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HomeMy WebLinkAbout2015-0928 PECPLANNING AND ENVIRONMENTAL COMMISSION
TOWN OF VAI I L September 28, 2015, 1:00 PM
Vail Town Council Chambers
75 S. Frontage Road - Vail, Colorado, 81657
Call to Order
Present: Brian Gillette, Henry Pratt, Dick Cleveland, Kirk Hansen, John Ryan Lockman
Absent: Webb Martin, John Rediker
2. A request for review of a conditional use permit, pursuant to Section 12-6C-3, Conditional
Uses and Section 12-14-18, Bed and Breakfast Operations, Vail Town Code, to allow for the
use of short term lodging (Bed and Breakfast) located at 2395 Bald Mountain Road/Lot 23,
Block 2, Vail Village Filing 13, and setting forth details in regard thereto. (PEC150029) - 30
min.
Applicant: Stephen Connolly
Planner: George Ruther
Action: Approve with Conditions
Motion: Cleveland Second: Gillette Vote: 5-0 (Martin, Rediker absent)
Conditions:
1. Applicant shall at all times abide by the regulations of Section 12-14-18, Bed and Breakfast
Operations, of the Vail Town Code.
2. Only one bedroom in the residence may be used for the bed and breakfast operation.
3. A minimum of two parking spaces shall be maintained on the property at all times.
4. Applicant shall at all times abide by the Conditional Use Permits regulations, Chapter 16,
Title 12 of the Vail Town Code.
5. No exterior changes or alterations are approved with this permit.
6. It shall be unlawful for a bed and breakfast operation to do business without a conditional
use permit from the planning and environmental commission after June 12, 1990, or to
operate in violation of any of the provisions of this code.
7. Any bed and breakfast operation which is discontinued for a period of twelve (12) months,
regardless of any intent to resume operation of use, shall not be resumed thereafter, and
any future use of the site or structures thereon shall conform to the provisions of this title.
George Ruther, Director of Community Development gave a brief presentation on the Staff
memorandum. Staff is recommending approval with conditions.
Commissioner Pratt inquired about the GIS map included in the packet as the property outlined
shows only one driveway for the duplex. Is this a shared driveway? The vicinity map included
in the packet indicates the incorrect property and staff provided corrected information.
Stephen Connolly, applicant, responded that there are two driveways as represented on
Google maps.
Commissioner Gillette asked why the Conditional Use Permit was limited to one bedroom. Is
there not enough parking for additional use?
Director Ruther responded that the Permit is based on the request of the applicant and staff is
supporting the request for one bedroom. Ruther clarified that if the applicant chooses to
change that in the future, staff can handle that administratively.
Commissioner Lockman asked for clarification on the Conditional Use policy. Can anyone in
this zone district apply for this permit?
Director Ruther responded that most residents in residential zone districts could apply for this
type of approval. Because this is a conditional use permit it requires additional review to
ensure all conditions and requirements are being met, for example parking.
Commissioner Gillette agrees with staff recommendation and had no further questions.
Commissioner Cleveland stated the applicant has met the requirements of the application and
had no further questions.
Commissioner Hansen had no additional questions or comments.
Commissioner Lockman thanked staff for the policy clarification.
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) - 60 min.
Applicant: Evergreen Lodge at Vail, represented by Mauriello Planning Group
Planner: George Ruther
Action: Table to October 12, 2015
Motion: Cleveland Second: Hansen Vote: 5-0 (Martin, Rediker absent)
Commissioner Cleveland noted that he serves on the Board of Directors of VVMC and does
not believe that his service on the VVMC Board conflicts with this application and that it does
not create a conflict of interest.
George Ruther, Director of Community Development gave a brief presentation on the staff
memorandum. He reiterated the role of the master plan and of Chapters 4 & 5 of the plan as
they contain the goals of the overall study area as well as more specific recommendations for
individual parcels, respectively.
Dominic Mauriello representing the applicant clarified that the development potential is not
changing on the property as the zoning is already in place. Dominic continued the review of the
proposed amendments to the Lionshead Redevelopment Master Plan as outlined in the PEC
Packet.
Commissioner Gillette & Commissioner Cleveland reiterated their concern that these
modifications are too detailed for the purpose of the plan.
Dominic stated that he believed that the level of detail is the same as currently exists in the
plan today. Take into example the Ever Vail modifications that have been made.
Commissioner Cleveland stated that the description of the pedestrian pathway in 5.19.5 is too
detailed and belongs more within the application for a development plan. State the goal and
not the method to attain that goal.
Commissioner Gillette stated that the site specific plan could span to potential future
development if this does not move forward. As soon as you get site specific, it's too detailed.
Dominic agreed that some wording changes could be made to not be so specific with its detail
and have more conceptual ideas vs. finite design.
Director Ruther stated that from a staff perspective, the master plan does speak in more
specific terms to get something accomplished. Maybe we provide multiple examples of what is
being proposed so it doesn't appear that one design is being approved.
Commissioner Pratt stated that he believed that the critical issues are the pedestrian plan &
zero setbacks. More attention needs to be paid to zero set back issue. What is it and what
does it mean? What is the public benefit of zero set backs?
Dominic stated that all of the buildings on the properties meet setback requirements. It is
primarily landscaping & parking may be into setback.
Commissioner Cleveland concerned about wording in section 5.19.6. This description
presupposes that it will be allowed if it's in there. Change in wording from "necessary" to
"needed".
Commissioner Pratt asked Director Ruther if the Four Seasons loading & delivery area is
utilized as it was designed. Do we find someone backing out of this site?
Director Ruther stated that backing out is in violation of the town's ordinance and approval for
the project. However, drivers do back out occasionally.
Commissioner Gillette stated that all zero setbacks all have to be below grade. There should
be no added mass and scale within the set back.
Commissioner Cleveland recommended that a language change to zero setbacks may be
necessary and not state that they are necessary.
Dominic stated that this is how setbacks are addressed throughout the entire plan.
Director Ruther stated that there is a 30' utility easement that currently exists today along
South Frontage Road. Zoning allows for 10' set back around all sides unless described
differently within the LRMP. This really needs to be in the adopted plan.
Commissioner Gillette asked why architectural designs are mentioned in this section when it is
clearly stated in the Lionshead Design Guidelines.
Dominic stated that this gives clearer direction for the design. Stated a look to your neighbors
design is more appropriate. Context of the core of Lionshead is different than this location. We
are trying to meet the design of the area and not necessarily the core area.
Commissioner Hansen agrees with the language as a control tool.
Commissioner Pratt disagrees with this language and that the design must meet the design
guidelines as established. Feels the hospital believes they are above the guidelines and they
have received approval for an institutional development and I don't want to see more of these
types of buildings in this area. Would like to recommend some step down on the Frontage
Road side as you see on the Meadow Drive side.
Commissioner Cleveland asked if the Lionshead Redevelopment Master Plan already address
the height & step down requirements.
Director Ruther clarified that only in certain sites does it make these requirements clear.
Dominic stated that imposing requirements on this specific property when the step back was
not imposed on other properties would not be acceptable to the applicant.
Jim Lamont representing the Vail Village Homeowners Association would like to note that a
14th item has been added to the questions previously submitted for the town and applicant to
respond. He was not aware of the 30' setback from Frontage Road due to the easement.
Asked how you break up bulk and mass so there isn't another massive structure. Agrees with
comments made regarding zero set back. This is one of those situations where you won't see
the value until the development plan is put in front of you. Service & Delivery in the VVMC
Master Plan refers to shared use of the Evergreen Lodge loading & delivery and they would
like to see reciprocity to this agreement in this amendment.
Dominic stated that they are working with WMC on many aspects of this design but are
unsure if a shared loading & delivery is probable. They are currently located at two very
separate locations and sides of the property.
We don't really talk about shared delivery, we do talk about shared parking. We question the
need to provide the loading & delivery needs of a neighboring property. This land swap and
more access to frontage road does make loading & delivery better access
Commissioner Gillette does not agree with shared loading & delivery for a hospital and a hotel.
These two needs should not be happening on the same loading doc.
Jim Lamont clarified that when we say shared parking we don't mean replaced parking. A
clarification was also made that the Gateway & Sebastian share loading & delivery so multiple
uses can be accomplished. There should be a way to build a shared corridor or labyrinth below
the buildings.
Commissioner Lockman stated that he appreciates input from other board members in
reference to specificity of some of these recommendations. I also appreciate the applicants
desire and need to be specific. This is going to lay a framework for the development to be built.
The plan is shaping together very well.
Commissioner Hansen stated that what was covered in this section is something he is
comfortable with. Asked how & when is it appropriate to have a discussion lot 10 and how
open or restrictive the master plan needs to be for that parcel.
Commissioner Cleveland stated that generally he has made his comments known. Since he
was not at the last meeting, he wanted to go back to a few things he is concerned with:
preservation with accommodation units and that this complies with live bed policy and
accommodation unit policy.
Commissioner Gillette had no further comments.
Commissioner Pratt stated that they have all made their points pretty clear. If you look at the
site plan, the hospital is doing extensive of their bulk & mass on their site. Evergreen is in here
talking about tear down rebuild on their site with bulk & mass. Town of Vail is discussing this
on their site. We are losing opportunity to do this right and that a roundabout can only go in
one location. Commissioner Pratt felt that each applicant was looking at their needs
specifically instead of reaching out and having all potential developers come together to ensure
this plan comes together.
Dominic clarified that all parties are working together to find solutions that work well with
neighboring properties. We are coordinating and coming around to do our best. Maybe more
conversations can happen to address some of these concerns.
4. A request for final review of a Development Plan, pursuant to Section 12-61-11, Vail Town
Code, to allow for the future development of Employee Housing Units on the Chamonix parcel
located at 2310 Chamonix Road, Parcel B, Resubdivision of Tract D, Vail Das Schone Filing 1,
and setting forth details in regard thereto. (PEC150019) - 60 min.
Applicant: Town of Vail Community Development Department
Planner: George Ruther
Action: Table to October 12, 2015
Motion: Cleveland Second: Gillette Vote: 5-0 (Martin, Rediker absent)
George Ruther, Director of Community Development, made a presentation as per the staff
memorandum. Goal of this development plan is to receive approval and development will
proceed with a phased approach.
Commissioner Gillette stated he is concerned with the parking requirement, regardless of one
bedroom or not, most people need at least 2 parking spaces.
Director Ruther stated that we can get there, it's a matter of trade-offs and what the PEC
needs to address. If 2 spaces per unit are needed, we either have to increase the number of
parking spaces, change the unit count (density) and site coverage of the buildings and
decrease open/recreational space or we need to reduce the number of total units in the
complex. This is the question we run into for all employee housing developments. Determining
the total number of parking spaces to adequately park the project is always the question.
Commissioner Gillette stated that we need to develop the complex based on the number of
parking spaces, like was done for Lions Ridge, and that we may need to reduce density if
necessary to make that happen.
Commissioner Cleveland commented that residents don't complain about the lack of open
space, they complain about the inadequacy of available parking. It's a fact, parking is going to
drive how many units we can build so we don't continue to have complaints and meet the
future owner's expectations. We need to learn from our previous mistakes.
Commissioner Pratt stated that he believed that the multifamily facility was for more of an entry
level opportunity. We have to be able to provide the parking or its going to be a miserable
experience. Maybe a reduction in the number of 3 bedroom units in the multifamily facility
would be a solution. Lower density tends to have less parking issues than the higher density
areas.
Commissioner Cleveland stated that he felt that an outcome similar to Option E is the best
alternative so we keep 3 bedrooms in the mix.
Commissioner Gillette felt that there needs to be an Option F. This would remove 3 bedroom
options from the Multi -Family altogehter. The reality is there needs to be 2.7 parking spaces
per unit and not 1.8.
Commissioner Lockman agreed that the market is looking for parking.
