HomeMy WebLinkAbout2017-0626 PECPLANNING AND ENVIRONMENTAL COMMISSION
TQ 8F UIQ June26,2017,1:00PM
Vail Town Council Chambers
75S. Frontage Road -Vail, Colorado, 81657
Call to Order
Present: Brian Stockmar, Brian Gillette, Karen Perez, Pam Hopkins and John Ryan
Lockman
Absent: John Rediker, Ludwig Kurz
Stockmar nominated Gillette as Chairman ProTem, Perez seconded. Vote 5-0-0
The Commission and staff left the chambers at approximately 1:10 PM in order to make
a site visit to Gashof Gramshammer at 231 Gore Creek Drive. The Commission
returned to the chambers after the site visit at approximately 1:45 PM.
2. A request for review of a Variance, pursuant to Section 12-713-16, Landscaping
and Site Development, Vail Town Code, to allow for a reduction in landscape
area, located at 231 Gore Creek Drive/Lot A, Block 5B, Vail Village Filing 1, and
setting forth details in regard thereto. (PEC17-0009) 30 min.
Applicant: Gasthof Gramshammer Inc, represented by Gies Architects
Planner: Matt Panfil
Motion: Denial
First: Lockman Second: Stockmar Vote: 4-1-0
(Hopkins opposed)
Planner Panfil introduced the request and provided information concerning the letter
provided by John Rediker.
Chairman ProTem Gillette read the letter into the record.
Applicant Sheika Gramshammer spoke to what has been done regarding landscaping.
Lockman asked if the applicant had been in contact with staff.
Panfil detailed the interaction between the applicants and staff.
Stockmar asked about the bike racks along Gore Creek Drive.
Gramshammer responded that the bike racks have been there for many years.
Lockman- The applicant presented a plan that was initially approved. He believes that
the variance request does not meet the required criteria. Spoke to the applicant's
expenditures and the bikes located in the landscape area.
Hopkins- Spoke to the history of the quality landscaping on the property. Spoke to the
evolution of Vail Village. Thinks the applicant has done a great job with the
landscaping.
Perez- The applicant has not done what was requested. Application does not meet
criteria. Sets precedent for applicants not following through on their plans.
Stockmar- Challenging application. Sees both sides of the situation. Spoke to the
location of the bike racks and their intrusion on the right-of-way. Spoke to the original
plan. Feels that it would be a grant of special privilege.
Gillette- Spoke of the Town Code. The request does not meet the criteria. The power to
ignore the criteria is not placed in this board. Advises the applicant to meet the code.
3. A request for review of a final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions,
Vail Town Code, to allow for a resubdivision of Lot F, Vail Village Second Filing and the
creation of Lot F-1, Vail Village Second Filing, located at 180 South Frontage Road
West/ Lot F, Vail Village Second Filing, and setting forth details in regard thereto.
(PEC17-0016) 10 min.
Applicant: Vail Valley Medical Center
Planner: Jonathan Spence
Motion: Approve
First: Lockman Second: Perez
Vote: 5-0-0
Spence provided a PowerPoint presentation to help orient the members of the PEC to
Items 3 through 6 as they are all interrelated. The items include requests for final plats
for subdivisions, rezonings and a text amendment to amend the core area parking map.
The purpose of these requests is to allow for the most efficient and proper
redevelopment of the Evergreen Lodge and Vail Valley Medical Center (VVMC).
Gillette — Asked for clarification on whether parking requirements would be less or more
restrictive. Spence responded that parking requirements would be less restrictive.
Spence then discussed the specific details pertaining to the resubdivision of Lot F and
the creation of Lot F-1. The newly created lot complies with all Town Code criteria.
Tom Braun, Braun Associates, representative of the VVMC, stated that the applicant
had no formal presentation.
Dominic Mauriello, MPG, representative of the Evergreen Lodge, stated his client's
satisfaction with the request.
4. A request for review of a final plat, pursuant to Title 13 Chapter 4, Minor
Subdivisions, Vail Town Code, to allow for a resubdivision of Lot 2W, Block 1,
Vail Lionshead Second Filing, and the creation of Lot 2E-1, Block 1, Vail
Lionshead Second Filing, located at 250 South Frontage Road West/Lot 2, Block
1, Vail Lionshead Second Filing, and setting forth details in regard thereto.
(PEC17-0018) 10 min.
Applicant: Vail Valley Medical Center
Planner: Jonathan Spence
Motion: Approve
First: Perez Second: Stockmar
Vote: 5-0-0
Spence described the specific details in regards to the resubdivision of Lot 2W and the
creation of Lot 2E-1. Spence stated that this resubdivision is a step towards the
implementation of the Master Plan and directs most traffic to the South Frontage Road.
There was no formal presentation from the applicant.
5. A request for a recommendation to the Vail Town Council for a zone district
boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code,
to allow for a rezoning of Lot 2E, Vail Village Second Filing and Lot 2E-1, Block
1, Vail Lionshead Second Filing, from Lionshead Mixed Use 1 (LMU-1) District to
the General Use (GU) District, and a rezoning of Lot F-1, Vail Village Second
Filing from General Use (GU) District to Lionshead Mixed Use 1 (LMU-1) District,
located at 180 and 250 South Frontage Road West/Lot 2, Block 1, Vail
Lionshead Second Filing and Vail Village Second Filing, and setting forth details
in regard thereto. (PEC17-0015) 10 min.
Applicant: Vail Valley Medical Center
Planner: Jonathan Spence
Motion: Forward a Recommendation of Approval
First: Stockmar Second: Lockman Vote: 5-0-0
Spence introduced the request and stated that the rezoning is the next step in the
process to make the redevelopment of the Evergreen Lodge and VVMC consistent in
their zoning designation and consistent with the Master Plan. Spence emphasized the
role of the PEC is to make a recommendation to the Town Council.
There was no formal presentation from the applicant.
Lockman — Asked if the rezoning would impact the stream tract. Spence stated that the
proposed zone districts will not impact the stream tract.
Stockmar — Asked if trails were planned as part of the rezoning or redevelopment
projects. Spence responded in the negative.
6. A request for a recommendation to the Vail Town Council for an amendment to
Section 12-10-19 Core Areas Identified, Vail Town Code, pursuant to Section 12-
3-7 Amendment, Vail Town Code, to include Lot F-1 in the Commercial Core
Area for parking regulations purposes, located at 250 South Frontage Road
West/Lot F-1, Vail Village Second Filing, and setting for the details in regard
thereto. (PEC17-0023) 10 min.
Applicant: Evergreen Hotel
Planner: Jonathan Spence
Motion: Forward a Recommendation of Approval
First: Lockman Second: Stockmar Vote: 5-0-0
Spence introduced the project and stated the purpose of the request is to include the
newly created Lot F-1 within the Commercial Core Area parking map so that the entire
development site has a consistent parking designation.
There was no formal presentation from the applicant.
Stockmar — Asked for clarification as to the nature of the parking designations.
7. Approval of Minutes
June 12, 2017 PEC Results
Motion: Approve, with corrections
First: Stockmar Second: Lockman Vote: 5-0-0
Corrections:
Commissioner Gillette wanted to clarify that he did not intend to imply that he would
approve temporary planters, but believed the PEC could continue the item to
examine the proposal further.
8. Informational Update
An update on the Comprehensive Open Lands Plan - 60 min.
Tom Braun, Braun Associates, gave a PowerPoint presentation regarding the status of
an update to the Town of Vail Comprehensive Open Lands Plan. Topics included the
following: a review of the 1994 Comprehensive Open Lands Plan and its
accomplishments and the difference between the terms "open lands" and "open space."
Gillette — Asked if housing was included in the plan. Braun responded in the affirmative
and stated that some vacant parcels were identified for use as potential sites for
housing, as well as other town projects such as the fire station.
