Loading...
HomeMy WebLinkAbout2015-1026 PEC". PLANNING AND ENVIRONMENTAL COMMISSION TOWN 13F October 26, 2015, 1:00 PM Vail Town Council Chambers 75 S. Frontage Road - Vail, Colorado, 81657 Call to Order Members Present: Brian Gillette, Henry Pratt, Dick Cleveland, Kirk Hansen Webb Martin, John Ryan Lockman Members Absent: John Rediker 2. 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 Action: Recommendation of Approval with Conditions Motion: Martin Second: Hansen Vote: 6-0-0 Conditions: 1. This recommendation of approval shall be contingent upon the land exchange occurring and being recorded with the Eagle County Clerk & Recorder. 2. This recommendation of approval shall include clarification of Figure #3 including the 10 foot wide setback adjacent to Lot 10. 3. This recommendation shall include the striking of language (second sentence) in Section 5.19.8 concerning contemporary architecture. Director Ruther introduced the topic and recapped the stopping point of the previous meeting. Ruther stated that the applicant will be requesting a final action on this item today. That action will be a recommendation to the Town Council. Commissioner Hansen requested clarification concerning the trigger mechanism. Ruther clarified the recommended trigger related to the land exchange. Commissioner Cleveland asked how this affected the Council's decision. Ruther clarified the Council's role and timing. Dominic Mauriello, representing the applicant Evergreen Lodge, walked the commission through the work that has occurred since the last hearing. Many of these changes were the result of a request from the commission to remove some of the specificity in the plan. He presented the proposed land exchange and the items that the commission have found acceptable at previous meetings. Dominic discussed the new materials including revised graphics and additional language for clarification purposes. Items addressed include the pedestrian link between the frontage road and Meadow Drive, the possibilities of shared parking/refuse management, setbacks, the effect of the land exchange on the site, as well as architectural considerations. Mauriello concluded with the benefits of both the land exchange and the changes to the Lionshead master plan. Lockman requested clarification on Figure 3. Cleveland asked if this drawing is to scale. Mauriello clarified the graphic and its purpose to illustrate the proposed step downs in the building as it approaches Meadow Drive. Martin asked if additional language would be helpful. Ruther anticipated additional refinements to the figures. Pratt requested that the figure illustrate the south setback. Hansen asked about the net loss of parking anticipated. Mauriello clarified that the new development would need to meet the parking requirement of the Town Code. Hansen asked for clarification on the setback requirement. Ruther clarified the setback requirement and the proposed language Hansen asked about whether the roundabout is contingent upon the Evergreen redevelopment. Ruther clarified the moving parts in relation to this item. Cleveland and Ruther briefly discussed the inclusion of the language related to setbacks and setback encroachments. Gillette requested clarification on Section 5.19.8 concerning architecture and the purpose of the language. Mauriello provided a response to answer Gillette's question. Gillette feels that the reference to the existing structures is a departure from the overall purpose of the master plan. He feels that the language adds confusion to the architectural intent. Pratt feels that the language referenced by Gillette is unnecessary, redundant and potentially confusing. Ruther spoke to the reasons for the inclusion of the language and Staff's support for the language. Cleveland suggested alterations to the language that would make it more acceptable to the commission. Gillette spoke to his continued confusion on why the language on existing structures is included. Ruther spoke to the language being reinforcing, and not deviating from the architectural guidelines. Pratt opened up the meeting for public comment Jim Lamont, representing the Vail Homeowners Association, spoke to his support for the covering of Vail Valley Medical Center (WMC) parking and how that might present itself to surrounding properties/roadways. Jim asked if similar language related to building stepbacks was included in the Ever Vail plan. Pratt closed public comment and asked for comments from fellow commissioners. Lockman asked that the document being presented in its final form prior commission action but that it would not prevent his vote. Supports process and discussion that has occurred. Overall he supports the document and will support. Hansen spoke to his support for the plan and the process and discussion that has occurred. Hansen spoke to areas of support including parking, lighting, refuse management and the approach to Mill Creek. Cleveland generally agrees with his fellow commissioners and asked for clarification related to mitigation from the roundabout construction and how it relates to Lot 10. Ruther clarified how the roundabout and Lot 10 discussions might occur related to right-of-way acquisition. Martin spoke to his support to Cleveland's requested language change and spoke to his concerns about how the roundabout might function. Gillette spoke to his general support for the document and his support for Cleveland's amendment but asked for an additional sentence to also be removed. This refers to Section 5.19.8. Cleveland responded with his support for only removing one sentence. Pratt supports Cleveland's proposed language change. Pratt feels that some of the language is redundant. Expressed his concern for the live bed policy and the proposed replacement plan for the accommodation units (AUs). Would like to see an increase in the number of AUs in tandem with the proposed reduction in AU square footage. May vote in opposition to bring the Council's attention to this matter. Cleveland spoke to his role with the WMC and his impartiality. Cleveland spoke to his uncertainty the role private covenants might have in respect to the plan. 3. 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 Community Development Department Planner: George Ruther Action: Table to November 9, 2015 Motion: Cleveland Second: Lockman Vote: 5-0 Director George Ruther introduced the topic. Staff has shared the Commission's concerns on the parking requirements for this development. Parking has been increased to two spaces per unit regardless of unit type. About parking 58 spaces will fit on the site of the multiple family buildings (i.e. 28 units), unless the development program is altered. There may be room to add up to 6 more parking spaces (i.e. 3 units). Intended goal for this project is to address employee housing that does not exist in significant quantity in town. These units are intended for families. This development is intended as a phased plan. We are requesting approval of a development plan that includes the density, a range of floor areas, landscape areas, site coverage, parking and development standards. After this first phase, the applicant will return with more details on the vertical construction. Hansen asked for a clarification on the phasing. Ruther explained that the first phase is site improvements only (site access, infrastructure, and utilities). The Town is also talking with developers to learn more about development approaches and construction methods. It is also unlikely that a developer would build all the units at the same time without some pre -sales or a demonstration of the market absorption rates. We welcome your comments so they can be incorporated into the development plan. Pratt asked "Given that the client (Town Council) is expected to change in the next several weeks (due to elections), is it too late to go back? Ruther indicated that but for a change in the density, the infrastructure can accommodate a number of configurations and some change in density. There has already been much community debate on this project, and we are not anticipating significant changes from the client. He discussed the development plan contents and development standards. If there are changes to the phases, we may need modifications to the phasing plan as well. Will Hentschel, 359 Design — Multifamily buildings have shifted slightly to accommodate the 2 parking spaces per