Director Ruther stated that we need to recognize when tradeoffs are required. The adequacy
of available parking is going to drive the density of this project. A summary of the
commission's recommendation is to provide 2 parking spaces per dwelling unit minimum plus
guest parking to achieve the 2.7 spaces per unit. Increase parking for 1 bedroom unit to 2
spaces.
Commissioner Hansen asked for clarification of the phased development. Is the current
thinking to phase or not to phase or not likely to be necessary?
Director Ruther stated that it is anticipated that this development will be phased over time. We
need to mitigate risk. There are many ways the Town can mitigate risk in the development of
this project.
5. Approval of Minutes
September 14, 2015 PEC
Motion: Hansen
Cleveland abstained)
6. Informational Update
7. Adjournment
Motion: Cleveland
Results
Second: Gillette Vote: 4-0-1 (Martin, Rediker absent,
Second: Gillette Vote: 5-0 (Martin, Rediker absent_
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 48-hour notification. Please call (970) 479-
2356, Telecommunication Device for the Deaf (TDD), for information.
Community Development Department
Published in the Vail Daily September 25, 2015
TO6'UPJ OF VAdL.
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: September 28, 2015
ITEM/TOPIC: A request for review of a conditional use permit, pursuant to Section 12-6C-3,
Conditional Uses and Section 12-14-18, Bed and Breakfast Operations, Vail Town Code, to allow
for the use of short term lodging (Bed and Breakfast) located at 2395 Bald Mountain Road/Lot 23,
Block 2, Vail Village Filing 13, and setting forth details in regard thereto. (PEC150029)
ATTACHMENTS:
Name: Description:
❑ PEC150029 Staff Memo.docx Staff Memorandum
❑ Vail Village Filing 13, Block 2, Lot 23 - 2395 Bald Mountain Road.pdf Vicinty Map
❑ PEC150029 Applicant Narrative.pdf Applicants Request
❑ photo 2395 Bald Mountain Road PEC 150029 CUP.Ipg Property Photo
❑ PEC150029 Property Chart.docx Property Chart
❑ VAIL VILLAGE FILING 13 BLOCK 2 LOT 23 SITE PLAN.pdf Site Plan
❑ PEC150029 Conditional Use Permit DRAFT.docx Draft Conditional Use Permit
TOWN OF VAIL
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: September 28, 2015
SUBJECT: A request for the review of a Conditional Use Permit, pursuant to Section 12-16,
Conditional Use, Section 12-6C-3 and Section 12-14-18 of the Vail Town Code
for a Bed and Breakfast located at 2395 Bald Mountain Road / Pettee Duplex,
Lot 23, Parcel 1, Block 2, Vail Village Filing No. 13, and setting forth details in
regard thereto. (PEC150029)
Applicant: Stephen Connolly
Planner: Chris Neubecker
I. SUMMARY
The applicant, Stephen Connolly, is requesting a Conditional Use Permit to allow for the
use of one bedroom within an existing three bedroom residence as a short term lodging
rental unit with breakfast provided (i.e. Bed and Breakfast). Based upon Staff's review of
the criteria outlined in Section VII of this memorandum and the evidence and testimony
presented, the Community Development Department recommends approval of this
application subject to the findings noted in Section IX of this memorandum.
II. DESCRIPTION OF REQUEST
The Applicant is requesting to use one of the bedrooms (138 square feet) in the
residence located at 2395 Bald Mountain Road for a Bed and Breakfast use. Guests
would sleep in one of the bedrooms, and breakfast would be provided with the
possibility of light snacks in the afternoon. The other two bedrooms are not planned to
be rented at this time. The Applicant will reside on the property.
The site is developed as a three-bedroom, three -bath 2,087 square foot residence in a
duplex building, constructed in 1976. The property has a one -car garage with additional
parking in the driveway.
The subject property is zoned Two -Family Residential (R) District. The development
standards for a Conditional Use Permit and standards for operating a Bed and
Breakfast are listed in the Vail Town Code.
A vicinity map (Attachment A) and the applicant's request (Attachment B) have been
attached for review. No architectural plans are enclosed, as there are no exterior
changes proposed.
III. BACKGROUND
The site is developed as a three-bedroom, three -bath 2,087 square foot residence in a
duplex building, constructed in 1976. The property has a one -car garage with additional
parking for two vehicles in the driveway.
IV. APPLICABLE PLANNING DOCUMENTS
VAIL LAND USE PLAN (in cart
CHAPTER II: LAND USE PLAN GOALS / POLICIES (in part)
The goals articulated here reflect the desires of the citizenry as expressed through the
series of public meetings that were held throughout the project. A set of initial goals
were developed which were then substantially revised after different types of opinions
were brought out in the second meeting. The goal statements were developed to reflect
a general consensus once the public had had the opportunity to reflect on the concepts
and ideas initially presented. The goal statements were then revised through the review
process with the Task Force, the Planning and Environmental Commission and Town
Council and now represent policy guidelines in the review process for new development
proposals. These goal statements should be used in conjunction with the adopted Land
Use Plan map, in the evaluation of any development proposal.
The goal statements which are reflected in the design of the proposed Plan are as
follows. (in part; there are no specific policies or goals related to Bed and Breakfast
operations.)
1.12. Vail should accommodate most of the additional growth in existing developed
areas (infill areas).
2. Skier/Tourist Concerns
2.1. The community should emphasize its role as a destination resort while
accommodating day visitors.
5. Residential
5.2. Quality time share units should be accommodated to help keep occupancy rates
UA
APPENDIX B. ADDITIONAL GOALS
(Related to Other Elements of the Comprehensive Plan)
Town of Vail Page 2
Economic Development
1. The community should help create a business environment which can serve middle
income clientele and accommodate affordability for small businesses.
VAIL TOWN CODE (in cart
ZONING REGULATIONS
ARTICLE 12-6C: TWO-FAMILY RESIDENTIAL (R) DISTRICT (in part)
SECTION 12-6C-1: PURPOSE
The two-family residential district is intended to provide sites for low density
single-family or two-family residential uses, together with such public facilities as
may be appropriately located in the same zone district. The two-family residential
district is intended to ensure adequate light, air, privacy and open space for each
dwelling, commensurate with single-family and two-family occupancy, and to
maintain the desirable residential qualities of such sites by establishing
appropriate site development standards. (Ord. 29(2005) § 23. Ord. 8(1973) §
3.100)
CHAPTER 12-16: CONDITIONAL USE PERMITS (in part)
SECTION 12-16-1. PURPOSE; LIMITATIONS.-
In
IMITATIONS.In order to provide the flexibility necessary to achieve the objectives of this title,
specified uses are permitted in certain districts subject to the granting of a
conditional use permit. Because of their unusual or special characteristics,
conditional uses require review so that they may be located properly with respect
to the purposes of this title and with respect to their effects on surrounding
properties. The review process prescribed in this chapter is intended to assure
compatibility and harmonious development between conditional uses and
surrounding properties in the Town at large Uses listed as conditional uses in
the various districts may be permitted subject to such conditions and limitations
as the Town may prescribe to insure that the location and operation of the
conditional uses will be in accordance with the development objectives of the
Town and will not be detrimental to other uses or properties. Where conditions
cannot be devised, to achieve these objectives, applications for conditional use
permits shall be denied.
CHAPTER 12-14-18 Bed and Breakfast Operations:
A. Definition. A business which accommodates guests in a dwelling unit in which
the bed and breakfast proprietor lives on the premises and is in residence during
the bed and breakfast use.
B. Location and Criteria. Bed and breakfast operations may be allowed as a
conditional use in those zone districts as specified in this title. If permitted as a
Town of Vail Page 3
conditional use pursuant to chapter 16 of this title, bed and breakfast operations
shall be subject to the following requirements.-
1.
equirements.
1. Off street designated parking shall be required as follows. one space for the
owner/proprietor plus one space for the first bedroom rented plus one-half (1/2)
space for each additional bedroom rented.
2. Enclosed trash facilities and regular garbage removal service shall be
provided.
3. Removal of landscaping for the provision of additional parking is strongly
discouraged.
4. Each bed and breakfast shall be allowed one residential "nameplate" sign as
defined and regulated by the town sign code 1.
5. If a bed and breakfast operation shall use property or facilities owned in
common or jointly with other property owners such as parking spaces or a
driveway in duplex subdivision, by way of example, and not limitation, the written
approval of the other property owner, owners, or applicable owners' association
shall be required to be submitted with the application for a conditional use permit.
6. A bed and breakfast operation may short term rent separately up to three (3)
bedrooms or a maximum square footage of nine hundred (900) square feet of the
dwelling unit. Bed and breakfast operations shall only be permitted to
accommodate a "family" as defined in section 12-2-2 of this title.
C. Compliance. It shall be unlawful for a bed and breakfast operation to do
business without a conditional use permit from the planning and environmental
commission after June 12, 1990, or to operate in violation of any of the provisions
of this code.
D. Discontinuance. Any bed and breakfast operation which is discontinued for a
period of twelve (12) months, regardless of any intent to resume operation of
use, shall not be resumed thereafter, and any future use of the site or structures
thereon shall conform to the provisions of this title.
E. Review Of Decision. The town council, the applicant, adjacent property owner
or the town manager, may appeal/call up to the town council for review any
decision made by the planning and environmental commission regarding a
conditional use permit for a bed and breakfast as per section 12-3-3of this title.
(Ord. 29(2005) § 33. Ord. 31(2001) § 4. 1997 Code. Ord. 7(1996) § 8. Ord.
31(1989) §§ 16-119)
V. SITE ANALYSIS
Town of Vail Page 4
Parking is available on the property for one vehicle in the garage, and two vehicles in
the driveway. No changes are proposed to the exterior of the site.
VI. SURROUNDING LAND USES AND ZONING
Existing Use Zoning District
North: Designated Open Space Natural Area
East: Low Density Residential Two -Family Residential District
South: Designated Park Outdoor Recreation District
West: Low Density Residential Two -Family Residential District
VII. REVIEW CRITERIA FOR CONDITIONAL USES
Before acting on a conditional use permit application, the Planning and Environmental
Commission shall consider the following factors with respect to the proposed use:
1. Relationship and impact of the use on the development objectives of the Town.
Staff finds the proposed conditional use permit is consistent with the goals and
objectives of the Vail Land Use Plan as outlined in Section IV of this memorandum.
Specifically, the proposed conditional use helps the community to emphasize its role as
a resort destination; the use as a Bed and Breakfast, while not specifically a time share,
helps keep occupancy rates up and visitors in town; this use helps the community to
create a business environment which can serve a wide range of clientele and
accommodates affordability for small businesses; it also accommodates additional
growth in an existing developed area.
Staff finds that the proposed conditional use is harmonious with the surrounding uses
and ensures adequate light, air, open space, and other amenities appropriate residential
district. Therefore, Staff believes the proposed conditional use permit is consistent with
the purposes of the Two -Family District as outlined in Section IV of this memorandum.
Staff finds the proposed conditional use permit is compatible and harmonious with the
surrounding properties and the Town at large. Staff also finds the location and operation
of the Bed and Breakfast on this site will be in accordance with the development
objectives of the Town and will not be detrimental to other uses or properties. Therefore,
Staff believes the proposed conditional use permit is consistent with the purposes of
Chapter 12-16, Conditional Use Permit, Vail Town Code.
2. The effect of the use on light and air, distribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities needs.
Staff finds the proposed conditional use permit will have no negative impact on light and
air, transportation facilities, utilities, schools, or parks and recreation facilities in
Town of Vail Page 5
comparison to existing conditions. Therefore, Staff finds the proposed amendment to
the conditional use permit is consistent with this review criterion.
3. Effect upon traffic with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the street and parking areas.
Staff finds the proposed conditional use permit will have no negative effects on the
existing traffic circulation pattern. Only one bedroom is proposed to be rented. Any
additional traffic impacts from use of this one bedroom are similar to use of a bedroom
by another full time resident. Therefore, Staff finds the proposed conditional use permit
is consistent with this review criterion.