Braun continued by identifying other improvements, such as trails, that have occurred
as the result of the 1994 Plan. Braun then discussed the need for an update to the plan
due to numerous factors such as population growth, housing challenges, increase in
summer visitation, and increase in demand for trails of different types.
To date, the approach to the plan update has included a critique of the existing plan,
community scoping sessions, discussions with technical advisors, and more community
meetings. The next step is to conduct a trails workshop in August and to provide a
draft plan for public comment in September.
Gillette — Asked why there will be a special meeting for trails. Braun responded that as
the update has progressed, there was an identified need to provide more detailed trail
planning.
Stockmar — Asked about the relationship with the United States Forest Service (USFS).
Braun responded that trail planning will require intense analysis by the USFS.
Braun summarized the input received from the community scoping sessions held in
December 2016 and January 2017. Priorities identified at those meetings included
acquiring land to protect sensitive lands and open space and acquiring land to protect
Gore Creek.
Lockman — Asked if the 1994 Plan discussed housing. Braun responded in the
affirmative, citing examples such as the Mountain Bell project and the fire station in
west Vail, which included the Chamonix property. In regards to the community
meetings, public opinion was widespread regarding housing.
Gillette — Asked if RETT funds can be used only on Town of Vail property. Braun
responded in the affirmative.
In regards to Town -owned properties, Braun stated that upon applying various
development criteria to vacant lands within the Town, there are very few vacant
developable parcels remaining.
Perez — Asked if the middle bench of Donovan Park is designated open space. Braun
stated that it is zoned as a park, but not designated open space.
Wolf Mueller— Stated that RETT money was used to obtain all of Donovan Park.
Braun reviewed the past actions and future priorities for private undeveloped land that
may be able to further the goals of the plan. Braun summarized the items from the
1994 Action Plan that have not been implemented to date.
Braun summarized comments received from other businesses and agencies, including:
Vail Resorts, Vail Recreation District, ECO Trails, Vail Fire Department, Colorado Parks
and Wildlife, and the USFS.
Braun presented several trail ideas under consideration.
Perez — Asked for clarification about who conducted community meetings. Braun
responded by naming the various members of town staff involved with the plan update.
Perez asked the PEC be notified of future meetings.
9. Adjournment
Motion: Adjourn
First: Perez Second: Stockmar Vote: 5-0-0
The applications and information about the proposals are available for public inspection during
regular office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend the project orientation and the site visits that
precede the public hearing in the Town of Vail Community Development Department. Times
and order of items are approximate, subject to change, and cannot be relied upon to determine
at what time the Planning and Environmental Commission will consider an item. Please call
(970) 479-2138 for additional information. Please call 711 for sign language interpretation 48
hours prior to meeting time.
TOWN OF VA10
VAI L TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: June 26, 2017
ITEM/TOPIC:
A request for review of a Variance, pursuant to Section 12-7B-16, Landscaping and Site
Development, Vail Town Code, to allow for a reduction in landscape area, located at 231 Gore
Creek Drive/Lot A, Block 5B, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC17-0009)
ATTACHMENTS:
File Name
PEC 17-0009_Pepi_s_Variance _Memo. pdf
Attachment A_-_Vicinity_Map.pdf
Attachment B_-_Project_Narrative.pdf
Attachment C_-_Site_Photographs.pdf
Attachment D_-_Plans.pdf
Attachment—E---PEC—Results 041116.pdf
Attachment—F---Staff—Photographs---062217. pdf
Description
Staff Memo to PEC
Attachment A - Vicinity Map
Attachment B - Project Narrative
Attachment C - Site Photographs
Attachment D - Plan Set
Attachment E - Minutes from 4-11-16 PEC Meeting
Attachment F - Staff Photographs, dated June 22,
2017
0) TOWN OF VAIL
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: June 26, 2017
SUBJECT: A request for review of a Variance from Section 12-713-16, Landscaping
and Site Development, Vail Town Code, in accordance with Section 12-
17, Variances, Vail Town Code, to allow for a reduction in landscape area,
located at 231 Gore Creek Drive/Lot A, Block 513, Vail Village Filing 1, and
setting forth details in regard thereto. (PEC17-0009)
Applicant: Gasthof Gramshammer, Inc. / Pepi's Restaurant,
represented by Russell Gies, Gies Architects, Inc.
Planner: Matt Panfil
I. SUMMARY
The applicant, Gasthof Gramshammer, Inc. / Pepi's Restaurant, represented by Russell
Gies, Gies Architects, Inc., is requesting the review of a variance from Section 12-76-
16, Landscaping and Site Development, Vail Town Code, and in accordance with
Section 12-17, Variances, Vail Town Code, to allow for a reduction in the previously
approved landscape area, located at 231 Gore Creek Drive.
This item was first heard by the Planning and Environmental Commission (PEC) on May
22, 2017. In order to allow the applicant time to respond to comments from the
Commissioners, the item was continued to the June 12, 2017 meeting. The
Commissioners' comments were generally related to the following:
• The possibility of providing temporary planters in a size that would compensate
for the 70 square foot net loss in landscaping; and
• Potential for providing landscaping off-site and on Town of Vail property.
At the June 12, 2017 PEC meeting, the applicant requested, and the PEC granted by a
vote of 5-2 (Perez and Rediker opposed) a tabling of this application until the June 26,
2017 PEC meeting. The applicant indicated that they had purchased additional planters
to be placed on-site by Friday, June 16, 2017. As of June 22, 2017, the applicant had
not provided any additional information or revised plans. However, staff did conduct a
site visit on June 22, 2017 and found that additional temporary planters have been
placed on site. Staff's photographs of the new temporary landscape planters are
included with this memorandum (Attachment F).
Based upon staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends denial of the proposed landscaping variance, subject to the findings noted
in Section VIII of this memorandum.
II. DESCRIPTION OF REQUEST
The applicant, Gasthof Gramshammer, Inc. / Pepi's Restaurant, represented by Russell
Gies, Gies Architects, Inc. is requesting the review of a variance to allow for a reduction
in the landscaping required by Vail Town Code and depicted in plans previously
approved by the Planning and Environmental Commission (PEC) on April 11, 2016
(PEC16-0011). The applicant is requesting the right to not install two (2) new planter
areas, one 115 square foot area in front of the northeast window of Pepi's Sports and
one 25 square foot area directly in front of the sliding glass door system, that were part
of the approved remodel and addition plans for PEC16-0011. Instead of the previously
approved and required planter areas, the applicant is proposing to install two (2) 11
square foot planters and to add 14 square feet of landscaping to the retaining wall near
the Bridge Street entrance and also 34 square feet of landscaping in front of the beer
garden area along Gore Creek Drive. The resulting net reduction in landscaping versus
the 2016 approved plans is 70 square feet.
A vicinity map (Attachment A), project narrative with applicant's response to variance
criteria (Attachment B), photos (Attachment C), plan set dated March 27, 2017
(Attachment D), minutes from the April 11, 2016 PEC meeting (Attachment E), and staff
photographs from June 22, 2017 (Attachment F) are attached for review.
III. BACKGROUND
The Tyrolean style Hotel Gasthof Gramshammer was constructed in 1964. Town files
indicate a variety of applications have been presented before the PEC and the Design
Review Board (DRB) for improvements such as addition of accommodation units and
residential dwelling units, basement renovations, landscape modifications, and patio
remodels. Most recently, on April 11, 2016, the applicant received approval from the
PEC for an addition and remodel to the Bridge Street entrance.
The property's current zoning designation of Commercial Core 1 District (CC1) was
established as part of the original Town of Vail zoning regulations via Ordinance No. 8,
Series of 1973, adopted on August 7, 1973.