unit. Project Guidelines and Goals were reviewed. West end of the site is mostly undevelopable due to steep slopes. He reviewed the landscaping plan, access plan and lighting for the site. There are 1.15 acres of open space proposed in plan. During access and infrastructure construction, over lot grading would prepare the sites for development. Gillette asked about removing asphalt between the multifamily and the townhomes. He discussed options to add walking paths to the Northside Grab and Go. Ruther indicated that removing asphalt would likely require taking access through the Fire Department site. Cleveland stated people need to be able to get to the bus stops easily. Both red and green route busses stop near the fire station, and another stop at the intersection to east of this site. Ruther indicated that a 6 foot sidewalk is proposed along Chamonix Road. Pratt indicated we need to address walking paths to the bus stop at the southwest near fire station. Hentschel explained the mix of unit sizes Cleveland stated 3,000 sq. ft. is a large 4 bedroom unit. We might be shooting too high on size. Also, driveways will require retaining walls. Bridges may be better than retaining walls and steep driveways. Changes to the plan could allow for a 6t" duplex. Hentschel responded that there is potential for 3,000 sq. ft. units, but we are aiming for 2,400 sq. ft. (1,200 sq. ft. per level). Garage area is not included in these number ranges. All duplexes have 2 spaces in a garage and space for another car in front. Most of the townhomes have 2 spaces in a garage and some have 1 space in front of the garage. Multifamily parking is provided under the multifamily buildings. Plus 13 guest parking spaces are proposed. Development standards were reviewed. Ruther stated we have heard from potential owners that there should be some private outdoor space on the site, but generally they are OK with some shared space. Gillette asked why were outdoor patios removed from allowed uses? Ruther responded that outdoor patios as a land use are referring to dining patios at restaurants, not private patios on residential units. Private residential patios will be allowed. Hentschel stated multifamily could be 2-3 levels above podium parking, up to 48' tall. Some additional design drivers include Pride of Ownership, Connection to Nature, Parking and Storage, Everyday Conveniences. Hansen asked how is the approach on energy and design? Hentschel responded that strong emphasis to help future owners pay lower bills in future. We look at the insulation closely. We have looked at how this design would compare to LEED as far as insulation, connectivity, overall sustainability. Lockman stated Habitat for Humanity does projects with LEED silver or above, with solar panels too. I would love LEED to be called out in this project. Could the western part of site be used for Solar photovoltaic (PV) panels? Hentschel responded that we do not have enough space on buildings to accommodate solar panels that would provide full offset to electric use. Gillette encourages the applicant to look at the most cost effective way to be energy efficient. Solar may not be the best in this project. Smart roof design and insulation can give us more bang for the buck. Hentschel stated we will use LEED as a metric for comparison. We will try to use best design practices and consider issues like snow shedding, and try to avoid the need for heat tape. Hansen inquired if there are spaces available for kids play areas? Hentschel responded that the site is steep and not many spaces, but we will consider play areas. Public Comment — None Final Comments Lockman indicated that I may be a potential future owner in this development. Everything I have seen is right on. I like the connections to bus stops, but this project needs to be above and beyond to meet Vail's standards. Cleveland stated that his concern is with the multifamily. If these will be condominiums, what is our fallback position is statewide condo laws are not addressed? This is a huge component of this development. Ruther responded that the Town Attorney is researching the issues with condominiums. The Town, as the developer, should not take on any additional liabilities. This is an issue that we need to figure out. There are a handful of ways that some communities are addressing these issues and we should wait for a legal response from the Attorney's office. Cleveland stated that we should be open to expanding parking to areas outside the building footprint. Maybe under the open space. It's not cheap. You could put a park over the top of the parking. I'm not a big proponent of heated driveways. There are other ways to do it. People in our real estate community can tell us what people want in these units. Gillette stated that the parking improvements are good. We are on the right track Ruther indicated that we have heard from realtors and prospective buyers that the interiors need to have better finishes than what we have traditionally seen in employee housing. Brass door knobs, hollow core doors and cheap counter tops may not be what are best for this product. Cleveland stated that this need to be a different product than we have previously built. We want people and families to move back into Vail. The large 3 bedroom units in employee housing are the most stable and turn over the least in existing employee housing developments. Ruther indicated that people don't want to buy a unit that they know they will soon be leaving. We have heard from the Town Council that this development should be designed for families. These people have options for housing product that meet their needs down valley, but not here in Vail. Pratt stated that you have a diverse range of products here. In the final presentation, I would like to see some site sections, with roof forms. Not just blocks. I'm in favor of the guest parking, but I wonder where the snow storage will be on this plan. Worried that guest parking can disappear in winter due to snow storage. That eastern multifamily building could go away and become townhomes. Cleveland stated that one of the concerns with the multifamily is that the units do not have two sides (windows). How will accessibility be handled? Will you need elevators? Hentschel responded that we may need elevators in one of the buildings. It will depend on construction type and building codes. Lockman asked that we please show bus stops on the plans. 4. Approval of Minutes October 12, 2015 PEC Meeting Results Motion: Cleveland Second: Hansen Vote: 5-0 5. Informational Update: Alan Nazzaro, Housing Manager —There is a court case on the Front Range that recently discussed this issue of condominiums. Declarations in a condo development (Villagio) were created by the developer that required arbitration prior to filing a construction defects lawsuit. The declarations were modified by the HOA without informing the developer, but the court upheld this arbitration requirement. 6. Adjournment Motion: Hansen Second: Cleveland Vote: 5-0 Kirk Hansen indicated that he will miss the November 9, 2015 meeting. Henry Pratt informed us that he will not be able to attend the November 23, 2015 meeting. 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 01), PLANNING AND ENVIRONMENTAL COMMISSION T%V�J OF Vii October 26, 2015, 1:00 PM Vail Town Council Chambers 75 S. Frontage Road - Vail, Colorado, 81657 Call to Order 2. A request for a recommendation to the Vail Town Council for an amendment to the 45 min. 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 3. A request for final review of a Development Plan, pursuant to Section 12-61-11, Vail Town 45 min. 