvmc.com>, VVMC News <buildgvvmc.com> Subject: Ramifications of WHA expansion To Town of Vail, Vail Homeowners Association Skaal Hus I Condominium Association To all concerned: We have reviewed emails from VVMC, the recent VHA email and the included PEC meeting minutes re the mass, height and property line so close to W Meadow Dr. Not much was emphasized regarding the expansion to the south of the East Wing trying to make room for an indoor turn around for a 30' truck. It makes no sense to have loading and delivery on the south side of the building. As we have many times stated in writing, we remain adamantly against commercial traffic on West Meadow Dr. which is THE only pedestrian/ bicycle link between Vail Village and Lionshead. We agree also that a high building without separation via landscape would be overpowering to the average pedestrian, but the proximity of the sidewalk to ice overhangs would make its use treacherous. (It would make walking hazardous even with heated sidewalks or even without crutches!) Please add our voices to those who have already discussed these concerns. Kathie and Paul Dudzinski Skaal Hus 94 141 W. Meadow Drive Ad Name: 10968160A 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 2/20/2015 and that the last publication of said notice was dated 2/20/2015 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 02/23/2015. 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 02/23/2015. � 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 March 9, 2015 at 1:00 pm in the Town of Vail Municipal Building. A request for a final review of a major exterior al- teration or modification, pursuant to Section 12-7H-7, Major Exterior Alterations or Modifica- tions, Vail Town Code, to allow for a change to the approved mix of residential unit types, and a re- quest for final review of an amended conditional use permit, pursuant to Section 12-7H-3, Permit- ted and Conditional Uses: First Floor or Street Lev- ee, Section 12-7H-4, Permitted and Conditional Us- es; Second Floor and Above, Vail Town Code, to allow for a reduction in the number of timeshare units, located at 705 West Lonshead Circle/Lot 1, Strata Vail, and setting forth details in regard thereto. (PEC150006, PEC150007) Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group Planner: Warren Campbell 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 February 20, 2015 in the Vail Daily. (10968160) Ad Name: 11007342A Customer: TOWN OF VAIL/PLAN DEPT/COMM Your account number is- 1OP2P 33 PLANNING AND ENVIRONMENTAL COMMISSION 1:00pm March 9, COUNCIL TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75S. Frontage Road - Vail, Colorado, 81657 Vail Daily MEMBERS PRESENT MEMBERS ABSENT PROOF OF PUBLICATION STATE OF COLORADO } 1 ss i COUNTY OF EAGLE } I, Don Rogers, do solemnly swear that I am a qualified representative ofthe Vail Daily. That the same Daily newspaper Site Visit: None 25 minutes 1.A request fora final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Major Exterior Alterations or Modifica- tions, Vail Town Code, to allow for a change to the approved mix of residential unit types, and a re - quest for final review of an amended conditional use permit, pursuant to Section 12-7H-3, Permit - ted and Conditional Uses: First Floor or Street Lev- el, Section 12-7H-4, Permitted and Conditional Us - es; Second Floor and Above, Vail Town Code, to allow for a reduction in the number of timeshare units, located at 705 West Lionshead Circle/Lot 1, Strata Vail, and setting forth details in regard thereto. (PEC150006, PEC150007) Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group Planner: Warren Campbell printed, in whole or in part and published in the County of Ea le State of Colorado and has a eneral circulation g , , g therein; that said newspaper has been published continuously ed uninterruptedly in said County of Eagle for a period of more than fifty-two consecutive weeks next prior to the first Ubllcatlon of the annexed legal notice or advertisement and P g that said newspaper has published the requested legal notice and advertisement as requested. ACTION: MOTION: SE OND:VOTE: 90 minutes 2.A request for final review of an amendment to a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, for an existing healthcare facility, amending the develop- ment plan to allow for an additional floor plate on the west wing, located at 181 West Meadow Drive and 108 South Frontage Road West (Vail Valley Medical Center)/Lots E, F, and 10 Vail Village Fil- ing 2, Lot 2E, Block 1, Vail Lionshead Filing 1 and Lot D-2, A Resubdivision of Lot D, Vail Village Fil- ing 2 (PEPEC1 Applicant: Vail Valley Medical Center, represented by Braun Associates Planner: Warren Campbell 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 dailynewspaper for the period of I h 1�er h consecutive insertions; and that the first publication of said ACTION: MOTION: SECOND: VOTE: CONDITION(S): 3.A request for a recommendation to the Vail Town Council for an amendment to the Lionshead Rede- velopment Master Plan, pursuant to Sectionn2.82.8,, 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: Table to April 13, 2015 MOTION:SECOND:VOTE: notice was in the issue of said newspaper dated 3/6/2015 and 4.Approval of February 23, 2015 minutes MOTION: SECOND: VOTE: that the last publication of said notice was dated 3/6/2015 in 5.Information Update the issue of said newspaper. 6.Adjournment MOTION: SECOND: VOTE: In witness whereof I have here unto set m hand this da y y, 03/06/2015. General Maner/Publisher/Editor g Vail Dail y The applications and information about the propos- are available for public inspection during - lar lar office hours at the Town of Vail Communityy DeDe- velopment Department, 75 South Frontage Road. The public is invited to attend the project orienta- tion and the site visits that precede the public hearing in the Town of Vail Community Develop- ment 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. Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 03/06/2015. Community Development Department Published March 6, 2015 in the Vail Daily. (1107342) � 2m.&& 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