Town of Vail Page 2
IV. APPLICABLE PLANNING DOCUMENTS
Staff finds that the following provisions of the Vail Town Code are relevant to the review
of this proposal:
Title 12 — Zoning Regulations, Vail Town Code
Chapter 2, Definitions (in part)
LANDSCAPING: Natural or significant rock outcroppings, native vegetation, planted
areas and plant materials, including trees, shrubs, lawns,
flowerbeds and ground cover, shall be deemed landscaping
together with the core development such as walks, decks, patios,
terraces, water features, and like features not occupying more than
twenty percent (20%) of the landscaped area.
Chapter 7, Article B. Commercial Core 1 (CCI) District (in part)
12-7B-16: LANDSCAPING AND SITE DEVELOPMENT.
No reduction in landscape area shall be permitted without sufficient cause shown by the
applicant or as specified in the Vail Village design considerations as adopted in section
12-7B-20 of this article.
12-7B-20: VAIL VILLAGE URBAN DESIGN GUIDE PLAN.-
A.
LAN:
A. Adoption: The Vail Village urban design guide plan and design considerations
are adopted for the purposes of maintaining and preserving the character and
vitality of the Vail Village (CCI) and to guide the future alteration, change and
improvement in the CCI district. Copies of the Vail Village design guide plan
and design considerations shall be on file in the department of community
development.
Chapter 17, Variances (in part)
12-17-1: PURPOSE.-
A.
URPOSE:
A. Reasons For Seeking Variance: In order to prevent or to lessen such practical
difficulties and unnecessary physical hardships inconsistent with the
objectives of this title as would result from strict or literal interpretation and
enforcement, variances from certain regulations may be granted. A practical
difficulty or unnecessary physical hardship may result from the size, shape, or
dimensions of a site or the location of existing structures thereon; from
topographic or physical conditions on the site or in the immediate vicinity; or
from other physical limitations, street locations or conditions in the immediate
Town of Vail Page 3
vicinity. Cost or inconvenience to the applicant of strict or literal compliance
with a regulation shall not be a reason for granting a variance.
B. Development Standards Excepted: Variances may be granted only with
respect to the development standards prescribed for each zone district,
including lot area and site dimensions, setbacks, distances between
buildings, height, density control, building bulk control, site coverage, usable
open space, landscaping and site development, and parking and loading
requirements, or with respect to the provisions of chapter 11 of this title,
governing physical development on a site.
12-17-5: PLANNING AND ENVIRONMENTAL COMMISSION ACTION.-
Within
CTION:
Within twenty (20) days of the closing of a public hearing on a variance
application, the planning and environmental commission shall act on the
application. The commission may approve the application as submitted or may
approve the application subject to such modifications or conditions as it deems
necessary to accomplish the purposes of this title, or the commission may deny
the application. A variance may be revocable, may be granted for a limited time
period, or may be granted subject to such other conditions as the commission
may prescribe.
12-17-6: CRITERIA AND FINDINGS.-
A.
INDINGS:
A. Factors Enumerated: Before acting on a variance application, the planning
and environmental commission shall consider the following factors with
respect to the requested variance.-
1.
ariance:
1. The relationship of the requested variance to other existing or potential
uses and structures in the vicinity.
2. The degree to which relief from the strict or literal interpretation and
enforcement of a specified regulation is necessary to achieve
compatibility and uniformity of treatment among sites in the vicinity, or
to attain the objectives of this title without grant of special privilege.
3. The effect of the requested variance on light and air, distribution of
population, transportation and traffic facilities, public facilities and
utilities, and public safety.
4. Such other factors and criteria as the commission deems applicable to
the proposed variance.
B. Necessary Findings: The planning and environmental commission shall make
the following findings before granting a variance:
Town of Vail Page 4
1. That the granting of the variance will not constitute a grant of special
privilege inconsistent with the limitations on other properties classified
in the same zone district.
2. That the granting of the variance will not be detrimental to the public
health, safety, or welfare, or materially injurious to properties or
improvements in the vicinity.
3. That the variance is warranted for one or more of the following
reasons:
a. The strict or literal interpretation and enforcement of the
specified regulation would result in practical difficulty or
unnecessary physical hardship inconsistent with the objectives
of this title.
b. There are exceptional or extraordinary circumstances or
conditions applicable to the site of the variance that do not apply
generally to other properties in the same zone district.
c. The strict or literal interpretation and enforcement of the
specified regulation would deprive the applicant of privileges
enjoyed by the owners of other properties in the same zone
district.
Vail Village Urban Design Guide Plan — Design Considerations
Urban Design Considerations (in part)
C. Streetscape Framework
To improve the quality of the walking experience and give continuity to
the pedestrian ways, as a continuous system, two general types of
improvements adjacent to the walkways are considered.-
Open
onsidered:
Open space and landscaping — berms, grass, flowers and tree
planting as a soft, colorful framework linkage along pedestrian
routes, and plazas and park green spaces as open nodes and focal
points along those routes.
Vail Village Master Plan
Chapter V. Goals, Objectives, Policies and Action Steps (in part)
Goal #3: To recognize as a top priority the enhancement of the
walking experience throughout the village.
Town of Vail Page 5
Objective 3.1: Physically improve the existing pedestrian
ways by landscaping and other improvements.
V. SURROUNDING LAND USES AND ZONING
Existing Land Use
North: Village Master Plan
East: Village Master Plan
South: Village Master Plan
West: Village Master Plan
VI. ZONING / SITE ANALYSIS
Zoning District
Commercial Core 1
Commercial Core 1
Commercial Core 1
Commercial Core 1
Address: 231 East Gore Creek Drive
Legal Description: Lot A, Block 5B, Vail Village Filing 1
Existing Zoning: Commercial Core 1
Existing Land Use Designation: Vail Village Master Plan
Mapped Geological Hazards: None
Development
Allowed /
Existing
Proposed
Change
Standard
Required
Site Area
5,000 sq. ft.
15,856 sq. ft. buildable site area
No Change
Setbacks
No setbacks required by the Urban Design Guide Plan
No Change
Building Height
43' for up to 40%
of building, 33' 53.3% between 33'43' and 46.7%
No Change
for remainder of under 33'*
building
Site Coverage
Max. 80% 12,563 sq. ft. (79.2%)
No Change
Landscaping
No reduction 863 sq . ft.**
allowed
793 sq. ft.
- 70 sq. ft.
* Approved via Variance, 1998
** Required per Vail Town Code and depicted in plans previously approved by the PEC on April 11, 2016
(PEC 16-0011)
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The review criteria for a variance request are prescribed in Title 12, Chapter 17,
Variances, Vail Town Code.
1. The relationship of the requested variance to other existing or potential
uses and structures in the vicinity.
The subject property is bordered on all sides by similar mixed-use structures and
identical Commercial Core 1 District zoning. If approved, the removal of
Town of Vail Page 6
landscaping is counter to established goals and recommendations identified in
the Vail Village Master Plan and Vail Village Urban Design Guide Plan.
Specifically, the Vail Village Urban Design Guide Plan encourages, "berms,
grass, flowers and tree planting as a soft, colorful framework linkage along
pedestrian routes. Also, the Vail Village Master Plan established a goal, "to
recognize as a top priority the enhancement of the walking experience
throughout the village." The first objective to accomplish this goal is to,
"physically improve the existing pedestrian ways be landscaping and other
improvements." (see pages 4 and 5).
Staff finds the proposed variance does not meet this criterion.
2. The degree to which relief from the strict and literal interpretation and
enforcement of a specified regulations is necessary to achieve
compatibility and uniformity of treatment among sites in the vicinity or to
attain the objectives of this title without a grant of special privilege.