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk of the proposed use in relation to
surrounding uses.
The applicant is proposing to use an existing bedroom in an existing residence. No
changes are proposed to the scale and bulk of the existing building and should have no
physical impacts on surrounding uses.
Staff finds the proposed conditional use will have no significant impact on the character
of surrounding area in comparison to the existing conditions and is therefore is
consistent with this criterion.
5. Such other factors and criteria as the Commission deems applicable to the
proposed use.
This criterion will be addressed at the Planning and Environment Commission hearing, if
required.
VIII. REGULATIONS FOR BED AND BREAKFAST OPERATIONS
CHAPTER 12-14-18 Bed and Breakfast Operations:
A. Definition: A business which accommodates guests in a dwelling unit in which the
bed and breakfast proprietor lives on the premises and is in residence during the bed
and breakfast use.
B. Location and Criteria: Bed and breakfast operations may be allowed as a conditional
use in those zone districts as specified in this title. If permitted as a conditional use
pursuant to chapter 16 of this title, bed and breakfast operations shall be subject to the
following requirements:
1. Off street designated parking shall be required as follows: one space for the
owner/proprietor plus one space for the first bedroom rented plus one-half (1/2) space
for each additional bedroom rented.
Town of Vail Page 6
Space is provided for parking at least two vehicles on site.
2. Enclosed trash / recycling facilities and regular garbage removal service shall be
provided.
Regular garbage and recycling removal is provided.
3. Removal of landscaping for the provision of additional parking is strongly
discouraged.
No changes are proposed to the exterior of the home or yard at this time, and
no landscaping removal is proposed with this application.
4. Each bed and breakfast shall be allowed one residential "nameplate" sign as defined
and regulated by the town sign code1.
5. If a bed and breakfast operation shall use property or facilities owned in common or
jointly with other property owners such as parking spaces or a driveway in duplex
subdivision, by way of example, and not limitation, the written approval of the other
property owner, owners, or applicable owners' association shall be required to be
submitted with the application for a conditional use permit.
Joint Property Owner Written Approval Letter has been provided.
6. A bed and breakfast operation may short term rent separately up to three (3)
bedrooms or a maximum square footage of nine hundred (900) square feet of the
dwelling unit. Bed and breakfast operations shall only be permitted to accommodate a
"family" as defined in section 12-2-2 of this title.
Only one bedroom (138 square feet) is proposed to be rented with this permit
application.
C. Compliance: It shall be unlawful for a bed and breakfast operation to do business
without a conditional use permit from the planning and environmental commission after
June 12, 1990, or to operate in violation of any of the provisions of this code.
D. Discontinuance: Any bed and breakfast operation which is discontinued for a period
of twelve (12) months, regardless of any intent to resume operation of use, shall not be
resumed thereafter, and any future use of the site or structures thereon shall conform to
the provisions of this title.
IX. RECOMMENDATION
The Community Development Department recommends the Planning and
Environmental Commission approve the Conditional Use Permit, pursuant to Section
12-16-5, Vail Town Code, to allow for the use of the property at 2395 Bald Mountain
Town of Vail Page 7
Road as a Bed and Breakfast for Pettee Duplex, Lot 23, Parcel 1, Block 2, Vail Village
Filing No. 13, and setting forth details in regard thereto. This recommendation is based
upon the review of the criteria outlined in Section VII of this memorandum and the
evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve this conditional
use permit amendment request, the Community Development Department recommends
the Commission passes the following motion:
"The Planning and Environmental Commission approves this request for a
conditional use permit, pursuant to Section 12-16-5, Planning and Environmental
Commission Action, Vail Town Code, to allow for the operation of a Bed and
Breakfast at 2395 Bald Mountain Road, Pettee Duplex, Lot 23, Parcel 1, Block 2,
Vail Village Filing No. 13, and setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to approve this conditional
use permit amendment request, the Community Development Department recommends
the Commission makes the following findings:
"Based upon the review of the criteria outlined in Section VII of the Staff
memorandum to the Planning and Environmental Commission dated September
101 2015 and the evidence and testimony presented, the Planning and
Environmental Commission finds.-
1.
inds.
1. The proposed conditional use permit is in accordance with the purposes of the
Zoning Regulations and the Two -Family Residential District.
2. The proposed conditional use permit and the conditions under which it will be
operated or maintained are not detrimental to the public health, safety, or welfare
or materially injurious to properties or improvements in the vicinity.
3. The proposed conditional use permit complies with each of the applicable
provisions of Chapter 12-16, Conditional Use Permit, Vail Town Code."
X. ATTAC H M E N TS
A. Vicinity Map
B. Applicant's Request
C. Photo of Property
D. Property Chart
E. Site Plan
F. Draft Conditional Use Permit
Town of Vail Page 8
Conditional Use Permit
Project Narrative
August 21, 2015
Applicant and Property Address:
Stephen Connolly
2395 Bald Mt. Rd.
Vail, CO 81657
970-376-5798
OVFRVIFW
I am requesting permission to use one (1) of three (3) bedrooms located in my
private residence located at 2395 Bald Mountain Road for the purpose of a bed
and breakfast operations, beginning on or about November 13, 2015.
PURPOSE
The precise nature of the proposed use is for sleeping at night and eating
breakfast in the morning with the possibility of a light snack in the late afternoon.
This use is compatible with all other properties in the vicinity.
There is no impact to the Town's development objectives.
There is no addition of the use on light and air, distribution of population,
transportation facilities, utilities, schools, parks and recreation facilities, and other
public facilities and public facilities needs.
There is no effect upon traffic, regarding congestion, automotive and pedestrian
safety and convenience, traffic flow and control, access, maneuverability, and
removal of snow from the streets and parking area.
There is no effect upon the character of the area in which the proposed use is to
be located. The scale and bulk of the proposed use in relation to surrounding
uses will remain unchanged.
PARKING
No additional parking is necessary or requested for the proposed use. The
property currently includes a one (1) -car garage, with a driveway that can
accommodate six (6) additional passenger vehicles. No more than two (2)
parking spaces will be utilized for this proposed use.
STRUCTURAL/LANDSCAPING CHANGES
No structural or landscaping changes are necessary or requested for this
proposed use.
� 2-1 //,) ---
Date
Conditional Use Permit
Project Photographs
Stephen Connolly
?395 Bald Mt. Rd.
)70-376-5798
kugust 21, 2015
?395 looking West 2395 Bald Mt. Rd. 2395 looking East
2800 Bald Mt. Rd.
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PEC150029 2395 Bald Mountain Road Lot 23, Block 2, Vail Village Filing 13
Development
General Use
Two -Family
Existing
Proposed
Standard
District
Residential (R)
District
Minimum Lot
Set by the PEC
15,000 SF
16,227 SF
No Change
Size
Minimum
Set by the PEC
Front -20'
Front South- 25'
Front South- 25'
Setbacks
(Frontage Road)
(No Change)
Side -15'
Side East- 20' 6"
Side East- 20'6"
Rear -15'
(No Change)
Side West- 20' 6"
Side West- 20'6"
(No Change)
Rear North =/- 100'
Rear North -20'
(No Change)
Maximum
Set by the PEC
30'/33'
27'
No change
Height
Density
Set by the PEC
2 DU per site
2 DU
No change
units/site
>_14,000 SF
Site coverage
Set by the PEC
20% of site area
1,730 SF
No Change
Minimum
Set by the PEC
60% of site area
73% of site
No Change
Landscaping
Required
Set by the PEC
Per Sec. 12-14-
3 spaces
No change
Parking
18
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I
TO6'UPJ OF VAdL.
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: September 28, 2015
ITEM/TOPIC: 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)
ATTACHMENTS:
ame: Description:
PEC140044 Evergreen Lodge LRMP Text Amendment Memo 092815.docx Staff Memorandum
D Evergreen Lodge Master Plan Amendment 091415.pdf Power Point Presentation
TOWN OF VAIL
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: September 28, 2015
SUBJECT: A request for a recommendation to the Vail Town Council for an amendment to
the Lionshead Redevelopment Master Plan, pursuant to Section 2.8, Adoption
and Amendment of the Master Plan, Lionshead Redevelopment Master Plan, to
amend the Detailed Plan Recommendations for the Evergreen Lodge at Vail,
located at 250 South Frontage Road West/Lot 2W, Block 1, Vail Lionshead Filing
2, and setting forth details in regard thereto. (PEC140044)
Applicant: Evergreen Lodge at Vail, represented by Mauriello Planning Group
Planner: George Ruther
I. SUMMARY
The applicant, Evergreen Lodge at Vail, represented by the Mauriello Planning Group,
is requesting a work session with the Planning and Environmental Commission
(Commission) to discuss proposed amendments to the Lionshead Redevelopment
Master Plan (LRMP). The applicant will seek approval of these amendments when the
land exchange between the Vail Valley Medical Center (VVMC) and the Evergreen
Lodge (EL) is finalized. At this time, it is likely the land exchange will occur as
conversations are ongoing and efforts are being made by all parties to execute a final
agreement. This work session is intended to begin a dialogue with the Commission and
engage the community to identify the desired redevelopment outcomes of the
Evergreen Lodge site should a land exchange occur.
As this public hearing is a work session, staff has not prepared a recommendation for
consideration by the Planning and Environmental Commission. A staff recommendation
will be provided at the time of the final public hearing on this application request.
The applicant requests the Commission continues this public hearing to the October 12,
2015 meeting of the Planning and Environmental Commission.
II. DESCRIPTION OF REQUEST
The applicant, Evergreen Lodge at Vail, represented by the Mauriello Planning Group,
is requesting a work session with the Planning and Environmental Commission to
discuss proposed amendments Chapter 5, Detailed Plan Recommendations, subsection
5.19, Evergreen Lodge at Vail, of the Lionshead Redevelopment Master Plan. The four
purposes of the amendments are to:
1. Clearly identify and articulate the desired outcomes of a future redevelopment
of the Evergreen Lodge at Vail property,
2. Remove language from the Master Plan which is no longer relevant or
applicable,
3. Respond to changes in conditions as a result of the land exchange with Vail
Valley Medical Center, and
4. Establish predictability within the review process by providing detailed site
specific recommendations for redevelopment of the Evergreen Lodge at Vail site.
The purpose of this worksession is to accomplish the following tasks:
1. Present an overview of the proposed amendments.
2. Receive any initial feedback and comments the Commission or public may
have with regard to the proposed amendments.
At this time, the applicant and staff anticipate a request for a final recommendation from
the Town of Vail Planning and Environmental Commission to the Vail Town Council on
the proposed amendments at the public hearing on Monday, October 12tH
III. PROPOSED AMENDMENTS
The amendments proposed by the applicant are drafted and presented assuming the
proposed land exchange has occurred. Text to be added to the LRMP is shown in bold
italics and text to be deleted is shown in c+r0kPthrA, ,nh
5.19 Evergreen Lodge at Vail
The Evergreen Lodge at Vail is located directly east of the Middle Creek Stream
Tract and is bordered to the north by the South Frontage Road and to the se
east by the Vail Valley Medical Center., and +„ the east by the West Stag R;;nli
The lot area is 136,807 1-r433r square feet or 3.14 2 625; acres.
Since the original inclusion in the Lionshead Redevelopment Master Plan, a
portion of the Evergreen Lodge parcel, adjacent to the existing VVMC
parking garage, was sold in 2014 to the Vail Valley Medical Center (VVMC).