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 Community Development Department Planner: George Ruther 4. Approval of Minutes October 12, 2015 PEC Meeting Results 5. Informational Update 6. Adjournment 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 October 23, 2015 TO6' d OF V It ` VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: October 26, 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 102615.pdf Staff Memorandum D Vail Homeowners Association Written Response 102615.pdf VHA Written Responses D Evergreen Lodge Master Plan Figures.pdf Master Plan Figures 0 TOWN OF VAIL Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: October 26, 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 SUMMARY The applicant, Evergreen Lodge at Vail, represented by the Mauriello Planning Group, is requesting a public hearing with the Planning and Environmental Commission (Commission) to present 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 public hearing is the culmination of many worksession meetings held on this topic that were intended to have 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. II. DESCRIPTION OF REQUEST The applicant, Evergreen Lodge at Vail, represented by the Mauriello Planning Group, is requesting a public hearing with the Town of Vail Planning and Environmental Commission to present 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 public hearing is to accomplish the following tasks: 1. Present the proposed amendments, as amended, based upon input received from the Commission and public at the worksession meetings previously held on this application. 2. Request that the Commission forwards its final recommendation on the proposed amendment to the Vail Town Council, pursuant to the master plan amendment review procedures prescribed in the Vail Town Code. III. PROPOSED AMENDMENTS The amendments proposed by the applicant have been drafted and will be presented assuming the proposed land exchange has occurred. Town staff is recommending that any motion by the Commission recommending approval, or approval with modifications, of the requested master plan amendment contains a condition that said amendments are effective upon the date that the land exchange subdivision amendment is recorded at the Office of the Clerk and Recorder of Eagle County. Text to be added to the LRMP is shown in bold italics and text to be deleted is shown in c+rikethre, inh 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 east by the Vail Valley Medical Center.,, and-te the -east bythe West StaF RaAt The lot area is 136,807 114337- square feet or 3.14 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 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 approximately 9,970 sq. ft. of Evergreen Lodge land east of the Lodge. (See figure ???) The agreement was reached based on the conclusion of a two-day Town of Vail Page 2 charrette between VVMC, Town of Vail, and the Evergreen Lodge representatives, which was conducted in December of 2014 where the parties developed an overall conceptual redevelopment scheme 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 containing 19 dwelling units and 128 accommodation units with an adjoining two-story tall hotel amenities wing containing a restaurant, cocktail lounge and bar, meeting rooms and conference facilities, #gone below-grade structured parking garage containing 52 parking spaces, and paved surface parking comprised of 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 by two existing 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 in from the South Frontage Road. The eastern parking garage is utolozed by the Voil \/olloY M Enol Gent rer fetete Tmreye e parkiRg and is onnoccorl from the Se ith Frontage Read thre gh o shored omni/ovit w0th the West Star Ronk effino building. 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 depir.ted GR Map T heroin 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 Town of Vail Page 3 functional, receives little, if any, regular maintenance and includes a railroad tie set of stairs that is unsafe and in disrepair. There are currently no pedestrian improvements located along the South Frontage Road along the Evergreen Lodge frontage. Though no improvements exist, a fair number of pedestrians use the southerly edge of the South Frontage Road when entering or exiting the site or while traveling past the property. In order to improve pedestrian access and safety, it is recommended that future redevelopment of the site includes the construction of a continuous pedestrian/bicycle path along the South Frontage Road and that the existing gravel path along the southerly edge of the site be improved and regularly maintained. Said iMPFE) eMeRtc may ReGeSSitoto the inrGGGI feF PP_C_J(_QC_;trian aGGGGG e��(_QAt1._q t#PA-'61g„ the site. Based on the results of the two-day charrette, 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 (see figure??). Conceptually, the new walkway could benefit users of both the WMC 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 #rem with two, full movement-, tw-G� access points. The current location of these access points relative to the existing access points for the `"'�aT US Bank Building, Vail Valley Medical Center parking structure, Town of Vail Municipal Buildings, and potential future access points to the Vail Valley Medical Center and Vail International Building results in undesirable traffic flow and turning movements creating traffic safety, and capacity, and level of service concerns. In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan, opportunities for public transportation and vehicular circulation improvements should be explored in conjunction with any future redevelopment of the site. 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. If constructed, a full, two lane roundabout could be located along the frontage of the Evergreen and Town of Vail Municipal site that takes into account the additional through -traffic needs of the community but also the future redevelopment of the Town's municipal site, VVMC, and the Evergreen Lodge properties. Additional study of the roundabout design is necessary. As 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. The proposed roundabout as envisioned encroaches into the Evergreen Town of Vail Page 4 Lodge property and the Town's municipal site which impacts the future development of the properties. In an effort to improve the pedestrian environment along West Meadow Drive and further reduce the total number of vehicle trips on West Meadow Drive, vehicular access to the Evergreen Lodge from West Meadow Drive shall be prohibited. 5.19.3 Preservation of Existing Accommodation Units The Evergreen Lodge presently contains 128 s"n,mr accommodation units. In addition, the Evergreen Lodge also contains a restaurant, cocktail lounge and bar and meeting rooms incidental to the operation of the Lodge. Originally built in 1974, the existing accommodation units and hotel amenities are old and outdated. The Lodge was developed to the standards desired more than four decades ago and likely no longer provides guests with accommodations meeting more modern standards and 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 or replacement of the number of short-term accommodation units on the site, in keeping with the live bed policy in Section 4.13. T49 presepiatinn of shnrF term onnnmmG)datinnc chnI-I'd fnn..c nn mointoining the Gn �Qite oc �eiell oc reg..iring the presepiatien of 122- I ` 2- onnnmmniJotinn �c-ate--veer.-aTrec�umrr���-r�.�reaer-Pcrcrvi-r-vi--rz� crvi-r ..� %Nith this in mini)0 nthe g..olity of the evicting onnMMG)datinUnit nit rnnm nn..liJ he upgraded and the}�rnnmc rennnfig..reiJ to e grets _rnn m..ltim c..itec A iRstaRGee, heweyer,,-she- ;ld th(-Q o—urMG61rnr f grnccrTeSidiential fIA_AvrrArea -Qeyeted-to While the development trend in Vail since the late 1990's has been to focus on high-end, luxury accommodation units utilizing more floor area per unit, an opportunity exists to create high quality accommodation units that are smaller in size and likely to be more affordable, yet achieve the goals of preserving the existing number of accommodation units, maintaining live beds on the site, and increasing 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 dGfineid in the Inning l7eg6.lotinn6 or the provision of a rental management program, could significantly increase the availability of short-term rental opportunities°iit"(Q b6i+Id+Rg. through redevelopment. 