The intent of landscape requirements within the Commercial Core 1 District and
Vail Village Urban Design Guide Plan area is to provide a colorful framework
linkage of natural vegetation along pedestrian routes. Staff finds that the strict
and literal interpretation of the landscaping standards does not impose on the
applicant any hardship different from any other similarly zoned site. In fact, in
their application for the addition and remodel (PEC16-0011), the applicant
already demonstrated the feasibility of meeting the minimum landscape
requirements. The proposed removal of landscape area is not a physical
necessity.
Staff finds that granting the requested variance would be a grant of special
privilege in that there are no exceptional or extraordinary circumstances or
conditions applicable to the subject property that do not apply generally to other
properties located within the Commercial Core 1 District.
Staff finds that the proposed variance does not meet this criterion.
3. The effect of the requested variance on light and air, distribution of
population, transportation and traffic facilities, public facilities and utilities,
and public safety.
A net 70 square foot reduction in landscaping would not have an effect on light
and air, distribution of population, transportation and traffic facilities, public
facilities and utilities, or public safety.
Staff finds the proposed variance meets this criterion.
4. Such other factors and criteria as the commission deems applicable to the
proposed variance.
Town of Vail Page 7
VIII. STAFF RECOMMENDATION
The Community Development Department recommends denial of the requested review
of a variance from Section 12-713-16, Landscaping and Site Development, Vail Town
Code, in accordance with the provisions of Section 12-17, Variances, Vail Town Code,
to allow for a reduction in landscape area, located at 231 Gore Creek Drive / Lot 1,
Block 5B, Vail Village Filing 1, and setting forth details in regard thereto.
Should the Planning and Environmental Commission choose to deny this variance
request, the Community Development Department recommends the Commission pass
the following motion:
"The Planning and Environmental Commission denies the applicant's request for
a variance from Section 12-7B-16, Landscaping and Site Development, Vail
Town Code, in accordance with the provisions of Section 12-17, Variances, Vail
Town Code, to allow for a reduction in landscape area, located at 231 Gore
Creek Drive / Lot A, Block 5B, Vail Village Filing 1, and setting forth details in
regards thereto. "
Should the Planning and Environmental Commission choose to deny this variance
request, the Community Development Department recommends the Commission make
the following findings:
"The Planning and Environmental Commission finds.-
1.
inds:
1. The granting of this variance will constitute a grant of special privilege
inconsistent with the limitations on other properties classified in the same
zone district; and
2. The variance is not warranted for the following reasons.-
a.
easons.
a. The strict or literal interpretation and enforcement of the specified
regulation would not result in practical difficulty or unnecessary
physical hardship inconsistent with the objectives of Title 12,
Zoning Regulations, Vail Town Code,-
b.
ode,
b. There are no exceptional or extraordinary circumstances or
conditions applicable to the site of the variance that do not apply
generally to other properties in the same zone district; and
c. The strict or literal interpretation and enforcement of the specified
regulations will not deprive the applicant of privileges enjoyed by
the owners of other properties in the Commercial Core 1 District.
Town of Vail Page 8
Motion to Approve
Should the Planning and Environmental Commission choose to approve this variance
request, the Community Development Department recommends the Commission pass
the following motion:
"The Planning and Environmental Commission approves the applicant's request
for a variance from Section 12-7B-16, Landscaping and Site Development, Vail
Town Code, in accordance with the provisions of Section 12-17, Variances, Vail
Town Code, to allow for a reduction in landscape area, located at 231 Gore
Creek Drive / Lot A, Block 5B, Vail Village Filing 1, and setting forth details in
regards thereto. "
Should the Planning and Environmental Commission choose to approve this variance
request, the Community Development Department recommends the Commission
applies the following condition:
1. Approval of this variance is contingent upon the applicant obtaining Town of Vail
design review approval for this proposal; and
Should the Planning and Environmental Commission choose to approve this variance
request, the Community Development Department recommends the Commission make
the following findings:
"The Planning and Environmental Commission finds.-
1.
inds:
1. The granting of this variance will not constitute a grant of special
privilege inconsistent with the limitations on other properties classified
in the same zone district;
2. The granting of the variance will not be detrimental to the public health,
safety, or welfare, or materially injurious to properties or improvements
in the vicinity; and
3. The variance is warranted for the following reasons.-
a.
easons:
a. The strict or literal interpretation and enforcement of the specified
regulation would result in practical difficulty or unnecessary physical
hardship inconsistent with the objectives of Title 12, Zoning
Regulations, Vail Town Code,-
b.
ode,
b. There are exceptional or extraordinary circumstances or conditions
applicable to the site of the variance that do not apply generally to
other properties in the same zone district; and
Town of Vail Page 9
c. The strict or literal interpretation and enforcement of the specified
regulations would deprive the applicant of privileges enjoyed by the
owners of other properties in the Commercial Core 1 District.
IX. ATTACHMENTS
A. Vicinity Map
B. Project Narrative, with applicant's response to variance criteria, dated March 27,
2017
C. Photographs from the applicant
D. Plan Set, dated March 27, 2017
E. Minutes from the PEC16-0011 hearing at the April 11, 2016 PEC meeting
F. Staff photographs, dated June 22, 2017
Town of Vail Page 10
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1
G v
ies
Architects
P.O. Box 2195 ■ Eagle, Colorado 81631-2195 ■ 970-328-9280
Application Narrative
March 27, 2017
Town of Vail
Planning, Environmental Commission Variance Request
Variance Request from Town of Vail Code Section 12-7B-16
"No reduction in landscape area shall be permitted without sufficient cause shown by the applicant"
To the PEC Board:
1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity
There is no impact to other existing or potential uses and structures in the vicinity, the removal of the stone planters
will enhance the pedestrian flow on Bridge Street.
2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to
achieve compatibility and uniformity of treatment among sites in the vicinity, or attain the objectives of this title without
grant of special privilege.
The removal of the 2 stone planters does not affect the uniformity along Bridge Street; it makes the
streetscape uniform. Currently there are no stone planters that project from the face of the existing building; with the
addition of these 2 planters that pattern would change.
3. The effect of the requested variance on the light and air, distribution of population, transportation and traffic facilities, public
facilities and utilities and public safety.
There is no anticipated effect on traffic, either vehicular or pedestrian. Snow removal, trash pickup and all other
services will not be impacted by the proposed application. No impact or effect on schools, utilities, parks and
recreation facilities or other public facilities or facility needs. In fact with the removal of the stone planters along
Bridge Street we feel this will help with pedestrian flow during the heavy times of the year.
4. Such other factors and criteria as the commission deems applicable to the proposed variance.
The 2 main reasons the Landscape Area was reduce in the March 2016 PEC/DRB application was for the following
occupant's safety, required by building permitting and ADA:
i. The landscape planter on Bridge Street was located directly outside of the hotel second floor egress stairs,
the pervious plan made the second floor occupants descend the stairs and empty into the bar area, then exit
the building. By removing the planter, we now have a legal means of egress from the upper hotel rooms
directly to Bridge Street. The removed planter was 86 SF (see enclosed photo)
ii. The landscape planter on Gore Creek was reduced by 54 SF to allow for an ADA access ramp required by
the American with Disabilities ACT (ADA) and TOV Building Code.
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King — We need to consider shrubs that can take snow on them. We are still working on the
landscaping plan.
Public Comment - None
Final Comments
Gillette — Likes the application but concerned with the snowmelt. We have only reduced energy use
by 2%. Snowmelt should be limited to 10-20 feet in front of the doors, rest should be plowed.
Heating that area is convenient, but not necessary.
Pratt — Different take on this issue. I once called Fire Department and they showed up in 45
seconds. Snowmelt is warranted. Mr. King should use innovative ways to try to be efficient. Snow
Melt boiler is 10 times bigger than that for the building. Don't think we want to snowmelt the drive to
the west. EHUs are concern to me. EHUs should be offered first to Firefighters, then town staff,
before offering to the public.