Additionally, in _(monthof 2015, the Evergreen Lodge and the Vail Valley
Medical Center, entered into an agreement to exchange land that resulted
in the Evergreen Lodge acquiring approximately 12,500 sq. ft. of the VVMC
property south of the Evergreen Lodge and VVMC acquiring 9,970 sq. ft. of
Evergreen Lodge land east of the Lodge. (See figure ???) The agreement
was reached based on the results of a two day charrette between VVMC,
Town of Vail Page 2
Town of Vail, and the Evergreen Lodge representatives, which was
conducted in December of 2014 where the parties developed a workable
conceptual development plan benefiting all parties. The resulting land area
for the Evergreen Lodge is approximately 2.68 acres after the land trade.
Physical improvements that currently exist on the site are a nine -story tall
hotel/condominium structure with an adjoining two-story tall hotel facilities wing
(19 dwelling units and 128 accommodation units) gone below -grade
structured parking garage (52 parking spaces), and paved surface parking (85
parking spaces). The nine -story tall structure has a predominant east -west
orientation along the southerly edge of the site while the facilities wing has a
north -south orientation along the westerly edge of the site. Vehicle access to
the site is provided at two curb cuts along the South Frontage Road. No
dedicated loading and delivery berths currently exist on the site. Delivery
vehicles often are required to maneuver onto the site by backing from the
South Frontage Road. TTheP__A.Sterr, marking garage is utilized by the Vail Valley
Opportunities for future improvements and upgrades include:
• Elimination of surface parking and creation of more underground parking;
• Enclosed Loading and Delivery;
• Architectural enhancements consistent with the Lionshead Architectural
Design Guidelines;
• Improved exterior lighting;
• Coordinated vehicular access and implementation of the Vail Streetscape
Master Plan recommendations;
• Creek improvements to improve health and access by the public;
• Improved streetscape and landscaping along the South Frontage Road;
• Improved pedestrian circulation along the South Frontage Road and
connection to West Meadow Drive, and
• Upgraded and expanded hotel accommodations and amenities.
5.19.1 Pedestrian Access
Pedestrian access should be upgraded to provide a safe and attractive
pedestrian connection from the South Frontage Road, through the Evergreen
Lodge development site and/or the adjacent tracts of land owned by the
Town of Vail and the Eagle River Water and Sanitation District, to West
Meadow Drive and with a continuous pedestrian/bicycle path along the South
Frontage Road, as .depiGted gr, Map T herein, consistent with the Town's
proposed plans for a roundabout along the frontage of the Evergreen
Lodge property (see figure ???). A gravel path connecting the South Frontage
Road to the paved pedestrian path located on the east side of the Dobson Ice
Arena presently exists along the south side of the property. This path, while
functional, receives little, if any, regular maintenance and includes a railroad tie
set of stairs that is unsafe and in disrepair. There are currently no pedestrian
improvements located along the South Frontage Road along the Evergreen
Town of Vail Page 3
Lodge frontage. Though no improvements exist, a fair number of pedestrians
use the southerly edge of the South Frontage Road when entering or exiting the
site or while traveling past the property. In order to improve pedestrian access
and safety, it is recommended that future redevelopment of the site includes the
construction of a continuous pedestrian/bicycle path along the South Frontage
Road and that the existing gravel path along the southerly edge of the site be
improved and regularly maintained. Said imnrnvomonic may nonocciio+o the
Reed fqF porloo4ri-An -Ann000 ease +hoc Based on the results of
the
charr''ette with VVMC, the land trade provides an opportunity to create a
pedestrian walkway from the South Frontage Road to West Meadow Drive
along the new shared property line between the structures on both
properties. Conceptually, the new walkway could benefit users of both the
VVMC and the Evergreen Lodge properties while also allowing for access
by the public. It may be necessary to utilize the Town owned Lot 10 to
accomplish the desired pedestrian connection from South Frontage Road
to West Meadow Drive, a desired public improvement.
5.19.2 South Frontage Road Improvements and Vehicular Access
The site is currently accessed by vehicles from the South Frontage Road fr�
with two, full movement-,4we-way access points. The current location of these
access points relative to the existing access points for the `"'mar US Bank
Building, Vail Valley Medical Center parking structure, Town of Vail Municipal
Buildings, and potential future access points to the Vail Valley Medical Center
and Vail International Building results in undesirable traffic flow and turning
movements creating traffic safety, apd capacity, and level of service concerns.
In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the
Plan, opportunities for public transportation and vehicular circulation
improvements should be explored in conjunction with any future redevelopment
of the site. Vehicular access to the Evergreen Lodge from West Meadow
Drive shall be prohibited. Possible opportunities for improvements may
include, an improved mass transit stop, relocated/reduced/shared points of
entry/exiting, restricted access points, acceleration/ deceleration lanes, greater
sight distances, dedicated turning lanes and landscaped medians, and the
evaluation and possible implementation of an intersection solution, such as a
roundabout. It is preferred by the Town that a full roundabout be located
along the frontage of this site that takes into account the additional
through traffic needs generally of the community but also specifically of
the future redevelopment of the Town's municipal site, WMC, and the
Evergreen Lodge property, though additional study of the roundabout
design is necessary. As currently envisioned, the roundabout and roadway
improvements would allow for a primary right in, right out vehicular access
and a separate right in, right out service vehicle access to the Evergreen
Lodge property.
5.19.3 Preservation of Existing Accommodation Units
Town of Vail Page 4
The Evergreen Lodge presently contains 128 short-term accommodation units. Ir
addition, the Evergreen Lodge also contains a restaurant and meeting space
facilities incidental to the operation of the Lodge. Built in 1974 these existing
units and facilities are old and developed to the standards desired decades
ago and no longer provide guests with accommodations meeting modern
expectations. Given the importance and need for short-term accommodations
to the vitality and success of the community, any future redevelopment of the site
shall ensure the preservation of short-term accommodation units on the site,
pursuant to the live bed policy in Section 4.13. The preser„o+inn of chert corm
P. W-1 !1!1!!
rorli coved- While the development trend in Vail over the last two decades has
been to focus on high-end, luxury accommodations utilizing more floor
area per room, the opportunity exists to create high quality units that are
smaller and more affordable yet still achieve the goal of maintaining the
existing number of keys, live beds, and improving the revenues and vitality
of the Town. In�Opportunities for increasing the number of accommodation
units beyond the existing 128 units already on-site should be evaluated during
the development review process. For example, the construction of "attached
accommodation units”, as ica�P_7enirr RegalA+�aiieps or the provision of
a rental management program, could significantly increase the availability of
short-term rental opportunities within the building.
5.19.4 Impacts on Middle Creek Stream Tract
Tho INAi-ic-le Grcel,� 8#troom Trout Iioc fn�vct of +ho GvprgreeR Ledge.
Trout is A_ NRed by the T -A_ /N , of The Evergreen site is bordered on the
west by Middle Creek running through two tracts of land: one owned by the
Town and one owned by the Eagle River Water and Sanitation District. The
tracts are +s heavily vegetated with several substantial deciduous trees and a
significant lower layer of underbrush and also includes some pedestrian path
improvements and a pedestrian bridge. Given the importance of water
quality it is imperative that any future development on the Evergreen Lodge
site does not negative impact the riparian corridor of Middle Creek.
Although the site borders the Middle C`roek StFet, these tracts, there is
no significant amount of quality vegetation on the site and the parcel lies out of
the 100 -year flood plain. As currently configured, opportunities exist to better
recognize the benefits of creek side development and to improve and enhance
the riparian corridor. While the Pat, iral riparian corridor of Middle Creek should
nye remain protected and preserved, the physical and visual relationships
and references between adjacent development and the stream tracts should be
strengthened. Careful consideration should be taken when approving any
application for development adjacent to the Creek. An opportunity exists to
Town of Vail Page 5
create a significant connection between the Evergreen Lodge and Middle Creek.
Any use of Middle Creek for aesthetic or recreational purposes, however, should
be subordinate to the preservation of the natural riparian corridor and its inherent
natural character. The Middle Greeks Stream T-uct These stream tracts may
provide an opportunity for the construction of a recreational path connecting the
South Frontage Road and uses on the Evergreen Lodge property to the
existing pedestrian paths at the Dobson Ice Arena providing a strong
pedestrian connection to West Meadow Drive.
5.19.5 Relationship to the Vail Valley Medical Center and the
Center Town's Lot 10
Perhaps the most critical functional relationship is the need to coordinate any
future development on the Evergreen Lodge site with the Vail Valley Medical
Center.C,rexample every effort shni ilr! ho iaLen in ensi ire +ho+ fi it ire
delieFy fanilities gFadinn and si+e ieRtS shared pa*ing pedestFian
pathway nnnnen4inns ar e;4,.h eGBoth parties have taken steps to
ensure the properties can be redeveloped in a more coordinated manner by
executing the land exchange. The land exchange provides better access
length and frontage and redevelopment opportunities to the Vail Valley
Medical Center by securing additional South Frontage Road access and
providing a location for the future emergency helipad providing direct
access to medical facilities on -campus. The exchange of land gives the
Evergreen Lodge an opportunity to make an important pedestrian
connection to West Meadow Drive, thereby strengthening the pedestrian
connection into Lionshead and Vail Village. The land exchange also allows
for a better vehicular access by providing a reasonable location for a
roundabout located in front of the Evergreen Lodge improving access to
both properties. This pedestrian connection potentially utilizes a one-story
deck that could cover surface parking on the VVMC campus. While a deck
provides covered and screened parking, it also adds a landscape element
benefiting the views and use by patrons from Evergreen Lodge and VVMC.
In order for a connection and landscape enhancement to be successful, it
must be developed without setbacks between the properties and may
require stairs and elevator access on or adjacent to Lot 10. (see figure
?9?)
The Town owns Lot 10, which is located at the southwest corner of the
existing VVMC campus and at the southern end of the land included in the
land trade to the Evergreen Lodge (see figure ???). The southerly portion
of Lot 10 is developed as West Meadow Drive street and sidewalk
improvements and the northerly portion is currently developed with a
surface parking lot currently used jointly by WMC and the Town's library
Town of Vail Page 6
personnel. While not essential for the redevelopment of the Evergreen
Lodge, a preferred alternative would be to allow a portion of Lot 10 to be
used by the Evergreen Lodge to provide a strong connection to West
Meadow Drive. Any private use of Lot 10 should provide a public benefit to
the community and interest, vitality, and interaction with pedestrians along
West Meadow Drive, such as public art or a public park and provide for
access of Evergreen Lodge patrons. The other portion of Lot 10 not
utilized by the Evergreen Lodge could be utilized for a covered landscape
deck and parking for WMC and pedestrian connection enhancements to
allow connection back to the South Frontage Road. (see figure ???)
Because it is unlikely that the redevelopment of the Evergreen Lodge and
VVMC will occur within the same timeframes, any redevelopment of the
Evergreen Lodge property or WMC property will need to provide
appropriate interim development solutions that allow the properties to be
developed in a functional and aesthetic fashion. Guarantees and/or
temporary improvements such as landscape buffers and pedestrian paths
may be required of any redevelopment program in the interim.
5.19.6 Service and Delivery
Service and delivery functions for the hotel are currently accommodated on
grade from the westerly entrance to the property. Service and delivery for the
redeveloped Evergreen Lodge should occur within the structures
or otherwise be hiddep screened from public view. Service and
delivery truck turning maneuvering should not negatively impact traffic flow on
the South Frontage Road and it is anticipated that a separate loading and
service entry will be allowed in conjunction with the placement of a
potential new roundabout in this location. With of the
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5.19.7 Setbacks ftem the South Freentage Read
Special consideration should be given to the setback of buildings from the South
Frontage Road. Pursuant to the Lionshead Mixed Use -1 zone district setback
standards, a minimum 10 -foot (10') setback is required. Given the relationship of
the development site to the South Frontage Road, the need for adequate area for
vehicular traffic circulation, the importance of a landscape area to visually screen
the massing of the building, and the existence of a 30 -foot wide utility easement
along the southerly edge of the South Frontage Road, the minimum required
front setback for the Evergreen Lodge development site shall be thirty feet (30').