5.19.4 Impacts on Middle Creek Stream Tract The Middle Creek Stream Tract lies to the west of the Evergreen Lodge. The Tract is owned by the Town of Vail and the Eagle River Water and Sanitation District. The tracts ares heavily vegetated with several suhctantiol deciduous trees, a significant lower layer of riparian underbrush and also includes a Town of Vail Page 5 pedestrian path and a pedestrian bridge. Given the importance of water quality, it is imperative that any future development on the Evergreen Lodge site does not negatively impact or encroach upon the existing riparian corridor of Middle Creek and that it comply with any stream health initiatives adopted by the Town. Although the site borders the Middle. wool, StFeam T-FaG+ 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 riparian corridor of Middle Creek should neo remain protected and preserved, the physical and visual relationships and references between adjacent development and the stream tracts should be strengthened. Careful consideration should be taken when approving any application for development adjacent to the Creek. An opportunity exists to create a significant connection between the Evergreen Lodge and Middle Creek. Any use of Middle Creek for aesthetic or recreational purposes, however, should be subordinate to the preservation of the natural riparian corridor and its inherent natural character. The Middle Greek Stream Trar_t These stream tracts 4�ay 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 proposed Cpntpr Owned 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. For example, odor„ offer+ chef ild be to Lon +e once ire. that fut.- it 1 dey pme.c cTr E��e�eeR e site �'c-dees RetpreE ... 'v�aiI Va MGdmGal Ce.pter from ronenfig trine tho design of the morlinol non+or +e eliminoto FreRtage °dam i nal opportunities for coordination may include, shared service and delivery facilities, grading and site improvements, shared parking, and pedestrian pathway connections. onrl lonrl ovnhaRges Both parties have taken steps to ensure the properties can be redeveloped in a more coordinated manner by executing the land exchange. The land exchange provides better access length, frontage, and redevelopment opportunities to the Vail Valley Medical Center by securing additional South Frontage Road access and providing a location for a possible future emergency helipad providing direct access to medical facilities on -campus. The exchange of land affords the Evergreen Lodge and VVMC an opportunity to construct an important pedestrian connection from the South Frontage Road to West Meadow Drive, thereby strengthening the pedestrian connection into Lionshead and Vail Village. The land exchange also allows for improved vehicular access by providing a reasonable location for a roundabout located in front of and on the Evergreen Lodge property Town of Vail Page 6 improving access to both properties. This pedestrian connection could potentially utilize a one-story deck that could cover surface parking on the VVMC campus. While a deck provides covered parking screened from public view, it also introduces a landscape element and plaza benefiting the views and use by patrons from Evergreen Lodge, and-VVMC, and the community at large. In order for a connection and landscape enhancement to be successful, i*�be it may require that it to be developed with reduced or zero setbacks between the properties and may require stairs and elevator access on or adjacent to Lot 10. The Town of Vail owns Lot 10. Lot 10 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 used for right of way developed as West Meadow Drive street and sidewalk improvements and the northerly portion is a surface parking lot currently used jointly by WMC and the Town's library personnel. A potential development alternative would be to allow a portion of Lot 10 to be used by the Evergreen Lodge to provide a stronger connection to West Meadow Drive or as potential mitigation for roundabout impacts to the Evergreen property. Any private use of Lot 10 not required to offset roundabout impacts on Evergreen Lodge, including use by VVMC and the Evergreen Lodge shall provide a public benefit to the community a44d with interest, vitality, and interaction with pedestrians along West Meadow Drive, such as public art or a public park and provide for pedestrian access of Evergreen Lodge patrons. Lot 10 could be utilized to complete the pedestrian connection to West Meadow Drive. Opportunities may exist for the shared parking and loading between the Evergreen Lodge and VVMC, subject to agreements between the two parties. Such shared uses, however, are not mandated. Since it is unlikely that the redevelopment of the Evergreen Lodge and VVMC will occur within the same timeframe, any redevelopment of the Evergreen Lodge property or VVMC property will need to provide appropriate interim development solutions that allow the properties to be developed in a functional and aesthetic fashion. Guarantees and/or temporary improvements such as landscape buffers and pedestrian paths may be required of any redevelopment proposals 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 shall occur within the structures or otherwise be hod dtQ radequately screened from public view. Service and delivery truck turning maneuvering shall not negatively impact traffic flow on the South Frontage Road and a separate loading and service entrywW maybe allowed in conjunction with the construction of a potential new roundabout Town of Vail Page 7 5.19.7 Setbacks 499 the South Creentage Read Special consideration should be given to the setback of buildings from the South Frontage Road. Pursuant to the Lionshead Mixed Use -1 zone district setback standards, a minimum 10 -foot (10') setback is required. Given the relationship of the development site to the South Frontage Road, the need for adequate area for vehicular traffic circulation, the importance of a landscape area to visually screen the massing of the building, and the existence of a 30 -foot wide utility easement along the southerly edge of the South Frontage Road, the minimum required front setback for the Evergreen Lodge development site shall be thirty feet (30'). This increased setback requirement shall supersede the 10 -foot setback requirement prescribed in Section 12-7H-10, Setbacks, Vail Town Code. Based upon the coordinated efforts between the Evergreen Lodge and the Vail Valley Medical Center, opportunities exist for a covered parking deck and pedestrian access landscape plaza to be developed between the properties with the goal of screening surface parking and enhancing the visual quality of the area. If appropriately designed, a reduced or zero set back in these areas may be proposed for review during the development review process. Additionally, below grade improvements, including but not limited to, parking and vehicular circulation improvements may be developed within the required 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 Town of Vail Page 8 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 (see figure ??), and subject to design review. The final building massing, scale and form shall be determined during the development review process. 5.19.9 Public Transit Stop A public transit stop is presently located east of the `"'�aT US Bank Building, across the street from the Town Municipal offices. Through the future redevelopment of the Evergreen Lodge and the Vail Valley Medical Center, an opportunity exists to potentially relocate the transit stop to a more optimal location. V. 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. On September 28, 2015, the Planning and Environmental Commission held a worksession to continue discussions regarding the proposed master plan amendments. In sum, the Commission recommended a number of changes be made to the Town of Vail Page 9 amendments to provide less specificity with regard to certain plan recommendations. The Commission's preference was to have document more general in nature while still proposing possible or potential options and solutions. 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) 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. Town of Vail Page 10 2.3.1 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ("live beds" or "warm beds') through new lodging products. Live beds and warm beds are best described as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or families 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 Town of Vail Page 11 are not accommodation units in hotels, but instead, in dwelling units in residential condominiums such as the Vail 21, Treetops, Antlers Lodge, Lion Square Lodge, Lifthouse Lodge, Landmark Tower and Townhomes, Lionshead Arcade, and Montaneros, all of which have some form of rental/property management program that encourages short term rental of dwelling units when the owners are not in residence. It has been the experience in Lionshead that condominium projects which include a voluntary rental management program have occupancy rates which exceed the occupancy rate of hotel products, and therefore tend to provide more live beds and produce more lodging tax revenues to the Town. Applications for new development or redevelopment which maintain, preserve, and enhance the live bed base in Lionshead have a significantly greater chance of approval in the development review process than those which do not. 4.13.1 Live Bed Definition Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are defined as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or families, on a short term rental basis. A live bed may include the following residential products. accommodation 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 Town of Vail Page 12 adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. VAIL LAND USE PLAN CHAPTER 11— LAND USE PLAN GOALS / POLICIES.