Hansen — Ditto on housing units and west side landscaping. Snowmelt, lean towards Henry's
comments. You need to be able to get out quickly. I live in East Vail and count on these guys.
Truck in front of station with flat tire, why is that there?
Lockman- Upgrade to the fire stations is important to public safety. Upgrades are much needed.
Landscaping needs to be increased. Without requirement for an environmental report ... there are
issues with Gore Creek. Advise Town to lead by example on creek and environmental
sustainability, snow storage.
Rediker— Henry raised a good issue on the EHUs. Did staff look at these requirements, and can
we add to the conditional use with those requirements to be occupied by town staff?
Ruther — We can add as a priority to rent to a town employee or fire fighter, but would not
recommend keeping it empty if those staff are not occupying unit.
King — We offer these units to fire fighters and other emergency personnel first.
Rediker — If we get rid of baseboard heat, that will save electricity. If we add more efficient boilers,
that will offset some of the power use in driveway. Trucks need to be able to exit the building
quickly. Agree with comments on additional landscaping on the west side. Neighbor across the
creek is far away, and may not be able to plant in wetlands. Do the best you can with landscaping
on west side.
3. A request for an Addition and Exterior Alteration to the Gasthof Gramshammer / Pepi's Restaurant
Building in Vail Village, pursuant to Section 12-713-7 Exterior Alterations or Modifications, Vail
Town Code, to allow for a revised entrance, new windows and new bar seating area located at
231 East Gore Creek Drive / Lot A, Block 5B, Vail Village Filing 1, and setting forth details in
regard thereto. (PEC16-0011)
Applicant: Gasthof Gramshammer Inc, represented by Gies Architects
Planner: Matt Panfil
Motion to Approve with Conditions
Motion- Pratt Second -Gillette Vote: 6-0-0
Conditions —
1. Approval of this minor exterior alteration request is contingent upon the applicant
obtaining Town of Vail approval of an associated design review application; and
2. The applicant shall mitigate the employee generation impact created by the new net
development in accordance with the provisions of Title 12, Chapter 23, Commercial
Linkage, Vail Town Code, and if a mitigation option including a fee in lieu payment is
chosen, the applicant shall make the required fee in lieu payment to the Town of Vail
prior to the issuance of any building permit. As required by the Town Code, if the
applicant chooses to mitigate any portion of the obligation through off site unit(s), these
unit(s) shall be available for occupancy prior to the issuance of any Certificate of
Occupancy.
3. The PEC recommends that the applicant and the Design Review Board take steps to
increase the alpine character on the Bridge Street side of the building.
Matt Panfil introduced the application. He discussed the added landscaping and site coverage on
the site plan. A net new 81 square feet of floor area and 24 square feet of landscaping are
proposed. The last addition or remodeling to the Bridge Street elevation was in 1988. Applicant
would like a refreshed look. The exterior changes will also be reviewed by the DRB. The proposed
sliding doors serve a function mentioned in the Vail Village Master Plan, which is to open up more
visual transparency to pedestrians. The proposed changes result in a minor increase in the
number of tables inside the restaurant. The site coverage will remain below the 80% required by
code. Commercial linkage will also apply. Staff finds the proposal in compliance with the CC1 zone
district, Vail Village Master Plan, Streetscape Plan, and Urban Design Guidelines. Staff did receive
a concern from a nearby neighbor concerning potential for noise.
Gillette — Did we do a study on the transparency?
Panfil — No there is not a study on the transparency on the existing building vs. proposed.
Gillette — I have concerns with the transparency and with the roof form.
Pratt — In Vail Village our purview is not limited to bulk and mass.
Gillette — I strongly recommend that the DRB look at the transparency, loss of gable roof form, and
the loss of muntins and mullions in windows.
Pratt — Vail Village Urban Design Guide Plan discusses windows, doors, design and trim.
Lockman — What is the intent of the language in the Urban Design Guide Plan?
Panfil showed portions from the Urban Design Guide Plan on windows and transparency.
Ruther discussed the language in the Urban Design Guide Plan. He discussed some other
buildings in Town, such as the Gore Creek Promenade and the Wall Street Building.
Pratt — Pepi's Sports is an example of what could be done.
Gillette — Muntins in Pepi's Sports were examples that were previously mentioned and incorporated
into the Wall Street Building.
Applicant — Russell Gies, Architect — Existing bar has unusable space. This entrance was originally
access to Sheika's bar, now used as ski storage in basement. We wanted to bring more light into
the building. The entry that exists is not part of the original design. Original building did not have
the protrusion, or these muntins (divisions in the windows). Shed roofs are appropriate on smaller
roof forms, per the code. Floor is 39"-41" above Bridge Street. It's not the same as Wall Street
Building. We are trying to make it feel like this is part of the original building. Deep recessed
windows.
Hansen — Have you selected the slider windows? Can you get windows with muntins?
Gies — Nana Doors may have muntins. We are going back and forth between sliders and accordion
style. Each has advantages and disadvantages.
Stockmar — Planter will not go into the right of way?
Gies — Landscaping planter will be on private property.
Public Comment — None
Final Comments —
Lockman — I like the idea of 24 sq. ft. net increase in landscaping and it is great to have more
commercial capacity in Town. This is a great project. On this application, opening the storefront is
great. Agree with Gillette on the loss of the alpine character and to ask the DRB to look into that
issue.
Hansen — Support project as well. If you wanted to change the whole side of the building, it would
not be OK. But for a section of all 18 feet long, it works. This space needs to be fixed. Good design,
I support it.
Pratt — Thus is a badly needed improvement. Muntins are needed, encourage you and the DRB to
look at the muntins. Across the street at new restaurant, seems like everybody is opening up the
storefront. It could get cacophonous from music in this small area, potential for a lot of noise. Code
enforcement will be able to monitor and enforce noise complaints.
Gillette — The applicant should try to get more alpine character on the building. Encourage staff and
the DRB to look at that hard.
Stockmar — That wall has always bothered me. It is dark on the inside of the building. I like the idea
of echoing some of the muntins, so it is not all glass.
Rediker — Agree with my commissioners. On site coverage, bulk and mass it meets code. We need
to keep the alpine character. Shed roof is getting away from that character. In particular, the four
criteria are met, and hope that the DRB notes all of our comments and concerns.
Gillette — Look at opening the top rail on the deck.
Gies — The deck on the second floor has a solid railing because guests complain about the noise
on Bridge Street. Mr. Gies asked if he went to a six or eight panel sliding door system, could he get
back to the vertical nature of the building.
Gillette — You are losing some of the alpine character. We will ask the DRB to look at the design
and see how you can "yodel" it up.