Town of Vail Page 7
This increased setback requirement shall supersede the 10 -foot setback
requirement prescribed in Section 12-7H-10, Setbacks, Vail Town Code.
Based to the coordinated efforts and agreements between the Evergreen
Lodge and the Vail Valley Medical Center, there are opportunities for a
covered parking deck and pedestrian access landscape plaza to be
developed between the properties. If appropriately designed, a zero set
back in these areas should be considered during the development review
process. Additionally, below grade improvements, including but not limited
to, parking and circulation improvements may be developed without the
need for setbacks if found to be consistent with the Town's development
objectives.
5.19.8 Architectural Improvements and Building Heights
The architectural design guidelines (Chapter 8) discuss several transition tools
that can be used to adapt an existing building to the new character and
architectural quality desired for Lionshead. Given the high visibility of the
buildings on this site and the extent to which they influence the quality of the
experience of passers-by, all future development on the site should be closely
scrutinized for compliance with the applicable architectural design guidelines.
That said, the Evergreen Lodge is located in a transitional area with VVMC,
the Library, and Dobson Arena, which tend to have more modern or
institutional architecture. It may be appropriate to allow the Evergreen
Lodge to be redeveloped with a contemporary expression of alpine
architecture to address this transitional location provided it is found to be
consistent with the Town's development objectives and adopted design
guidelines. The building will need to have a relationship to adjacent
buildings and pedestrian corridors. With the addition of the land acquired
from the Vail Valley Medical Center, the Evergreen Lodge has the
opportunity to step building mass down towards West Meadow Drive in a
north/south orientation. Building mass should step down from the South
Frontage Road to the south boundary of the Evergreen Lodge property.
The building on the exchange parcel should step down to a maximum of
four or five stories with complementary roof forms to achieve a more
pedestrian scale building, consistent with the west wing of the medical
center. The final building massing, scale and form shall be determined
during the development review process.
5.19.9 Public Transit Stop
A public transit stop is presently located east of the `"'mar US Bank Building,
across the street from the Town Municipal offices. Through the future
redevelopment of the Evergreen Lodge and the Vail Valley Medical Center, an
opportunity exists to potentially relocate the transit stop to a more optimal
location.
Town of Vail Page 8
IV. DISCUSSION ITEMS
5.19 Evergreen Lodge at Vail
The master plan language included within this section provides a broad overview of the
existing site, structure and outcomes of the land exchange. The proposed changes
contain facts associated with the potential land exchange and identify opportunities for
future improvements and upgrades.
• Staff agrees that a figure depicting the land exchange and overall parcel would
be beneficial to this section.
5.19.1 Pedestrian Access
This section of the Plan highlights the importance of pedestrian connections along the
South Frontage Road and north/south through the site connecting West Meadow Drive
to the South Frontage Road. The applicant has proposed to strike the sentence
identifying the need for a public easement to be placed upon the pedestrian
connections. This section concludes with recommendations for the Town owned Lot
10.
Staff agrees that a figure depicting the pedestrian connections would be
beneficial to the understanding of this need and recommends Map T be
amended accordingly.
It should be noted that the Town Council will need to review statements
regarding Lot 10 and determine its role in the revised text.
Staff recommends the sentence identifying the need for public pedestrian
easements remain as an expectation within this section.
5.19.2 South Frontage Road Improvements and Vehicular Access
This section of the Plan speaks to the future traffic improvements needed on the South
Frontage Road to address access to the Evergreen Lodge, Vail Valley Medical Center
(VVMC), and the Town municipal site. Significant review and vetting has resulted in a
solution which incorporates a roundabout and medians which would restrict many site
access turning movements to right-in/right-out. The proposed language speaks to the
roundabout solution that has been captured in the VVMC Master Plan. It is also
anticipated that amendments will be forthcoming to the Vail Transportation Master Plan
to capture this recent traffic improvement within the plan.
Staff recommends a statement be added emphasizing the importance of the
roundabout to ensure Town accepted Levels of Service (LOS) are achieved and
that it is noted that CDOT requirements shall be met with regard to all driveways
and access points.
5.19.3 Preservation of Existing Accommodation Units
Town of Vail Page 9
Within this section of the Plan the applicant proposes to strike the requirement to
preserve the number of accommodation units on the site and the amount of gross
residential floor area devoted to accommodation units. This requirement captures the
intent of several Master Plan goals and objectives. Policy Objective 2.3.3, Stronger
Economic Base Through Increased Live Beds, Lionshead Redevelopment Master Plan,
speaks to the importance of live beds and policy of no net loss of existing live beds.
Within the Vail Land Use Plan Commercial Goals 3.1, 3.2, and 3.3 speak to the
importance of hotels. Staff has included these goals within Section V of this
memorandum.
In place of this requirement the applicant has cited Section 4.13, Live Beds, Lionshead
Redevelopment Master Plan as the guiding policy for the redevelopment of the site (text
included in Section V). The Live Bed policy does not necessarily require the
incorporation of accommodations units. It allows for a mixture of unit types which can
be owned in whole or in part, thus resulting in the ability to choose not to participate in
any rental program.
Staff finds it necessary to maintain a requirement within this section clearly
identifying the need for accommodation units to be located upon the site. There
may be some merit to a discussion which seeks to achieve an equivalency with
any new development as compared to the existing development. Staff
recognizes that the 128 hotel rooms on the site were developed in 1974 and may
not meet the needs of our guests in terms of modern design, size, amenities, etc.
It may be appropriate to discuss a requirement to maintain the gross residential
square footage devoted to accommodation units while allowing for some
reduction in overall number or vice -versa. Regardless, whatever language is
ultimately approved, it must further the Town's policy regarding live beds. Staff
would like to engage in a conversation with the Commission and applicant
regarding this requirement at the public hearing.
5.19.4 Impacts on Middle Creek Stream Tract
This section identified the need to protect and preserve the Middle Creek riparian
corridor prior to the listing of Gore Creek on the 303d list of impaired streams. The
proposed text changes expand upon the concept of protecting and reestablishing the
riparian corridor while balancing the possibility to establish it as an amenity to the
community and the Evergreen Lodge site.
• Staff recommends language is added to address a requirement to comply with
any adopted stream health initiatives, policies, and/or regulations that are
developed as the town moves forward on improvements to Gore Creek stream
health.
5.19.5 Relationship to the Vail Valley Medical Center and the proposed Vail Givin
Center Town's Lot 10
Town of Vail Page 10
This section includes proposed text highlighting the opportunities created by the land
exchange. Furthermore it speaks to the likelihood of an interim scenario as the VVMC
may redevelop sooner than the Evergreen Lodge site and consideration will need to be
given to changes to vehicular access, pedestrian paths, landscaping, etc.
Staff would agree that a figure depicting the pedestrian connections would be
beneficial to the understanding of this need.
It should be noted that the Town Council will need to review statements
regarding Lot 10 and determine its role in the revised text. Should this
amendment move forward the Town Council would weigh in on any provisions
regarding Lot 10 and its future inclusion in any development scenario.
5.19.6 Service and Delivery
Amendments to this section include a provision for a separate curb cut access for
loading and delivery vehicles. Within the VVMC MP a provision for the exploration of a
shared loading and delivery scenario between the VVMC and Evergreen Lodge was
included in Chapter 10, Potential Land exchange with the Evergreen Lodge.
Staff recommends language is added to this section identifying a need to explore
shared loading and delivery scenarios with the VVMC. A sentence with this
same requirement was included in the PEC recommended VVMC MP text to
Town Council. While VVMC will likely maintain some form of service and
delivery on West Meadow Drive, as contemplated in the VVMC MP, there may
be opportunities to further reduce vehicle trips on West Meadow Drive.
5.19.7 Setbacks ftem the South Freentage Read
No text is proposed to be stricken within this section. Text has been added to address
the potential for a covered parking deck in the location of the west parking lot for the
VVMC. Below grade encroachments into the required setbacks have been permitted
upon several properties zoned Lionshead Mixed Use 1. The encroachment of below
grade improvements has been balanced with the need to be able to plant appropriate
vegetation upon the structure. Items to consider are the loads placed upon any below
grade structure through the placement of soil and plant material and water drainage.
Staff recommends a figure be added to this section to depict the concepts
included within the proposed text for consideration of zero setbacks. A zero
setback should not be granted at this time. Staff cannot evaluate and comment
on any proposed reduction in setbacks without the provision of graphics depicting
any proposed reductions in the 10 -foot minimum setback.
5.19.8 Architectural Improvements and Building Heights
No text is proposed to be stricken within this section. Text has been added to address
the need to step the structure down as the development approaches West Meadow
Drive. Additionally, it speaks to the need for the development to relate to adjacent
Town of Vail Page 11
UA
buildings. It is important to note that the future emergency helipad building is to be
located on the northwest corner of the VVMC site. This new building is identified as
being up to 75 feet in height.
• Staff recommends the inclusion of a figure identifying the anticipated bulk and
mass envisioned for the site through the indication of the number of floor plates
upon various portions of the site. Conceptual in nature, the figure generally
depict
5.19.9 Public Transit Stop
There were no substantive changes made to this section. The recommendations
contained within remain valid.
BACKGROUND
The Evergreen Lodge was previously zoned Special Development District No. 14 with
an underlying zoning of High Density Multiple -Family. The Special Development District
(SDD) was established via Ordinance No. 5, Series of 1986. The SDD permitted 128
accommodation units, 19 dwelling units, a restaurant, lounge, spa, and meeting
room/conference facility space.
On December 20, 2005, Resolution No. 23, Series of 2005, was approved by the Vail
Town Council amending the Lionshead Redevelopment Master Plan to include detailed
plan recommendations for the Evergreen Lodge site and amend the boundaries of the
Lionshead Study Area. Additionally, Ordinance No. 30, Series of 2005, was adopted
establishing Lionshead Mixed Use 1 District zoning for the Evergreen Lodge parcel.
On August 10, 2015, the Planning and Environmental Commission held a worksession
to begin discussion regarding the proposed master plan amendment application. As a
result of the worksession and public comment, a number of questions and issues were
raised.
On September 14, 2015, the Planning and Environmental Commission held a
worksession to continue discussions regarding the proposed master plan amendments.
As an outcome of the worksession, the Commission voted unanimously to continue the
public hearing.
VI. APPLICABLE PLANNING DOCUMENTS
Staff believes that the following provisions of the Vail Town Code are relevant to the
review of this proposal:
TITLE 12: ZONING REGULATIONS
Article 12-7H Lionshead Mixed Use 1 (LMU-1) District (in part)
Town of Vail Page 12
12-7H-1: PURPOSE:
The Lionshead mixed use 1 district is intended to provide sites for a mixture of multiple -
family dwellings, lodges, hotels, fractional fee clubs, timeshares, lodge dwelling units,
restaurants, offices, skier services, and commercial establishments in a clustered,
unified development. Lionshead mixed use 1 district, in accordance with the Lionshead
redevelopment master plan, is intended to ensure adequate light, air, open space and
other amenities appropriate to the permitted types of buildings and uses and to maintain
the desirable qualities of the zone district by establishing appropriate site development
standards. This zone district is meant to encourage and provide incentives for
redevelopment in accordance with the Lionshead redevelopment master plan.
This zone district was specifically developed to provide incentives for properties to
redevelop. The ultimate goal of these incentives is to create an economically vibrant
lodging, housing, and commercial core area. The incentives in this zone district include
increases in allowable gross residential floor area, building height, and density over the
previously established zoning in the Lionshead redevelopment master plan study area.
The primary goal of the incentives is to create economic conditions favorable to
inducing private redevelopment consistent with the Lionshead redevelopment master
plan. Additionally, the incentives are created to help finance public off site
improvements adjacent to redevelopment projects. With any
development/redevelopment proposal taking advantage of the incentives created
herein, the following amenities will be evaluated. streetscape improvements,
pedestrian/bicycle access, public plaza redevelopment, public art, roadway
improvements, and similar improvements.