- The OLICIES.The goals articulated here reflect the desires of the citizenry as expressed through the series of public meetings that were held throughout the project. A set of initial goals were developed which were then substantially revised after different types of opinions were brought out in the second meeting. The goal statements were developed to reflect a general consensus once the public had had the opportunity to reflect on the concepts and ideas initially presented. The goal statements were then revised through the review process with the Task Force, the Planning and Environmental Commission and Town Council and now represent policy guidelines in the review process for new development 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. Town of Vail Page 13 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 4. Village Core/ Lionshead 4.1 Future commercial development should continue to occur primarily in existing commercial areas. Future commercial development in the Core areas needs to be carefully controlled to facilitate access and delivery. 4.2 Increased density in the Core areas is acceptable so long as the existing character of each area is preserved through implementation of the Urban Design Guide Plan and the Vail Village Master Plan. 4.4 The connection between the Village Core and Lionshead should be enhanced through.- a. hrough:a. Installation of a new type of people mover. 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 up. 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: Town of Vail Page 14 How have conditions changed since the plan was adopted? The Lionshead Redevelopment Plan was first adopted in 1998. Since its original adoption, the Plan has been amended several times. To date, the Plan has served the community well as more than twenty redevelopment projects have been completed within the Lionshead Study Area since 1998. As a result of these redevelopment projects, the community and property owners within Lionshead have been progressing incrementally towards achieving the six development objectives prescribed within the Plan. Undoubtedly, the Plan has been a success. A number of conditions affecting the community and those properties governed by the Lionshead Redevelopment Master Plan have changed since the Plan's adoption in 1998. Those conditions include: • A dramatic rise in real estate value has occurred. • The local, regional, national and global economies were impacted by the Great Recession. • The Vail community experienced a more than $2.513 town -wide redevelopment and renaissance. • The Vail Valley Medical Center adopted a master facilities plan and is currently underway with a +/- $125M redevelopment project. • A land exchange affecting the boundary lines and site area configurations of the Vail Valley Medical Center and Evergreen Lodge has been initiated. • A need to complete South Frontage Road traffic circulation improvements in the immediate vicinity of the Evergreen Lodge, Vail Valley Medical Center Campus and the Town of Vail Municipal site has been identified. • The effectiveness and relevancy of the economic incentives identified nearly twenty years ago and subsequently adopted in the 1998 Lionshead Redevelopment Master Plan have changed (i.e. grfa/dwelling unit per acre ratio) • Vail's annual summer and winter guest visitation has grown to more than 1.2M guests in the summer and 1.7M skier visits in the winter, respectively. • Real estate buyer preferences and expectations have evolved and changed since 1998. • The advent of VRBO and AirBnB along with other aspects of the new and evolving sharing economy has altered the face of the short-term accommodations market. How is the plan in error? The plan, as adopted, and as it governs the redevelopment of the Evergreen Lodge, is not in error. The demonstration of plan error, however, is not a requirement of a master plan amendment review and approval process. Instead, it is but one of three possible reasons for approving a master plan amendment. Town of Vail Page 15 How would an addition, deletion, or change to the plan be in concert with the plan in general? The 1998 Lionshead Redevelopment Master Plan identifies six fundamental design or development objectives. Each of the objectives is aimed at addressing and responding positively to certain shortcomings of the existing conditions of the physical and built environment within the Lionshead area. Upon adoption of the master plan, procedures were put in place to allow for future amendments to occur to the Plan throughout its useful lifetime. To date, a number of amendments have been approved and adopted. In each instance, the amendments did not fundamentally change or alter the six development objectives originally adopted with the Plan. Instead, the amendments served to further ensure that each of the objectives would be achieved. The additions, deletions, and changes proposed to the Chapter 5, Detailed Plan Recommendations, of the Lionshead Redevelopment Master Plan for the Evergreen Lodge are in concert with the Plan and its development objectives. For instance, the following list of detailed plan recommendations demonstrates the how the Plan remains in concert with the development objectives: • 128 accommodation units are being preserved on the Evergreen Lodge site. • Improvements are recommended for South Frontage Road traffic circulation. • On site loading and delivery is being provided within the future structure and off site delivery truck maneuvering will be eliminated. • A north/south pedestrian connection between West Meadow Drive and the South Frontage Road will be accommodated. • Improvements and enhancements to the Middle Creek stream corridor and riparian areas are being preserved. • The redevelopment of the existing Evergreen Lodge shall comply with the adopted development standards and design guidelines established for Lionshead. VIII. STAFF RECOMMENDATION The Community Development Department recommends that the Town of Vail Planning and Environmental Commission forwards a recommendation of approval of the proposed 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. Staff's recommendation of approval is based upon the review of the proposed amendments and the criteria outlined in Section VII of the memorandum, dated October 26, 2015 and the evidence and testimony presented throughout the public hearing process. More specifically, the staff believes the applicant has demonstrated that conditions have changed since the plan was adopted and that the amendment, as proposed, is in concert with the adopted goals and objectives of the plan in general. Town of Vail Page 16 Should the Planning and Environmental Commission choose to forward a recommendation of approval of the proposed master plan amendment to the Lionshead Redevelopment Master Plan, staff recommends the Commission approves the following motion: "The Town of Vail Planning and Environmental Commission recommends the Vail Town Council approves the requested 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. The recommendation of approval is based upon the Commission's review of the proposed amendments, as amended over the course of the public hearing process and the finding that the applicant has demonstrated to the satisfaction of the Commission that conditions within the Lionshead Study Area have changed since the original adoption of the master plan and that the requested additions, deletions, or changes to the plan are in concert with the adopted development objectives, outlined in Section Vll of the memorandum dated October 26, 2015." IX. ATTACHMENTS Attachment A - Written response to the