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TOWN OF VA10
VAI L TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: June 26, 2017
ITEM/TOPIC:
A request for review of a final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions, Vail Town
Code, to allow for a resubdivision of Lot F, Vail Village Second Filing and the creation of Lot F-1,
Vail Village Second Filing, located at 180 South Frontage Road West/ Lot F, Vail Village Second
Filing, and setting forth details in regard thereto. (PEC17-0016)
ATTACHMENTS:
File Name
PEC 17-0016_Staff_Memo. pdf
Attachment A_Vicinity_Map.pdf
Attachment—B Applicant_s_Narrative.pdf
Attachment CPhotos.pdf
Attachment DProposed_Final_Plat.pdf
Description
Staff Memorandum
Attachment A, Vicinity Map
Attachment B, Applicant's Narrative
Attachment C, Photos
Attachment D, Proposed Final Plat
0
TOWN OF VAIL '
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: June 26, 2017
SUBJECT: A request for review of a final plat, pursuant to Title 13 Chapter 4, Minor
Subdivisions, Vail Town Code, to allow for a resubdivision of Lot F, Vail
Village Second Filing and the creation of Lot F-1, Vail Village Second Filing,
located at 180 South Frontage Road West/ Lot F, Vail Village Second Filing,
and setting forth details in regard thereto. (PEC17-0016)
Applicant: Vail Valley Medical Center, represented by Braun Associates and
Evergreen Hotel, represented by Mauriello Planning Group
Planner: Jonathan Spence
I. SUMMARY
The applicants, Vail Valley Medical Center (VVMC), represented by Braun Associates
and Evergreen Hotel, represented by Mauriello Planning Group, request the review of a
final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions, Vail Town Code, to allow
for a resubdivision of Lot F, Vail Village Second Filing and the creation of Lot F-1, Vail
Village Second Filing, located at 180 South Frontage Road West/ Lot F, Vail Village
Second Filing. Based upon Staff's review of the criteria outlined in Section VII of this
memorandum and the evidence and testimony presented, the Community Development
Department recommends approval, of this application, subject to the findings noted in
Section VIII of this memorandum. A vicinity map (Attachment A), the applicant's narrative
(Attachment B), property photos (Attachment C) and final plat (Attachment D) are
attached for review.
II. DESCRIPTION OF REQUEST
The applicants, VVMC, represented by Braun Associates and Evergreen Hotel,
represented by Mauriello Planning Group, request the review of a final plat, pursuant to
Title 13 Chapter 4, Minor Subdivisions, Vail Town Code, to allow for a resubdivision of
Lot F, Vail Village Second Filing and the creation of Lot F-1, Vail Village Second Filing,
located at 180 South Frontage Road West/ Lot F, Vail Village Second Filing. The
purpose of the subdivision is to allow the future transfer of the newly created lot to the
Evergreen Lodge, thereby reconfiguring the Evergreen Lodge Development Lot to
include Lot F-1, Vail Village Second Filing with Lot 2W of Block 1, Vail Lionshead Second
Filing. The inclusion of Lot F-1 within the Evergreen Lodge Development Lot allows a lot
configuration more appropriate for the redevelopment plans envisioned for the Evergreen
Lodge. This subdivision is being done in tandem with PEC17-0018 which proposes to
subdivide Lot 2W of Vail Lionshead Second Filing. The newly created lot from that
subdivision, Lot 2E-1, would become part of the Development Lot for the Vail Valley
Medical Center, which would facilitate the expansion of the medical center.
The graphic below shows the location of the new parcels associated with the Evergreen
Lodge and the Vail Valley Medical Center.
Subdivision Amendment Proposal
Vail Valley Medical Center I Evergreen Lodge '
f180 & 250 South Frontage Road West) X"
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III. BACKGROUND
The original VVMC and associated site improvements were constructed in 1965 on Lot
E, Block 1 of Vail Village Second Filing. Vail Village Second Filing was approved by the
Board of County Commissioners of Eagle County in 1963. The Vail Valley Medical
Center Development Lot originally encompassed only Lot E and F of Block 1, Vail Village
Second Filing. In 2005, VVMC acquired a metes and bounds property, the US Bank
Building and in 2014, Lot 2E of Block 1, Vail Lionshead Second Filing was added.
IV. APPLICABLE PLANNING DOCUMENTS
Staff believes that following provisions of the Vail Town Code are applicable to this
request:
Lionshead Redevelopment Master Plan (in part)
5.19.5 Relationship to the Vail Valley Medical Center and the proposed Vail Civic
Center 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, every effort should be taken to ensure that future
development on the Evergreen Lodge site does not preclude the Vail Valley
Medical Center from reconfiguring the design of the medical center to eliminate
vehicular access off of West Meadow Drive and relocate the access to the South
Frontage Road. Additional opportunities may include, shared service and delivery
facilities, grading and site improvements, shared parking, pedestrian pathway
connections, and land exchanges.
TITLE 12: ZONING REGULATIONS, VAIL TOWN CODE
CHAPTER 12-2-2: DEFINITIONS OF WORDS AND TERMS (in part)
DEVELOPMENT LOT: A delineation of property that may include one or more structures
and/or lot(s) that collectively share dimensional and/or design standards or guidelines.
Examples include, but are not limited to, a duplex property containing two (2) dwelling
units, a condominium complex of one or more buildings or a multi -unit townhome style
development that share dimensional (GRFA, site coverage, etc.) and/or design (unified
architectural and landscape design) standards or guidelines.
TITLE 13: SUBDIVISION REGULATIONS, VAIL TOWN CODE (in part)
Chapter 4, Minor Subdivision, Title 13, Subdivision Regulations, of the Vail Town
Code prescribe the review criteria for a request for a minor subdivision. Pursuant to
Section 13-4-2, Procedure, Vail Town Code, the criteria for reviewing the final plat
shall be as contained in Section 13-3-4, Commission Review of Application; Criteria
and Necessary Findings, Subdivision Regulations, Vail Town Code. According to
Section 13-4-2C, Review and Action on Plat,
"The Planning and Environmental Commission shall review the plat and
associated materials and shall approve, approve with modifications or
disapprove the plat within twenty one (2 1) days of the first public hearing on the
minor subdivision or the minor subdivision will be deemed approved. A longer
time period for rendering a decision may be granted subject to mutual agreement
between the Planning and Environmental Commission and subdivider".
According to Section 13-3-4, Commission Review of Application; Criteria and Necessary
Findings, Subdivision Regulations, Vail Town Code, (in part)
"The burden of proof shall rest with the applicant to show that the application is in
compliance with the intent and purposes of this chapter, the zoning ordinance
and other pertinent regulations that the planning and environmental commission
deems applicable. Due consideration shall be given to the recommendations
made by public agencies, utility companies and other agencies consulted under
subsection 13-3-3C of this chapter. "
V. SITE ANALYSIS
Address: 180 South Frontage Road West
Legal Description: Lot F, Block 1, Vail Village Second Filing
Zoning: General Use (GU) District
Land Use Plan Designation: Vail Valley Medical Center Master Plan
Current Land Use: Medical Campus and associated infrastructure
Geological Hazards: None
Standard
Allowed / Required
Existing
Proposed
General Use (GU)
Prescribed by the Planning and
70,654 sq. ft.
Lot F 58,152 sq. ft.
Site Area
Environmental Commission
Lot F1 12,502 sq. ft.
Prescribed by the Planning and
Front(S)— 3.5'
No change
Setbacks
Environmental Commission
Side(W) — 23'
Side(E) — 16'
Rear(N)— 28'
Height
Prescribed by the Planning and
66.5 ft. max
No change
Environmental Commission
Density
Prescribed by the Planning and
NA
NA
Environmental Commission
GRFA
Prescribed by the Planning and
NA
NA
Environmental Commission
Site Coverage
Prescribed by the Planning and
85,000 sq. ft. or
No change
Environmental Commission
51.1%
Prescribed by the Planning and
407 spaces within
No change
Parking/Loading
Environmental Commission
the Development
Lot
Landscaping
p g
Prescribed by the Planning and
23,981 sq. ft. or
No change
Environmental Commission
14.4%
VI. SURROUNDING LAND USES AND ZONING
VII. REVIEW CRITERIA
Zoning District
Lionshead Mixed Use 1 (LMU-1) District
General Use (GU) District
General Use (GU) District
Outdoor Recreation (OR) District
The following are review criteria for a minor subdivision, as outlined in Section 13-
3-4, Vail Town Code:
1. The extent to which the proposed subdivision is consistent with all the
applicable elements of the adopted goals, objectives and policies outlined in
the Vail comprehensive plan and is compatible with the development
objectives of the town; and
Staff finds the proposed subdivision is consistent with all applicable elements of the
adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and
is compatible with the development objectives of the Town. Specifically, the
subdivision enables an exchange of land that helps to ensure vehicular access to
the medical campus and that the enclosed parking garage is maintained along the
South Frontage Road, which furthers the goals of minimizing the number of
vehicular trips to the medical campus from West Meadow Drive. The proposed
subdivision is consistent with the master plan for the Vail Valley Medical Center
expansion, and with the Lionshead Redevelopment Master Plan, which envisions
the future redevelopment of the Evergreen Lodge.