LIONSHEAD REDEVELOMENT MASTER PLAN
2.3 Policy Objectives
The Town Council adopted six policy objectives on November 4, 1996 to outline the
important issues to be addressed in the master plan and to provide a policy framework
for the master planning process.
2.3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a warmer,
more vibrant environment for guests and residents. Lionshead needs an
appealing and coherent identity, a sense of place, a personality, a purpose, and
an improved aesthetic character.
2.3.2 Vitality and Amenities
We must seize the opportunity to enhance guest experience and community
interaction through expanded and additional activities and amenities such as
performing arts venues, conference facilities, ice rinks, streetscape, parks and
other recreational improvements.
Town of Vail Page 13
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.
2.3.4 Improved Access and Circulation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be
improved within and through Lionshead.
2.3.5 Improved Infrastructure
The infrastructure of Lionshead (streets, walkways, transportation systems,
parking, utilities, loading and delivery systems, snow removal and storage
capacity) and its public and private services must be upgraded to support
redevelopment and revitalization efforts and to meet the service expectations of
our guests and residents.
4.13 Live Beds
The maintenance, preservation, and enhancement of the live bed base are critical
to the future success of Lionshead and as such, special emphasis should be
placed on increasing the number of live beds in Lionshead as the area undergoes
redevelopment. The Lionshead area currently contains a large percentage of the
Town's overall lodging bed base. The bed base in Lionshead's consists of a
variety of residential and lodging products including hotels, condominiums,
timeshares and hybrids of all three. The vast majority of live beds in Lionshead
are not accommodation units in hotels, but instead, in dwelling units in residential
condominiums such as the Vail 21, Treetops, Antlers Lodge, Lion Square Lodge,
Lifthouse Lodge, Landmark Tower and Townhomes, Lionshead Arcade, and
Montaneros, all of which have some form of rental/property management program
that encourages short term rental of dwelling units when the owners are not in
residence. It has been the experience in Lionshead that condominium projects
which include a voluntary rental management program have occupancy rates
which exceed the occupancy rate of hotel products, and therefore tend to provide
more live beds and produce more lodging tax revenues to the Town. Applications
for new development or redevelopment which maintain, preserve, and enhance
the live bed base in Lionshead have a significantly greater chance of approval in
the development review process than those which do not.
Town of Vail Page 14
4.13.1 Live Bed Definition
Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are defined
as residential or lodging rooms or units that are designed for occupancy
by visitors, guests, individuals, or families, on a short term rental basis. A
live bed may include the following residential products. accommodation
units, fractional fee club units, lodge dwelling units, timeshare units,
attached accommodation units (i.e., lock -off units), and dwelling units
which are included in a voluntary rental management program and
available for short term rental.
4.13.2 Location of Live Beds
Live beds should be located in Lionshead pursuant to the Lionshead
Mixed Use 1 and 2 zone districts. All properties within Lionshead, when
developing or redeveloping and providing new residential or lodging
products, should provide live beds as defined herein.
4.13.3 Hotel -types of Services and Amenities
To aid in the furtherance of Policy Objective 2.3.3 of the Plan, the creation
of additional live beds should include hotel -types of services and
amenities. Such services and amenities may include, but not be limited
to, the operation of a front desk, registration/reservation capabilities,
recreational amenities, guest drop-off, on-site management, etc. These
types of services and amenities in multiple family residential dwellings will
increase the likelihood that the dwelling units will be made available for
short term occupancy and help to promote improved occupancy rates.
4.13.4 Review of New Development and Redevelopment Projects
The Planning and Environmental Commission shall consider the policies
and direction given by this Plan with respect to live beds when reviewing
new development and redevelopment projects in Lionshead. Applications
for new development or redevelopment shall maintain the live bed base in
Lionshead. Applications for new development and redevelopment which
enhance the live bed base have a significantly greater chance of approval
in the development review process than those which do not. A proposal's
adherence to the policies contained in the adopted master plan will be one
of the factors analyzed by staff, the Planning and Environmental
Commission (PEC), the Design Review Board (DRB), and the Town
Council (as applicable) in determining whether to approve or disapprove
the specific proposal.
VAIL LAND USE PLAN
CHAPTER II — LAND USE PLAN GOALS/ POLICIES.-
The
OLICIES.The goals articulated here reflect the desires of the citizenry as expressed through the
series of public meetings that were held throughout the project. A set of initial goals
were developed which were then substantially revised after different types of opinions
Town of Vail Page 15
were brought out in the second meeting. The goal statements were developed to reflect
a general consensus once the public had had the opportunity to reflect on the concepts
and ideas initially presented. The goal statements were then revised through the review
process with the Task Force, the Planning and Environmental Commission and Town
Council and now represent policy guidelines in the review process for new development
proposals. These goal statements should be used in conjunction with the adopted Land
Use Plan map, in the evaluation of any development proposal.
The goal statements which are reflected in the design of the proposed Plan are as
follows.
1. General Growth /Development
1.1 Vail should continue to grow in a controlled environment, maintaining a balance
between residential, commercial and recreational uses to serve both the visitor and
the permanent resident.
1.2 The quality of the environment including air, water and other natural resources
should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded whenever
possible.
1.13 Vail recognizes its stream tract as being a desirable land feature as well as its
potential for public use.
3. Commercial
3.1 The hotel bed base should be preserved and use more efficiently.
3.2 The Village and Lionshead areas the best location for hotels to serve the future
needs of destination skiers.
3.3 Hotels are important to the continued success of the Town of Vail, therefore
conversion to condominiums should be discouraged.
3.4 Commercial growth should be concentrated in existing commercial areas to
accommodate both local and visitor needs.
4. Village Core/ Lionshead
4.1 Future commercial development should continue to occur primarily in existing
commercial areas. Future commercial development in the Core areas needs to be
carefully controlled to facilitate access and delivery.
Town of Vail Page 16
4.2 Increased density in the Core areas is acceptable so long as the existing
character of each area is preserved through implementation of the Urban Design
Guide Plan and the Vail Village Master Plan.
4.4 The connection between the Village Core and Lionshead should be enhanced
through.-
a.
hrough.a. Installation of a new type of people mover.
b. Improving the pedestrian system with a creatively designed connection,
oriented toward a nature walk, alpine garden, and/or sculpture plaza.
c. New development should be controlled to limit commercial uses.
5. Residential
5.1 Additional residential growth should continue to occur primarily in existing,
platted areas and as appropriate in new areas where high hazards do not exist.
5.2 Quality time share units should be accommodated to help keep occupancy rates
UA
5.3 Affordable employee housing should be made available through private efforts,
assisted by limited incentives, provided by the Town of Vail, with appropriate
restrictions.
5.4 Residential growth should keep pace with the market place demands for a full
range of housing types.
5.5 The existing employee housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied sites
throughout the community.
VII. CRITERIA
Amendments to the Lionshead Redevelopment Master Plan require a public hearing
review process as outlined in Section 12-3-6 of the Town Code. If approved,
amendments are adopted by the passage of a resolution by the Vail Town Council.
According to the Lionshead Redevelopment Master Plan, amendments to the Master
Plan must address the following review criteria:
How have conditions changed since the plan was adopted?
How is the plan in error?
How would an addition, deletion, or change to the plan be in concert with
the plan in general?
Staff will provide responses to these criteria when a final recommendation is requested
from the Planning and Environmental Commission.
Town of Vail Page 17
VIII. STAFF RECOMMENDATION
The Community Development Department recommends that the Town of Vail Planning
and Environmental Commission continue this discussion to the September 28, 2015,
public hearing.
Town of Vail Page 18
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VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: September 28, 2015
ITEM/TOPIC: A request for final review of a Development Plan, pursuant to Section 12-61-11, Vail
Town Code, to allow for the future development of Employee Housing Units on the Chamonix
parcel located at 2310 Chamonix Road, Parcel B, Resubdivision of Tract D, Vail Das Schone Filing
1, and setting forth details in regard thereto. (PEC150019)
ATTACHMENTS:
Name:
d PEC150019 Chamonix Development Plan 092815.docx
D 20150928 Chamonix PEC 2.pdf
Description:
Staff Memorandum
Presentation
TOWN OF VAIL
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: September 28, 2015
SUBJECT: A request for final review of a Development Plan, pursuant to Section 12-61-11, Vail
Town Code, to allow for the future development of Employee Housing Units on the
Chamonix Parcel located at 2310 Chamonix Road, Parcel B, Resubdivision of Tract D,
Vail Das Schone Filing 1, and setting forth details in regard thereto (PEC150019)
Applicant: Town of Vail, represented by Will Hentschel, 359 Design
Planner: George Ruther
SUMMARY
The Town of Vail acquired the Chamonix Parcel in West Vail for the expressed purpose of
constructing a new West Vail Fire Station and an affordable housing development on the
combined area of the site. Since the acquisition, the Town of Vail, in participation with the West
Vail neighborhood and the Chamonix Advisory Committee, completed and adopted a master
plan for the future development of the site.
The Chamonix Master Plan was first adopted by the Vail Town Council in 2005, and the plan
was subsequently amended in 2009. The most significant change resulting from the
amendment approval was the ability to gain vehicular access to the duplex units from Chamonix
Lane. In the end, the "Neighborhood Block Scheme" was selected by the community as the
preferred alternative for future development on the site.
Developing affordable housing on the Chamonix Parcel is a development objective of the Town
of Vail. Determining the potential viability for affordable housing to be built on the Chamonix
Parcel and completing a first phase of development on the property has been identified as a key
initiative of the Vail Town Council. In the end, this action helps achieve the Town Council's
adopted goal of "growing a thriving and balanced community'.
DESCRIPTION OF REQUEST
The applicant, the Town of Vail, is requesting approval of a development plan to allow for the
future development of deed restricted employee housing units on the Town -owned Chamonix
Parcel, located at 2310 Chamonix Road. A development plan approval is required, pursuant to
Section 12-61-11, Development Plan Required, of the Vail Town Code to guide and direct
development within the Housing District. Once adopted, an approved development plan, along
with any applicable land use regulations contained in the Town's Zoning Regulations, becomes
the principal governing document for land use and dimensional requirements and limitations on
the property. The development plan shall remain in effect for the life of the development, and
may be amended from time to time, as deemed appropriate, as part of an established
development review process.
A copy of the proposed Approved Development Plan has been attached for reference
(Attachment A)
The purpose of this worksession is to present the proposed development standards for the
Chamonix development and receive feedback from the Town of Vail Planning and
Environmental Commission on the standards proposed.
III. BACKGROUND
The Town of Vail has been exploring options for developing the community's newest residential
neighborhood on the Town owned Chamonix parcel located in West Vail. This action helps
achieve the Town Council's adopted goal of "growing a thriving and balanced community'. The
Town Council affirmed a number of goals for the project. The goals include:
• Optimize the use of the site for workforce for -sale housing (15 - 25 du's per acre)
• Design a context sensitive design solution (design review guidelines)
• Ability to be phased over time (min. two phases)
• Deliver desirable, marketable and diverse types of housing products (duplexes; one, two
& three bedroom flats; townhomes, etc.)
• Maximize the town's limited supply of financial resources
• Build responsibly given the existing site configuration, topography and natural features of
the site
• Develop a diversified cost/sales structure to respond to a wider range of buyers (i.e.
pricing structure based upon income)
Project Approach
Development on the Chamonix site requires two distinct steps:
1) site access and infrastructure improvements, and
2) vertical building construction.
For obvious reasons site access and infrastructure work must be completed before vertical
building construction. Town staff recommends breaking the project entitlement process down
into two steps as well. Due to the presence of the Housing District on the site, this approach can
be easily accommodated and is particularly advantageous.