letter from the Vail Homeowners Association Inc., dated September 14, 2015. Attachment B - Evergreen Lodge Master Plan Figures Town of Vail Page 17 Vail Homeowners Association. Inc. P.O. Box 238 Vail, Colorado 81658 vha@vail.net October 15, 2015 Dear Mr. Jim Lamont, The purpose of my letter is to provide you with a written response to the questions you raised on behalf of the Vail Homeowners Association, Inc. with regard to the review of the proposed Lionshead Redevelopment Master Plan amendment for the Evergreen Lodge. The responses are highlighted in italic text below: Will the Evergreen master plan amendment provide the same level of design detail as that provided by the VVMC (master plan), if not, why not? The master plan amendment is proposed to include an appropriate amount of design level detail to be consistent with the intended purpose of Chapter 5, Detailed Plan Recommendations as outlined in the Lionshead Redevelopment Master Plan. According to Chapter 5, "The intent of this Chapter ... and the Master Plan as a whole... is to identify important functional relationships and visual objectives within the District and to propose a framework for the long-term redevelopment of Lionshead. The document does not intend to limit or eliminate ideas relating to specific parcels; any proposals consistent with this framework should be considered even if they are not anticipated in this document." For consistency purposes, and to ensure the overall success of the master plan document, the Town staff will continue to recommend that the proposed amendment contains the appropriate amount of design level detail. This approach has proven to be successfully in the redevelopment of nearly twenty properties throughout the District during the past 10 —12 years. What is the bulk, mass and height profile as the Evergreen stair steps from the South Frontage Road to the West Meadow Drive? What is the grade and relationship to West Meadow Drive of the plaza proposed to cover the VVMC surface Parking lot, shown in the Evergreen graphic presented to the PEC? A diagrammatic profile is currently being created to illustrate the conceptualized bulk, mass and building height of development on the site. The profile will be incorporated into the final master plan amendment. As presently proposed, the height of any future structure on the site shall be consistent with the bulk, mass and height limitations prescribed within the Lionshead Mixed Use —1 zone district (82.5 feet maximum/71 feet maximum average). It is recommended that the building height, bulk and mass steps down to 4 to 5 stories maximum as it approaches Lot 10 and West Meadow Drive. This height is consistent with the height of the Vail Valley Medical Center on the adjoin parcel. The final proposed bulk, mass and building height is subject to design review at the time of development plan approval. As currently conceptualized, the pedestrian and landscaped plaza covering the surface parking lot at VVMC is indicated to be approximately 14 feet to 16 feet in height. The final height determination, if proposed and built, has yet to be determined. Similar to many other aspects of any future redevelopment proposal, the plaza is subject to design review at the time of development plan approval. If the Evergreen was to assume control of the Town owned Lot 10, what would be the intended use? The speculative nature of the question makes is difficult to answer. Any answer to the question would itself be nothing more than speculation as the owner of the Evergreen has not expressed an interest or desire to assume control of the Town owned Lot 10. The Town has indicated, in very general terms, that any future use of Lot 10 would need to be a public/quasi-public use and demonstrate a public benefit to the community. What is the treatment of Middle Creek including the width of the existing and proposed stream setbacks and any required restoration? Middle Creek is an identified tributary of Gore Creek. As such, the existing watercourse setbacks for development are 30 feet from the centerline of the water way. Further, development is prohibited within the delineated 100 -year floodplain. No changes to the water course setbacks are proposed in the master plan amendment. A development application for future redevelopment of the Evergreen site has not been submitted for review. As such, it is difficult to determine what, if any, direct impacts of development require mitigation at this time. At a minimum, however, the town staff is recommending that additional language be added to the master plan obligating the Evergreen owner to comply with any stream health initiatives, policies, and/or regulations that are adopted town -wide as the community moves forward on improving and further enhancing water quality within Gore Creek. Is it a prudent decision to place a hotel structure immediately adjacent to the proposed VVMC heliport? Yes. The Town of Vail, the Vail Valley Medical Center and the Evergreen Lodge have cooperatively analyzed and study the feasibility of siting an emergency helipad on the VVMC campus. The analysis and study was completed by independent, qualified emergency helicopter consultants as part of an extended public hearing process. Modifications and accommodations were made to the 2015 VVMC Master Plan recommendations and are similarly being proposed and recommended in the Evergreen Master Plan Amendment. Additional review and analysis will be required prior to the adoption of any development plan approval for the VVMC campus and/or the Evergreen Lodge. Does the proposed Evergreen amendment preclude an enclosed sky bridge link between the Evergreen and Town of Vail Municipal sites? No, the Evergreen Master Plan Amendment does not preclude an enclosed sky bridge link between the Evergreen and the Town of Vail Municipal sites. Does the Evergreen amendment foreclose the redevelopment opportunities for the Town of Vail Civic Center Site, as has been made public in Town Council deliberations? No, the Evergreen Master Plan Amendment does not foreclose the redevelopment opportunities for the "Town of Vail Civic Center Site" as the area conceptualized for Civic Center improvements does not include any privately owned parcels of land such as the Evergreen Lodge property. Has the applicant and the Town made contact with the Vail International Building Condominium Association and other adjacent property owners with respect to the proposed master plan amendments? Public notice of the proposed master plan amendment has been provided subject to the Vail Town Code coo o r r U, •a X F .. .� f 7 r" , N O LL 1' i mQC'J :ir7 i F I:J ! y f r _ w LU LLJco I r- LU ! z r r +4 j,-cor I co Lu _ w LUN N Q � 00 Q 5W 'F— v+ W C) O J E co 1 co Un TO6' d OF V It ` VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: October 26, 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: Description: d PEC150019 Chamonix Development Plan 102615.pdf Staff Memorandum D Chamonix PEC MEETING 10-26-15 Fina101-13.pdf Chamonix Presentation Pages 1-13 D Chamonix PEC MEETING 10-26-15 Fina114-19.pdf Chamonix Presentation Pages 14-19 rowN of vain Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: October 26, 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 I. 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. The proposed development standards are prescribed in Approved Development Plan which has been attached for reference. 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 2 summer 2015). Approximately $1.5M has been appropriated in the 2015 Budget for this 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. 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 VI. SURROUNDING LAND USES AND ZONING Vail Das Schone Filing No. 1 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. 3 Land Use Zoning North: Residential Two -Family Primary/Secondary Residential (P/S) South: Commercial Heavy Service District 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. 3 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. VIII. 