2. The extent to which the proposed subdivision complies with all of the
standards of this title, as well as, but not limited to, title 12, "Zoning
Regulations", of this code, and other pertinent regulations that the planning
and environmental commission deems applicable;
Staff finds that the proposed subdivision is in compliance with all standards of Title
13, Subdivision Regulations, and Title 12, Zoning Regulations, Vail Town Code. The
resulting new Lot F-1 meets the existing development standards for the General Use
(GU) District as well as the development standards for the anticipated zoning,
Lionshead Mixed Use 1 (LMU-1) District. It is intended for the new lot to become part
of the Development Lot for the Evergreen Lodge property.
3. The extent to which the proposed subdivision presents a harmonious,
convenient, workable relationship among land uses consistent with municipal
development objectives;
Existing Use
North:
Lodging/Multi-Family
South:
Lot 10/Parking
East:
Medical Facility
West:
Streamtract
VII. REVIEW CRITERIA
Zoning District
Lionshead Mixed Use 1 (LMU-1) District
General Use (GU) District
General Use (GU) District
Outdoor Recreation (OR) District
The following are review criteria for a minor subdivision, as outlined in Section 13-
3-4, Vail Town Code:
1. The extent to which the proposed subdivision is consistent with all the
applicable elements of the adopted goals, objectives and policies outlined in
the Vail comprehensive plan and is compatible with the development
objectives of the town; and
Staff finds the proposed subdivision is consistent with all applicable elements of the
adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and
is compatible with the development objectives of the Town. Specifically, the
subdivision enables an exchange of land that helps to ensure vehicular access to
the medical campus and that the enclosed parking garage is maintained along the
South Frontage Road, which furthers the goals of minimizing the number of
vehicular trips to the medical campus from West Meadow Drive. The proposed
subdivision is consistent with the master plan for the Vail Valley Medical Center
expansion, and with the Lionshead Redevelopment Master Plan, which envisions
the future redevelopment of the Evergreen Lodge.
2. The extent to which the proposed subdivision complies with all of the
standards of this title, as well as, but not limited to, title 12, "Zoning
Regulations", of this code, and other pertinent regulations that the planning
and environmental commission deems applicable;
Staff finds that the proposed subdivision is in compliance with all standards of Title
13, Subdivision Regulations, and Title 12, Zoning Regulations, Vail Town Code. The
resulting new Lot F-1 meets the existing development standards for the General Use
(GU) District as well as the development standards for the anticipated zoning,
Lionshead Mixed Use 1 (LMU-1) District. It is intended for the new lot to become part
of the Development Lot for the Evergreen Lodge property.
3. The extent to which the proposed subdivision presents a harmonious,
convenient, workable relationship among land uses consistent with municipal
development objectives;
Staff finds the proposed subdivision presents a harmonious, convenient, workable
relationship among land uses that is consistent with municipal development
objectives. The subdivision enables the exchange of property between VVMC and the
Evergreen Lodge that results in a superior development pattern for both properties.
4. The extent of the effects on the future development of the surrounding area;
Staff finds the proposed subdivision will have no negative impacts on the future
development of the surrounding area. Instead, the proposed subdivision, through the
resulting land exchange, furthers the implementation of the Town's development
objectives by ensuring access to the medical campus is maintained along the South
Frontage Road.
5. The extent to which the proposed subdivision is located and designed to avoid
creating spatial patterns that cause inefficiencies in the delivery of public
services, or require duplication or premature extension of public facilities, or
result in a "leapfrog" pattern of development;
As this application is for a subdivision of an existing platted parcel, staff finds the
proposed subdivision will not cause any inefficiency in the delivery of public services
and will not require duplication or premature extension of public services, and will
not result in a leapfrog pattern of development. This is due to the fact that the
subdivision will not negatively impact the current or future development patterns of
the site or the resulting changes in the Evergreen Lodge and VVMC Development
Lots.
6. The extent to which the utility lines are sized to serve the planned ultimate
population of the service area to avoid future land disruption to upgrade
undersized lines;
Staff finds the utility lines are sized to serve a complete build -out of the site, which
does not change from the subdivision of the property.
7. The extent to which the proposed subdivision provides for the growth of an
orderly viable community and serves the best interests of the community as a
whole;
Staff finds that the proposed subdivision provides for the growth of an orderly viable
community and serves the best interests of the community as a whole as the
subdivision allows for the proposed property exchange between VVMC and the
Evergreen Lodge. This exchange will allow the development of the VVMC East
Phase, facilitating the community's goal of reducing the number of vehicle trips to the
Vail Valley Medical Center via West Meadow Drive.
8. The extent to which the proposed subdivision results in adverse or beneficial
impacts on the natural environment, including, but not limited to, water
quality, air quality, noise, vegetation, riparian corridors, hillsides and other
desirable natural features;
Staff finds the proposed subdivision will not result in any adverse impacts on the
natural environment, including, but not limited to, water quality, air quality, noise,
vegetation, riparian corridors, hillsides and other desirable natural features.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends approval of a final plat,
pursuant to Title 13 Chapter 4, Minor Subdivisions, Vail Town Code, to allow for a
resubdivision of Lot F, Vail Village Second Filing and the creation of Lot F-1, Vail Village
Second Filing, located at 180 South Frontage Road West/ Lot F, Vail Village Second
Filing, and setting forth details in regard thereto. This recommendation is based upon the
review of the criteria outlined in Section VII of this memorandum and the evidence and
testimony presented.
Should the Planning and Environmental Commission choose to approve this request, the
Community Development Department recommends the Commission pass the following
motion:
"The Planning and Environmental Commission approves the applicants' request for a
final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions, Vail Town Code, to allow
for a resubdivision of Lot F, Vail Village Second Filing and the creation of Lot F-1, Vail
Village Second Filing, located at 180 South Frontage Road West/ Lot F, Vail Village
Second Filing, and setting forth details in regard thereto.. "
Should the Planning and Environmental Commission choose to approve this minor
subdivision, the Community Development Department recommends the Commission
makes the following findings:
'Based upon a review of Section Vll of the June 26, 2017 staff memorandum to the
Planning and Environmental Commission, and the evidence and testimony presented,
the Planning and Environmental Commission finds.-
That
inds:
That the subdivision is in compliance with the criteria listed in Section
13-4 Minor Subdivision Vail Town Code; and
2. That the subdivision is consistent with the adopted goals,
objectives and policies outlined in the Vail comprehensive plan
and compatible with the development objectives of the town; and
3. That the subdivision is compatible with and suitable to adjacent
uses and appropriate for the surrounding areas; and
4. That the subdivision promotes the health, safety, morals, and general
welfare of the town and promotes the coordinated and harmonious
development of the town in a manner that conserves and enhances its
natural environment and its established character as a resort and
residential community of the highest quality. "
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's Narrative
C. Photos
D. Final Plat
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Evergreen Lodge
Subdivision, Rezoning & Text
Amendment for Lot F-1
Introduction
The Evergreen Lodge (Evergreen) is located at 250 S. Frontage Road. As part of the redevelopment of
the WMC and Evergreen sites, there is an exchange of property, whereby Lot 2E-1 goes from the
Evergreen property to the WMC (this will be handled by a separate application submitted by the
WMC), while Lot F-1 goes from the WMC property to the Evergreen. This land exchange requires a
subdivision and subsequent rezoning for F-1 from General Use to Lionshead Mixed Use - 1, which is
the same zone district as on the remainder of the Evergreen property. Also included in this application
is a request for F-1 to be included in the Commercial Core Area for parking requirements, which
already applies to the remainder of the Evergreen property. Upon the completion of the exchange,
the Evergreen redevelopment site will be 2.453 acres / 106,852 sq. ft., zoned Lionshead Mixed Use - 1
(LMU-1) and included within the Commercial Core Area for parking requirements. Lot 2E-1 will be
transferred to the WMC and rezoned from Lionshead Mixed Use - 1 to General Use (under separate
application).