Step One - The Housing District provides flexibility in the application of the development
standards. According to the Town's Zoning Regulations, the development standards for
the District are prescribed by the applicant and reviewed for approval by the PEC. With
that in mind, staff recommends that the Town prepares a development plan generally
prescribing the applicable development standards (i.e. density, GRFA, setbacks, building
locations, site coverage, landscape area, building height, etc.) and seek a development
plan approval from the Planning & Environmental Commission. Once a development
plan approval prescribing this general development standards are in place, the site
access and infrastructure designs can be completed, contracted and permitted (late
summer 2015). Approximately $1.5M has been appropriated in the 2015 Budget for this
2
work. Prior to submitting an application to the Planning & Environmental Commission for
review and approval of the site access and infrastructure improvements the town staff
will return to the Town Council with a detailed probable cost estimate for the work.
Step Two - While the site access and infrastructure improvements are being installed
and completed, the Town can simultaneously make progress on meeting with
prospective home buyers and work towards the design review approvals needed for the
vertical building construction. The first phase of vertical building construction could
begin as early as spring 2016. The advantage of this approach is it optimizes time,
reduces risk, saves cost, creates predictability and allows for phased construction of the
housing development.
On July 13, 2015, the applicant provided and initial overview of the proposed development on
the Chamonix site. The following topics were presented and discussed:
• Development Plan approval process
• Phased approach to development
• Site access and infrastructure improvements
• Allowed uses
• Density (DU/ac & GRFA)
• Setbacks
• Building height
• Site coverage
• Landscape area
• Parking
At the conclusion of the overview there was general consensus regarding many of the proposed
development standards. The one proposed standard, however, which required more discussion
and consideration was the parking requirement for the site.
IV. APPLICABLE PLANNING DOCUMENTS
2009 Chamonix Master Plan
Title 12, Zoning Regulations, Vail Town Code (in part)
V. ZONING ANALYSIS
Address:
Legal Description:
Lot Area:
Buildable Area:
Zoning:
Land Use Designation
2310 Chamonix Road
Parcel B, Resubdivision of Tract D,
3.21 acres/ (139,828 sq. ft.)
???? acres/(??? sq. ft.)
Housing District
Medium Density Residential
Vail Das Schone Filing No. 1
VI. SURROUNDING LAND USES AND ZONING
Land Use Zoning
North: Residential Two -Family Primary/Secondary Residential (P/S)
South: Commercial Heavy Service District
3
East: Commercial Heavy Service District/Commercial Core III
West: Residential Two -Family Primary/Secondary Residential (P/S)
VII. REVIEW CRITERIA
According to Section 12-61-13, Development Standards/Criteria for Evaluation, of the Zoning
Regulations of the Town of Vail, the following criteria shall be used as the principal means for
evaluating a proposed development plan. It shall be the burden of the applicant to demonstrate
that the proposed development plan complies with all applicable design criteria.
A. Building design with respect to architecture, character, scale, massing and orientation is
compatible with the site, adjacent properties and the surrounding neighborhood.
B. Buildings, improvements, uses and activities are designed and located to produce a
functional development plan responsive to the site, the surrounding neighborhood and uses,
and the community as a whole.
C. Open space and landscaping are both functional and aesthetic, are designed to preserve and
enhance the natural features of the site, maximize opportunities for access and use by the
public, provide adequate buffering between the proposed uses and surrounding properties,
and, when possible, are integrated with existing open space and recreation areas.
D. A pedestrian and vehicular circulation system is designed to provide safe, efficient and
aesthetically pleasing circulation to the site and throughout the development.
E. Environmental impacts resulting from the proposal have been identified in the project's
environmental impact report, if not waived, and all necessary mitigating measures are
implemented as a part of the proposed development plan.
F. Compliance with the Vail comprehensive plan and other applicable plans.
To ensure the unified development, the protection of the natural environment, the compatibility
with the surrounding area and to assure that development in the housing district will meet the
intent of the zone district, an approved development plan shall be required.
Project Density
0
The 2009 Chamonix Master Plan recommends the Neighborhood Block option aimed at
providing residential development on the site oriented towards families. In doing so, an overall
project density of 55 - 60 dwelling units (+/- 16 units per acre) is recommended in a mix of unit
types.
Town Staff has developed a preliminary option based upon the Neighborhood Block design that
nets an overall project density of 65 — 70 dwelling units (+/-21 units per acre) of a mix of unit
types. A substantial increase or decrease in density significantly changes the character of the
development and the unit mix on the site, resulting in a substantially different development. In
order to proceed forward with preliminary site work and infrastructure design, an overall project
density must be established.
VIII. DISCUSSION ITEMS
On July 13, 2015, the applicant provided and initial overview of the proposed development on
the Chamonix site. The following topics were presented and discussed:
• Development Plan approval process
• Phased approach to development
• Site access and infrastructure improvements
• Allowed uses
• Density (DU/ac & GRFA)
• Setbacks
• Building height
• Site coverage
• Landscape area
• Parking
At the conclusion of the overview there was general consensus regarding many of the proposed
development standards. The one proposed standard, however, which the Commission agreed
required more discussion and deliberation was the parking requirement for the site.
To that end, the applicant has prepared five alternate scenarios for development on the site with
the expressed goal of increasing the total number of parking spaces. In doing so, the applicant
has focused on the four following variables which directly or indirectly affect the total number of
parking spaces:
1). Total number of dwelling units
2). Unit type and unit mix
3). Parking ratios based upon unit size
4). Landscape and park areas
In evaluating the five alternate scenarios, the applicant has used the original parking plan, as
presented on July 13, 2015, as the baseline for comparison. Rather than focusing on pros and
cons of each scenario, the applicant and staff have instead chosen to identify the trade-offs
associated with each of the scenarios. For example, additional parking spaces could be added
on the surface of the site, however, the trade off in doing so is a reduction in the total amount of
landscape and park area due to increased paving and increased need for winter time snow
storage.
5
IX. STAFF RECOMMENDATION
As this is a worksession, the Community Development Department will not be forwarding a
recommendation at this time. A formal recommendation will be provided at the time of the final
public hearing on this application.
X. ATTACHMENTS
A. Vicinity Map
B. Applicant's Request
C. Proposed Draft Plans
D. Chamonix Master Plan Information Update, dated December 17, 2013
E. Chamonix Master Plan, dated January 6, 2009
F. Chamonix PEC — 2 Five Scenario Alternatives, dated September, 2015
R
Chamonix Parcel
Approved Development Plan
'Vail's Newest Residential Development for Families"
Adopted
July 13, 2015
Resolution No. ??, Series of 2015
Table of Contents
I.
Statement of Intent
II.
Development Plan Contents
III.
General Information
IV.
Definitions
V.
Development Standards
a. Permitted Uses
b. Conditional Uses
c. Accessory Uses
d. Setbacks
e. Site Coverage
f. Landscaping and Site Development
g. Parking and Loading
h. Location of Business Activity
i. Additional Development Standards
VI.
Supplemental Regulations
VII.
Open Space/Recreation
VIII.
Phased Development
IX.
Amendment Procedures
X.
Exhibits
7
Statement of Intent
The purpose of the Chamonix Parcel Approved Development Plan is to facilitate the completion
of Vail's newest residential development for families on the town -owned property located at
2310 Chamonix Road/ Parcel B, Resubdivision of Tract D, Vail Das Schone Filing No. 1, in Vail,
Colorado. It shall be the intent of this Approved Development Plan to develop, over a period of
time, for -sale, deed -restricted, employee housing units in a mix of dwelling unit product types
consistent with the recommendations of the 2009 Chamonix Master Plan. The Master Plan
locates the highest densities of units on the south and east sides of the development site. The
northern portion of the site is set aside for lesser densities to maintain the greatest compatibility
with existing and adjacent neighborhoods. The landscaped areas in and around the buildings
and internal driveway system provides landscape areas and recreational opportunities for the
site.
Development on the parcel is intended to achieve and further the seven (7) goals affirmed by
the Vail Town Council in the adopted 2009 Chamonix Site Master Plan. The seven (7) goals of
the plan are as follows:
Chamonix Master Plan Goals
o Optimize the use of the site for workforce, for -sale housing (15 - 25 du's per acre)
o Design a context sensitive design solution (design review guidelines)
o Ability to be phased over time (min. two phases)
o Deliver desirable, marketable and diverse types of housing products (duplexes;
one, two & three bedroom flats; townhomes, etc.)
o Maximize the town's limited supply of financial resources
o Build responsibly given the existing site configuration and topography of the site
o Develop a diversified cost/sales structure to respond to a wider range of buyers
(e.g. pricing structure based upon income)
The approved development plan shall remain in effect for the life of the development,
and may be amended from time to time, as deemed appropriate, as part of an
established development review process.
Approved Development Plan Contents
To ensure the unified development, the protection of the natural environment, the
compatibility with the surrounding area and to assure that development on the Chamonix
Parcel meets the intent of the 2011 Chamonix Master Plan and development objectives
of the Town of Vail, an approved development plan shall be required. The Chamonix
Approved Development Plan shall include the following contents and materials:
1. Topographic Survey
2. Development Area Plan
3. Site and Grading Plan
4. Landscape Plan
5. Architectural Elevations
6. Architectural Floor Plans
7. Outdoor Lighting Plan
8. On Site Vehicle and Pedestrian
Circulation Plan
9. Phased Development Plan
10. Approved Development
Standards Matrix
11. Land Use Summary Matrix
12. Project Design Guidelines
13. Open Space and Recreation
Plan
III. General Information
The Chamonix Parcel is to be developed to meet the growing demand for for -sale, deed
restricted employee housing in Vail. To that end, a mix of housing product types that are
both desirable in the eyes of prospective buyers and marketable to persons and families
choosing to make Vail, Colorado their place of primary residency is the intended
outcome of the Chamonix Parcel development.
Once adopted, an approved development plan, along with any applicable land use
regulations contained in the Town's Zoning Regulations, becomes the principal
governing document for land use and dimensional requirements and limitations on the
property. The development plan shall remain in effect for the life of the development,
and may be amended from time to time, as deemed appropriate, as part of an
established development review process. The Town of Vail Zoning Regulations, in
effect at the time, shall prevail in the event that the Approved Development Plan is silent
on a particular issue or is otherwise in conflict with a particular development standard or
guideline.
The total gross land area of the Chamonix Parcel is 3.21 acres/ 139,828 square feet.
The Ret deVe'^P buildable area is ??? acres/???square feet. The use of the land
area shall be as stated on the Land Use Summary Matrix.
A total density of 20 - 25 dwelling units per acre is approved for the site. The mix of
dwelling unit types should be broken down as follows and further illustrated on the
Development Area Plan:
• Duplex— five buildings (10 units)
• Townhomes — 3 to 4 buildings (9 — 12 units)
• Multiple Family — 3 to 4 buildings (48 -50 units)
IV. Definitions
Approved Development Plan:...
Chamonix Parcel:...
Project:...
Zoning Regulations:...
V. Development Standards
According to the Official Zoning Map of the Town of Vail, the Chamonix Parcel is zoned
Housing (H) District. Development on the Chamonix Parcel shall be governed by the
following development standards:
A. PERMITTED USES:
The following uses shall be permitted in the u dist ;,.+ on the Chamonix Parcel:
Bicycle and pedestrian paths.
9
Communications antennas and appurtenant equipment.
Employee housing units, as further regulated by chapter 13 of the the Zoning
Regulations.
Passive outdoor recreation areas, and open space.
B. CONDITIONAL USES:
The following conditional uses shall be permitte`J in the H distrint on the Chamonix
Parcel, subject to issuance of a conditional use permit in accordance with the provisions
of chapter 16 of the the Zoning Regulations:
Oho needs of the resi`Jents of the rlevelnnment0 nii and develnned in nninntinn with
emnln\/ee hni isinn0 uses in Whinh nesse the fnHOWinn mi Ili
ay be allowed son+ to a
neri rl i4ieriel 1I6e Permit•
4 i itnmete`J teller menhines (AT -Ms) evterinr to a hi 1ildinn
QeriLs ;;Ad fiA;;Ar,iel -tropic
I
10
Outdoor pa#G�
Di ihlin and private cnhnnlc
Public buildings, grounds and facilities.