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. IX. ATTACHMENTS 0 Chamonix Parcel Approved Development Plan "Vail's Newest Residential Development for Families" Adopted ???, 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 5 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 2011 Chamonix Master Plan. The Master Plan recommendations locate 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 western most portion of the site is unbuildable due to the presence of steep slopes. The undeveloped areas in and around the buildings and internal driveway system provides landscape areas and recreational opportunities for the residents living in the homes on 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 2011 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 buildable 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 unified development, protection of the natural environment, compatibility with the surrounding area and 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 A 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 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 15 - 25 dwelling units per buildable 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 (24 -34 units) IV. Definitions Approved Development Plan: The set of development plans approved by the Town of Vail Planning and Environmental Commission on ????, 2015 entitling development on the Chamonix Parcel. Chamonix Parcel: The parcel of land legally described as Parcel B, Resubdivision of Tract D, Vail Das Schone Filing , Town of Vail, County of Eagle, State of Colorado. Zoning Regulations: Title 12 of the Municipal Code of the Town of Vail 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: 7 A. PERMITTED USES: The following uses shall be permitted in the H dis+ri`++ on the Chamonix Parcel Bicycle and pedestrian paths. Employee housing units, as further regulated by chapter 13 of +ham the Zoning Regulations. Passive outdoor recreation areas, and open space. B. CONDITIONAL USES: The following conditional uses shall be permitted in +he H dis+ri`++ on the Chamonix Parcel, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of +him the Zoning Regulations: Oho needs of the residents of the rleVelnpmen4 and developed in nnnii motion With emple\/ee hei 16!Rg OR Whinh nesse the fellGW!Rg uses may be alleweld si iNent to a rnnrlitinnel i ice permit• 4i itnmeterl teller menhinec (AT -Ms) evterinr to a hi 1ildinn R;;nLs ;;Ad finenniel institi itinns ##f -- n Di 1blin and pFiyatecn�.r 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 dis+ri.+ 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 this;tot'the Zoning Regulations. Private greenhouses, toolsheds, playhouses, or attached garages GF Garperts, Peels er ronreatinN fanili4ioc 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 iN this dostri`++ on the Chamonix Parcel shall be twenty feet (20') from the perimeter of the z^No distri..+ 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. M thp appliGa Rt GE)MpliaNno V.Aith Oho Fr,llr,Wi Rg nrite Fig• 9 • :T�SA/1:S1tiTTSs(�l�LrSS7P.Cm� PmI■MNAP.W- 1MIT=.,` - MWe "Mr-rZT: IBM E. SITE COVERAGE: Site coverage shall not exceed fifty seventy five percent (575%) of the total site area of the Chamonix Parcel. o++ho diGG-Feting of+he planning and onWirnnmo431 nnmmis; Site GE)Verage may be provided 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 Chamonix Parcel 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: 10 The parking requirement for the Chamonix Parcel 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 —two (2) enclosed spaces per unit Unassigned Guest/Visitor Parking — A minimum of 9 surface spaces total All enclosed and surface parking spaces and areas shall be constructed in accordance with design standards and dimensional requirements contained in chapter 10 of the Zoning Regulations. .T.s��rrnri�-�r��rari-z-s.T.ir►����•� Me =—.=. e, i WN e I. ADDITIONAL DEVELOPMENT STANDARDS: The following additional development standards shall be approved for the Chamonix Parcel: 1. Lot area and site dimensions. There shall be no minimum lot area or site dimensions requirements. Any subsequent resubdivision of the Chamonix Parcel such as duplex plats, townhomes plat or condominium maps and plats shall adhere to the procedures of the Title 13, Subdivision Regulations of the Vail Town Code. 2. Building height. The maximum allowable building height with the Chamonix Parcel shall be as follows: 11 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 15 - 25 dwelling units per acre of buildable area is approved for the Project. Gross Residential Floor Area A total of 67,900 — 84,300 square of Gross Residential Floor Area (GRFA) is approved for the Project. GRFA should generally be allocated as follows: Duplex Units — 32,000 to 40,600 Townhomes Units — 20,200 to 24,600 Multiple Family Units — 26,700 to 52,500 68,900 — ??? square feet total VI. Supplemental Regulations (See Title 14, Development Standards) 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 area 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 consistent with the improvements shown on the Landscape Plan and Open Space and Recreation Plan. 12 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 #tee -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 13 Z C7 N W 0 C* Lr) M m M W a a W a r O N N cr W m 0 U O a O cm a W Z W cm LUV O CL E u U � O /i O W L r C o O O 41 O V E Q i 0 _3 �+ >.bA C L a..+ N •_ Ri C6 � E r cu �..� •N a--+ o i O N a--+ w i N N — E +-+ Q O ++ C6 cn o N ro c- O >— 0 N C6 j 0 s a I� •— •� cc R C:) O y M C C o a M E i 0 cu \ L o CM O -o E2 `o C o U r0 4— C:) O ^ W►.� � n /1 l,i' ro � V O M /' r V bn W O Z C7 . U 0 w T ro M C6 O O i 4-jro i Q cu � O U O 41 i ate-+ U 'N 3 bn �+ .c N N a--+ N O � U a--' � o o N � o R v a ca R _� � •LC •_ 3 41 c d Cal a '0 o a d • • 3 CD 0 U d r rd 0 0 4w rdMalw �r wa o W o W rd 0 0 0 02 In r 0 fa Ord *+ ar a� Q o. .o1 Im o b 0.4 01 mom raag a Q 0 o aaw a� ANNo0 ,r p 0rdO a L CL O i V 7 0 3 P- 0 v F7Z I I 1 C) 71 CD \ 1 4 ok }� \ 1 1 61 Q V i —�7 >> �� ..,�\ 1 1� 1 00 0 X LU \ Z>° Q` to_ - a ✓ � � 1 � 1 1 I I A ���` 111 ��Illill�lr i i.�i�ll ` � i i I I 11 II �� \ �Ilq�iigl _ i A�1�1 t A A11 11 Q �i plir - »S� 00, �oi� x VA AI — �����— I II \\ O i V 7 O C 3 P- 0 0 0 N lG N d 0 Z O 0 0 R v O. CL Q ca C d c E 0. 0 CD G U d (1)( P O;o z M CC! a--� N M D Q Ir W o a cl� i c c Q) U Eo a c In _ o > 0 t v -0 c o c i\ Copvv�ttvvv v * \ v t�A (� Q > o \\� \\, co o al M VA�v�Av �` v A \ � k` �o�v4tAt�v� v' �A� �v Iv vv �v ctt � w CDo 111111(/1 I � � tv�t l\ �����- � ' ' 1 � \�• �, � vv � tv� tit �� V � � � — — v I t \\q1 /PGG" i/� \.� tt t• �. \ \ \ \ � ew 1 lit l \ 1 � \ • � jl � \' � / i� / vp 1`� `W \ V\tAv �Ns\,� X � � lei � I / Ir 1 II LO CD CV O CV R 0. 0. ca 0. LLI IL ` U _ 1 z J C -D z C -D J O E i V 7 0 3 9 0 LO 0 N l0 N N m O 0 O c 0 R v n d Q C R IL C E d O N CD N 0 U d y 9 LO O N l0 N N a 0 O c 0 R v n d Q C R d C N E d O N N 0 U d *w■■■■■iv,04r. U) U) (1) U U Q VJ 9 cvi 0 M 0 E2 U 0 0 z CD 0 LO N N N a 0 0 0 R CL a ca R d c CD0.0 CD CD0 U d 1 i t 1 i � � c � � C l � I I � 111 ii � �` � • � V 1 . � a I V\0 � \I 1� 1 N I , I , I 0 ' U II ' I I 1 II 11 C I I , 1 1 1 CL 1 O CD 1 = 1 1 h 1 CD CO) O CL O 1 L l CL �I •l � � 1 1 � � I I I .1 �-- �11 cm y �1 ��` �9"\ ��•��� � \Y � ilii � � x�� v-- ��� ���� �a�� �� ��� e•� Ii 1 0 CD 0 Q Q Q /\\ \\\`\\ \ \\�\\\ \\\� D H - - - m m m m m \ . \'� O Ow LO O CVN d a v O c 0 R v O. CL Q IL C d C. O CDN C3 U d w CD o 0 0 0 N s O 0 Q M r N N N r m O O O M T O O O O O N � N r N CO CT r a a a O 0 0 0 0 0 0 o M O O N M O O p O O O CO ON O� W p O I` C7 N N V N V CT Cr f0 C/n o w O O� Q m In N Q mr CJ A F -- CD O O w J Z Z D�� FC -D w w w a m m m m m m Z CO CO CO CO CO m O N I , I , I 0 ' U II ' I I 1 II 11 C I I , 1 1 1 CL 1 O CD 1 = 1 1 h 1 CD CO) O CL O 1 L l CL �I •l � � 1 1 � � I I I .1 �-- �11 cm y �1 ��` �9"\ ��•��� � \Y � ilii � � x�� v-- ��� ���� �a�� �� ��� e•� Ii 1 0 CD 0 Q Q Q /\\ \\\`\\ \ \\�\\\ \\\� D H - - - m m m m m \ . \'� O Ow LO O CVN d a v O c 0 R v O. CL Q IL C d C. O CDN C3 U d W c a) a) a) a) a) _ A 0 '3 a, v v o o D O C:U) Q v ao +� p 0 c v'F- -0C) > O E v O c gg T� (O -O a1 a1 i x -0c v � m Q a1 a1 \ ` azs 0 O O +� 3 ���� 1 •\ , O +, O v O 0 0= N p +� ai o Q -0 m > 3 LOU �_ � — ao x I �j111 ii�� I 1 F9 .1VA� A ( Q f0 X p of -03 a, N X + Z 0 u n a) Q o uUlti 11 �A a o a) > '- -00 •'��� ����, v 0 v 0 o t •N O O f0 C O • C OU E U 7 Q i r I too AI / V 14 I -41 AN v ♦ . 1�� �� Ow LO 0 N N d a O c 0 R v d d Q C R IL c d E . 0 CD a� 0 U d ^ M 7 O �/�/��. VJ W O 0 u CL Y L \ OA o 1 Q o c o —0 o N CD00 C u 0 r1l CL i Q O `O Q c v \ v t �v � •�� ��� b..0 v� N ate+ D OA pCro v OAN (U Q- Y Q O O -O U C i v� 1 — O Q � 7 Q OA E V",\ 2 _- OCDv Q Q rEv vA co OA O o E a) OA N N (o0- U v Z$ ob.0 Ln u Q v Q OA O N d (3) � l7 Ln l0 I��IIIIA U 1CL -O LU CD O N o� w LU C M II ilk ii 4)4 to04 / v Liv/ / lv \ T \X(.. / v v 1�� �.J�` A CD CV CL O c U / r d _ 1 I Nr O C M 0 O � II N W T Q M O M 0 J g O � U O CO O o `o U 0 O A O \rte, 1 I Nr O C M 0 O � II N W T Q M O M 7 U i o `o U 0 O A O P— I O M ICD 0 z M N l0 N m O 0 R CLv n Q C R IL C E d O N CD N 0 U d t 3 £ LL O W N Q Q L QL Q in XIM LU J 6 W c0 M Q O 0 0 U 0 0 0 M CD w 0 L2 N N N a '2 c C, O E R cc a V L R IL E .—L1 0 CDcCD 3 0 U d a� � CK5 (5-0 U CK5 '� � c (a)} Q C7 CD (a) O c O O o 0 Q co O o Lo o ID q 2 b 0 co co co N co r Q LU cc Q c/)w 0-z LU LU ct) Z H Q U ZD — 5�2wN NO WC.3(3Z >w<LU zN Ww=OCA JN pJ w m Y ff U LU zw¢ w XIM LU J 6 W c0 M Q O 0 0 U 0 0 0 M CD w 0 L2 N N N a '2 c C, O E R cc a V L R IL E .—L1 0 CDcCD 3 0 U d \ it U � M W CC O V W z CD O Z �� A •� v I • v 'v � I _ O z \ 1 1 c I 1 co O cn 1 1• / \ ��LLU/� 0 � Q E2V) O C7 N i m 0 O O O O O it U � M W CC O V W z CD O Z I I I I _ O z O c O co O cn Q UD E ��LLU/� E2V) O C7 N O O O O f f E E J Q - \ s c } s $� r 0 Q +� o LU cc Z (7 w U M LO s N N N m C, a� O c/)w 0-z LU LU ct) Z Q U ZD — 5�2wN H NO E WC.3(3Z >w<LU W -a o G CD zN c 3 d 0 LU LU C) J N cr C0 �UpJw � �� mY z 0-ZD� w¢ LU it w M W CC O V W T Z I I I I z z M O O ��LLU/� E2V) O CD f f E E J Q o s c U s $� m 0 +� o Z (7 w U M LO s N N N m C, O R cc V a R IL E W -a o G CD c 3 d 0 U d (/) 0 ryQ 0 z Q v ) z W Cl - OO W LLJ 0 U � C � � C � C O CD ro Cl) a O U Cl) o ro C o _ o \ I o OD Lc7 O o ,N O— OCV \ ` , LL y Cl)CD § N 1 / Q / LU cc a� � � oco cn 0-z Q ZD C)ZH 5 LU CO – N LL � M M •\` (/) 0 ryQ 0 z Q v ) z W Cl - OO W LLJ 0 E E O O E- 0 o m 0 w m E E O C O O m c0 T LL O J T C ^ O v J A O ZD T � '$ z g o � o g ZD C- o LL � z 0 U z c� C/) 0 jly T R II 00 T ZD N z g O Q cr ZD C -D LL z O U s N N d a � O O E R cc V ¢ ca R IL CDE W—d 00 _ N N 3 0 U IL U � C � � C � C O CD ro Cl) a O U Cl) o ro C o _ o Cl) U o OD Lc7 O o ,N O— OCV Q LL Cl)CD § N Q LU cc a� c/)w LU cn 0-z Q ZD C)ZH 5 LU CO U- >wQw 0 m zN Lu �UpJw � ��m Y LU zw LU E E O O E- 0 o m 0 w m E E O C O O m c0 T LL O J T C ^ O v J A O ZD T � '$ z g o � o g ZD C- o LL � z 0 U z c� C/) 0 jly T R II 00 T ZD N z g O Q cr ZD C -D LL z O U s N N d a � O O E R cc V ¢ ca R IL CDE W—d 00 _ N N 3 0 U IL u— O ro - a O d� u �O av Z(L) o 3R O uv LL. 0 m F 0 Oa,�= LU X pwv N p R a N O 3 N a v v s 0 0s w O 5 7 w u v u O O UJ �I Iros��v � v inn v Qj Q vj Q ros.o— rn� Z t O 6w Qj rnaa o a Hi0 Q�oU E au aE O v R 'O '^ R o) Ln 0- C p ro v w UJ W d +O+ w in = E> Oo >� 3� U a Y c a v L R u 'A 'A O .� D Q R V LU O �v J Uu Z � w w s � LU H ,� > a z�s Oma* U= 00-0) 5p� O LU a W +O C� J w m P— v M 0 0 0 0 0 CD CV co N N a O 0 O c 0 R v n d Q C R IL C E d O N N 0 U d 1 1 u— O ro - a O d� u �O av Z(L) o 3R O uv LL. 0 m F 0 Oa,�= LU X pwv N p R a N O 3 N a v v s 0 0s w O 5 7 w u v u O O UJ �I Iros��v � v inn v Qj Q vj Q ros.o— rn� Z t O 6w Qj rnaa o a Hi0 Q�oU E au aE O v R 'O '^ R o) Ln 0- C p ro v w UJ W d +O+ w in = E> Oo >� 3� U a Y c a v L R u 'A 'A O .� D Q R V LU O �v J Uu Z � w w s � LU H ,� > a z�s Oma* U= 00-0) 5p� O LU a W +O C� J w m P— v M 0 0 0 0 0 CD CV co N N a O 0 O c 0 R v n d Q C R IL C E d O N N 0 U d L A Ln LU CJ L Q LL W J 0 Z Ln L Ow 0 0 0 A `o J � Q1 � U c� i o � o M U Z C7 w D M L2 O N lG N N m 0 0-. 0 O 0 E o R ca C' V d 1 ca R IL 7 E W-0. 0 0 N C y 3 0 U d TO6' d OF V It ` VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: ITEM/TOPIC: October 12, 2015 PEC Meeting Results ATTACHMENTS: Name Description: D PEC Results 101215.pdf October 12, 2015 PEC Meeting Results Ad Name: 11632949A Customer: TOWN OF VAIL/PLAN DEPT/COMM Your account number is- 1 OP2P33 Vail Daily PROOF OF PUBLICATION STATE OF COLORADO } }SS. COUNTY OF EAGLE } I, Don Rogers, do solemnly swear that I am a qualified representative ofthe Vail Daily. That the same Daily newspaper printed, in whole or in part and published in the County of Eagle, State of Colorado, and has a general circulation therein; that said newspaper has been published continuously and uninterruptedly in said County of Eagle for a period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement and that said newspaper has published the requested legal notice and advertisement as requested. The Vail Daily is an accepted legal advertising medium, only for jurisdictions operating under Colorado's Home Rule provision. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of 1 consecutive insertions; and that the first publication of said notice was in the issue of said newspaper dated 10/23/2015 and that the last publication of said notice was dated 10/23/2015 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 12/02/2015. 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 12/02/2015. � 2M 4, & 9. -V-� Pamela J. Schultz, Notary Public My Commission expires: November 1, 2019 PLANNING AND ENVIRONMENTAL COMMIS- SION October 26, 2015, 1:00 PM Vail Town Council Chambers 75 S. Frontage Road - Vail, Colorado, 81657 1. Call to Order 2. 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 Ever- green Lodge at Vail, located at 250 South Front- age Road West/Lot 2W, Block 1, Vail Lionshead Filing 2, and setting forth details in regard thereto. (PEC140044) Applicant: Evergreen Lodge at Vail, represented by Mauriello Planning Group Planner: George Ruther 3. 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 Em- ployee Housing Units on the Chamonix parcel lo- cated at 2310 Chamonix Road, Parcel B, Resubdi- vision of Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. (PEC150019) Applicant: Town of Vail Community Development Department Planner: George Ruther 4. Approval of Minutes October 12, 2015 PEC Meeting Results 5. Informational Update 6. Adjournment 45 min. The applications and information about the propos- als are available for public inspection during regu- lar office hours at the Town of Vail Community De- velopment Department, 75 South Frontage Road. The public is invited to attend the project orienta- tion and the site visits that precede the public hearing in the Town of Vail Community Develop- ment Department. Times and order of items are approximate, subject to change, and cannot be re- lied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional in- formation. Sign language interpretation is available upon request with 48-hour notification. Please call (970) 479-2356, Telecom- munication Device for the Deaf (TDD), for informa- tion. Community Development Department Published in the Vail Daily October 23, 2015 Ad Name: 11600284A Customer: TOWN OF VAIL/PLAN DEPT/COMM Your account number is- 1 OP2P 33 Vail Daily PROOF OF PUBLICATION STATE OF COLORADO } }SS. COUNTY OF EAGLE } I, Don Rogers, do solemnly swear that I am a qualified representative ofthe Vail Daily. That the same Daily newspaper printed, in whole or in part and published in the County of Eagle, State of Colorado, and has a general circulation therein; that said newspaper has been published continuously and uninterruptedly in said County of Eagle for a period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement and that said newspaper has published the requested legal notice and advertisement as requested. The Vail Daily is an accepted legal advertising medium, only for jurisdictions operating under Colorado's Home Rule provision. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of 1 consecutive insertions; and that the first publication of said notice was in the issue of said newspaper dated 10/9/2015 and that the last publication of said notice was dated 10/9/2015 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 11/24/2015. 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 11/24/2015. � 2M.&& 9. -V-� Pamela J. Schultz, Notary Public My Commission expires: November 1, 2019 Nx � THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town Code, on October 26, 2015 at 1:00 pm in the Town of Vail Municipal Building. No new items have been submitted for this meet- ing. The applications and information about the propos- als are available for public inspection during office hours at the Town of Vail Community Develop- ment Department, 75 South Frontage Road. The public is invited to attend site visits. Please call 970-479-2138 for additional information. Sign language interpretation is available upon re- quest, with 24-hour notification. Please call 970-479-2356, Telephone for the Hearing Im- paired, for information. Published October 9, 2015 in the Vail Daily. (11600284