Public parks and recreational facilities.
Public utilities installations including underground transmission lines and appurtenant
equipment.
C. ACCESSORY USES:
The following accessory uses shall be permitted in the u .-ic+rir+ on the Chamonix
Parcel:
Home occupations, subject to issuance of a home occupation permit in accordance with
the provisions of section 12-14-12 of +ham the Zoning Regulations.
Private greenhouses, toolsheds, playhouses, attached garages or carports, swimming
pools, or recreation facilities customarily incidental to permitted residential uses.
Other uses customarily incidental and accessory to permitted or conditional uses, and
necessary for the operation thereof.
D. SETBACKS:
The setbacks it this dis+ri..+ on the Chamonix Parcel shall be twenty feet (20') from the
perimeter of the z^no dic+rir•+ parcel boundary. The distance separation between
buildings on the interior of the site shall comply with the requirements of the
International Building Code and Uniform Fire Code, as may be amended. At the
appliGaRt `•lomnnc4ratiAg GGFnplianno M90th Oho fG."G ORg nriteril•
11
♦ :T-E@Al-:S1�LT.T.SSNI�LtSS7:ETdIEF.. 2=29= 1 WMM - M -TOT.'NOgoL ------------- - -111- -
E. SITE COVERAGE:
Site coverage shall not exceed fi4 sixty five percent (565%) of the total site area of the
Project. At the di�r�nn of the�nlaRRi d��iirnnm�tal nnmmi��' n Site Goverage
��r-crt�ar r vrr-vr-crr vrrvr�nT rc�-vvrrrn�r
may he innreeced if as more than seventy five percent (75%) of the required parking
spaces are underground or enclosed, thus reducing the impacts of surface paving
provided within a development, and that the minimum landscape area requirement is
met.
F. LANDSCAPING AND SITE DEVELOPMENT:
At least thirty percent (30%) of the total site area of the Project shall be landscaped.
The minimum width and length of any area qualifying as landscaping shall be fifteen feet
(15') with a minimum area not less than three hundred (300) square feet.
G. PARKING AND LOADING:
A reduction in the need for the total required number of parking spaces has been
demonstrated to the satisfaction of the planning and environmental commission.
The reduction in need is based upon demonstration that given the proximity and
availability of alternative modes of transportation, including free public transit,
and the requirement that a limitation shall be placed in the deed restrictions for
12
certain multiple family units in the Project which limits the number of cars for
each unit.
The parking requirement for the Project shall be as follows:
Duplex Units —two (2) enclosed spaces and one (1) surface space per unit.
Townhome Units —two (2) enclosed spaces and one (1) surface space per
unit.
Multiple Family Units —
Three bedroom unit: two (2) enclosed spaces
Two bedroom unit: one &'/2 (1.5) enclosed spaces per
unit average
One bedroom unit: one (1) enclosed space per unit
Guest/Visitor Parking — A minimum of 9 surface spaces total
Enclosed and surface parking spaces and areas shall be constructed in
accordance with chapter 10 of the Zoning Regulations.
ADDITIONAL DEVELOPMENT STANDARDS:
The following additional development standards shall be approved for the Project:
1. Lot area and site dimensions.
13
Lot area and site dimensions shall be as illustrated on the Approved Development
Plan. Any subsequent resubdivision of the Parcel shall adhere to the provisions
and procedures of the Title 13, Subdivision Regulations of the Vail Town Code.
2. Building height.
The maximum allowable building height with the Project shall be as follows:
Duplex Units — For a flat or mansard roof the height of buildings shall not exceed
thirty feet (30'). For a sloping roof the height of buildings shall not exceed thirty-
three (33').
Townhome Units - For a flat roof or mansard roof, the height of buildings shall not
exceed thirty five feet (35'). For a sloping roof, the height of buildings shall not
exceed thirty eight feet (38').
Multiple Family Units - For a flat roof or mansard roof, the height of buildings shall
not exceed forty five feet (45'). For a sloping roof, the height of buildings shall not
exceed forty eight feet (48').
3. Density Control
Dwelling Units per Acre - A total density of 20 - 25 dwelling units per acre of buildable
area is approved for the Project.
Gross Residential Floor Area -
A total of 75,000 — 85,000 square of Gross Residential Floor Area (GRFA) is approved
for the Project. GRFA should generally be allocated as follows:
Duplex Units —
Townhomes Units —
Multiple Family Units —
75,000 — 85,000 square feet total
VI. Supplemental Regulations
VII. Open Space/Recreation
Passive outdoor recreation areas and open spaces are permitted uses within the
Project. Each of these uses are an important element of the Project and critical to
ensuring the creation of a desirable neighborhood for families. The open space areas
provide opportunities to protect the more steeply sloping hillside on the westerly end of
the Project and creates areas to plant landscape buffers between the Project and the
adjacent commercial uses. It is, however, important to make the outdoor areas within
the Project more than just open/green space. The outdoor areas between the buildings
provide opportunities for semi -private outdoor spaces for the owners and the larger
outdoor area running through the center portion of the Project is to be used as a shared,
passive outdoor recreation area. The open space and recreation areas shall developed
14
consistent with the improvements shown on the Landscape Plan and Open Space and
Recreation Plan.
VIII. Phased Development
Development of the Chamonix Parcel will be completed overtime and in a series of
development phases. According to findings of the Market Analysis — Chamonix For -Sale
Employee Housing, dated March 30, 2014, completed by Rees Consulting, Inc.,
phasing of the development from a marketability stand point will likely not be necessary.
However, pre -sales conditions, mortgage availability, pricing and sales structure,
construction financing options, development approach, market risk tolerance, down
valley competition, and absorptions rates, for example, all weigh heavily on the Town's
ability to complete the development in a single phase. A phased development approach
reduces risk, provides flexibility, is more responsive to a changing market, and allows
the development to better target certain segments of the buyer's market in an effort to
meet the affordable housing needs of the community.
IX. Amendment Procedures
Upon adoption, it is recognized that the Approved Development Plan may need to be
amended from time to time. As such, amendment procedures are hereby adopted as an
element of the Approved Development Plan. Amendments to the Approved
Development Plan will be considered in accordance with the provisions of section 12-9A-
10 of #4_s ; the Zoning Regulations.
X. Exhibits
1. Topographic Survey, dated...
2. Development Area Plan, dated..., 2015
3. Site and Grading Plan, dated.... 2015
4. Landscape Plan, dated..., 2015
5. Architectural Elevations, dated..., 2015
6. Architectural Floor Plans, dated..., 2015
7. Outdoor Lighting Plan, dated.... 2015
8. On Site Vehicle and Pedestrian Circulation Plan, dated..., 2015
9. Phased Development Plan, dated..., 2015
10. Approved Development Standards Matrix, dated..., 2015
11. Land Use Summary Matrix, dated..., 2015
12. Project Design Guidelines, dated.... 2015
13. Open Space and Recreation Plan, dated..., 2015
15
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Ad Name: 11559654A
PLANNING AND ENVIRONMENTAL COMMIS-
SION September 28, 2015, 1:00 PM
Customer: TOWN OF VAIL/PLAN DEPT/COMM
VailTownRoad-
75 S. Frontage Road -Vail, Colorado, 81657
Vail, Colorado,
Your account number is- 1OP2P33
1. Call to Order
2 A request for review of a conditional use permit,
VailDaily
L
pursuant to Section 12-6C-3, Conditional Uses and
Section 12-14-18, Bed and Breakfast Operations,
Vail Town Code, to allow for the use of short term
PROOF OF PUBLICATION
locateat 23
MouulntainBBed Road/LLot 23,kB1 Block 2, Vail Village Fit nIg
13, and setting forth details in regard thereto.
(PEC 150029) - 30 min.
STATE OF COLORADO }
Applicant: Stephen Connolly
Planner: George Ruther
iss
3. A request for a recommendation to the Vail
II
Town Council for an amendment to the Lionshead
COUNTY OF EAGLE }
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 Ever-
I, Don Rogers, do solemnly swear that I am a qualified
green Lodge at Vail, located at 250 South Front -
age Road West/Lot 2W, Block 1, Vail Lionshead
representative ofthe Vail Daily. That the same Daily newspaper
Filing 2, and setting forth details in regard thereto.
(PEC140044) - 60 min.
Applicant: Evergreen Lodge at Vail, represented by
printed in whole or in part and published in the County
Mauriello Planning Group
Planner: George Ruther
of Eagle, State of Colorado, and has a general circulation
4. A request for final review of a Development Plan,
therein; that said newspaper has been published continuously
Pursuant to Section 1 evel 1, Vail Town Code, to
allow for the future development of Employee
and uninterruptedly in said County of Eagle for a period of
Housing Units on the Chamonix parcel located at
2310 Chamonix Road, Parcel B, Resubdivision of
more than fifty-two consecutive weeks next prior to the first
Tract D, Vail Das Schone Filing 1, and setting forth
details in regard thereto. (PEC150019) - 60 min.
Applicant: Town of Vail Community Development
Ppublication of the annexed legal notice or advertisement and
g
Department
Planner: George Ruther
that said newspaper has published the requested legal notice
5. Approval of Minutes
and advertisement as requested.
September 14, 2015 PEC Results
6. Informational Update
The Vail Daily is an accepted legal advertising medium,
7. Adjournment
The applications and information about the propos-
only for jurisdictions operating under Colorado's Home
als are available for public inspection during regu-
Rule rOV1SlOn.
lar office hours at the Town of Vail Community De -
velopment Department, 75 South Frontage Road.
p
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-
That the annexed legal notice or advertisement was
ment Department. Times and order of items are
approximate, subject to change, and cannot be re-
published in the regular and entire issue of every
lied upon to determine at what time the Planning
and Environmental Commission will consider an
item. Please call (970) 479-2138 for additional in -
number of said daily newspaper for the period of 1
formation. Sign language interpretation is available
consecutive insertions; and that the first of said
upon request with 48-hour notification. Please call
47 Telecommunication Device for the
publication
p
Deaf (TDD), for information.
Deaf D),for,
notice was in the issue of said newspaper dated 9/25/2015 and
Community Development Department
that the last publication of said notice was dated 9/25/2015 in
Published in the Vail Daily September 25, 2015
(11559654)
the issue of said newspaper.
In witness whereof, I have here unto set my hand this day,
10/06/2015.
General Man ager/Publisher/Editor
Vail Daily
Subscribed and sworn to before me, a notary public in and for
the County of Eagle, State of Colorado this day 10/06/2015.
� 2M 4,& 9. -V-�
Pamela J. Schultz, Notary Public
My Commission expires: November 1, 2015
�pRY PUe/
' PAMELA J.
SCHIJ
9�� COt-SRP$
My Commismn Expires 11/0112015
Ad Name: 11525207A
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 9/11/2015 and
that the last publication of said notice was dated 9/11/2015 in
the issue of said newspaper.
In witness whereof, I have here unto set my hand this day,
09/15/2015.
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 09/15/2015.
� 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 September 28, 2015
at 1:00 pm in the Town of Vail Municipal Building.
A request for review of a conditional use permit,
pursuant to Section 12-6C-3, Conditional Uses and
Section 12-14-18, Bed and Breakfast Operations,
Vail Town Code, to allow for the use of short term
lodging (Bed and Breakfast) located at 2395 Bald
Mountain Road/Lot 23, Block 2, Vail Village Filing
13, and setting forth details in regard thereto.
(PEC150029)
Applicant: Stephen Connolly
Planner: Chris Neubecker
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 September 11, 2015 in the Vail Daily