2
Background
The Evergreen, the VVMC, and the Town of Vail have been working towards a more comprehensive
plan for these sites, driven by the need for the VVMC's expansion. In 2015-2016, the Town adopted
amendments to the Lionshead Redevelopment Master Plan specifically with regard to the Evergreen
site, clarifying the goals for redevelopment of the Evergreen. These amendments are predicated on
the land exchange between the VVMC and the Evergreen, which is facilitated by this submittal. Each
element of the submittal is summarized below:
FINAL PLAT
VAIL VILLAGE, SECOND FILING, LOT E AND LOT F
LOT 2E, VAIL/LIONSHEAD, SECOND FILING, BLOCK 1, A RESUBDIVISION OF LOT 2
TOWN OF VAIL, COUNTY OF EAGLE, STATE OF COLORADO
Lot F-1. to be subdivided, rezoned from GU to LMU-1,
transferred to the Evergreen, and to be included in
Commercial Core Area for Parking with this submittal
Minor Subdivision:
Title 12, Chapter 2, defines a Minor Subdivision as follows:
Any subdivision containing not more than four (4) lots fronting on an existing street, not
involving any new street or road or the extension of municipal facilities and not
adversely affecting the development of the remainder of the parcel or adjoining
property.
The request submitted today is to subdivide Lot F-1 from the VVMC property. This lot is
0.2870 acres / 12,501 sq. ft. Subdividing Lot F-1 allows the VVMC to then transfer the property
to the Evergreen. Lot F-1 will then be incorporated into the development site of the Evergreen
upon the transaction between the parties being closed. Simultaneously, a separate application
3
has been made to subdivide Lot 2E-1 from the Evergreen property. This land will then be
transferred to the WMC. These applications have been filed jointly by both entities.
Zoning Amendment:
Along with the subdivision application, an application to rezone Lot F-1 from GU to LMU-1 has
been submitted. This allows for the property to be zoned the same as the remainder of the
Evergreen site and implements the recent amendments to the Lionshead Redevelopment
Master Plan. Simultaneously, a separate application has been made to rezone Lot 2E-1 from
LMU-1 to GU, to correspond with the zoning on the remainder of the WMC property. These
applications have also been filed jointly by both entities.
Zoning Text Amendment:
Finally, an application has been submitted to include Lot F-1 into the Commercial Core Area for
parking requirements. This allows the entirety of the Evergreen development site to be treated
the same with regards to parking requirements. This is more of a house -keeping item.
4
Zoning Analysis
Existing Lot Size:
2.3956 acres / 104,352 sq. ft.
Proposed Lot Size:
2.453 acres / 106,852 sq. ft.
Lot F-1:
.2870 acres / 12,501 sq. ft. (to be added with this application)
Lot 2E-1:
.2296 acres / 10,001 sq. ft. (to be subtracted under separate application)
Development
Currently Allowed Allowed for
Allowed for Entirety
Notes
Standard
for Evergreen Site Lot F-1 under
of Evergreen Site
LMU-1
following Exchanges
A
Setbacks
10 ft. 10 ft.
-—
10 ft.
LHRMP requires 30
ft. setbacks along
Frontage Rd.
Middle Creek
30 ft. from
30 ft. from
30 ft. from centerline
Setback
centerline
centerline
Max Avg of 71 ft.
Max Avg of 71 ft.
LHRMP provides
Building height
Max Avg of 71 ft.
Max of 82.5 ft.
Max of 82.5 ft.
Max of 82.5 ft.
additional height
limitations
Density (DU)
83.846
10.045
85.855
EHUs,
accommodation
units, fractional/
timeshare do not
count towards
density.
31,252.5
267,131.7
EHUs do not count
GRFA (sq. ft.)
260,880
towards GRFA.
Site Coverage 73,046.40 8,750.70 74,796.88
(sq. ft.)
Landscape Area 20,870.40 2,500.20 21,370.54
(sq. ft.)
5
Criteria for Review: Minor Subdivision
(1) The extent to which the proposed subdivision is consistent with all the applicable elements of
the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is
compatible with the development objectives of the town; and
Applicant Analysis: As part of a cooperative planning process between the Evergreen, the
WMC, and the Town of Vail, the Town adopted Resolution No. 38, Series of 2015, amending
the Lionshead Redevelopment Master Plan with regard to the Evergreen site. The
amendments do not get included into the Master Plan until such date as the land exchange,
facilitated by this subdivision and rezoning application, is completed. The amendments state:
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. The lot area is approximately 104,108 square feet in size or
roughly 2.39 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 (WMC). 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 a portion
of the WMC property south of the Evergreen Lodge and WMC acquiring a portion of
Evergreen Lodge land east of the Lodge. (See figure 1) The agreement was reached
based on the conclusion of a two-day charrette between WMC, 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 2.50 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, one 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.
Opportunities for future improvements and upgrades include:
• Elimination of surface parking and creation of more underground parking;
• Enclosed Loading and Delivery,
R
• 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, and inclusion of a
flat floor conference area.
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, consistent with the Town's proposed plans
for a roundabout along the frontage of the Evergreen Lodge property (see figure 2) A
gravel path connecting the South Frontage Road to the paved pedestrian path located
on the east side of the Dobson Ice Arena presently exists along the south side of the
property. This path, while functional, receives little, if any, regular maintenance and
includes a railroad tie set of stairs that is unsafe and in disrepair. There are currently no
pedestrian improvements located along the South Frontage Road along the Evergreen
Lodge frontage. Though no improvements exist, a fair number of pedestrians use the
southerly edge of the South Frontage Road when entering or exiting the site or while
traveling past the property. In order to improve pedestrian access and safety, it is
recommended that future redevelopment of the site includes the construction of a
continuous pedestrian/bicycle path along the South Frontage Road and that the
existing gravel path along the southerly edge of the site be improved and regularly
maintained. 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 as generally depicted in Figure 2 (see figure 2). Conceptually, the new
walkway could benefit users of both the WMC and the Evergreen Lodge properties
while also allowing for access by the public.
5.19.2 South Frontage Road Improvements and Vehicular Access
The site is currently accessed by vehicles from the South Frontage Road with two, full
movement, access points. The current location of these access points relative to the
existing access points for the 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, capacity, and level of service concerns. In
keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan,
7
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, WMC, 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 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 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,
at a minimum, the preservation or replacement of the 128 short-term accommodation
units on the site, in keeping with the live bed policy in Section 4.13. The preservation of
short term accommodations should focus on maintaining the number of
accommodation units. 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 potentially greater in number, 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. 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", or the provision of a rental
management program, could significantly increase the availability of short-term rental
opportunities through redevelopment.
11
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
made up of two parcels. One owned by the Town of Vail and the other by the Eagle
River Water and Sanitation District. The Tract is heavily vegetated with deciduous trees,
a significant lower layer of riparian underbrush and also includes a 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, including any amendments to the watercourse setback
requirements that may be adopted town wide. Although the site borders the Middle
Creek Stream Tract, 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 to address the overall health of the Creek. For purposes of
this master plan recommendation, the riparian corridor shall be defined as the Middle
Creek Stream Tract. While the riparian corridor of Middle Creek shall remain protected
and preserved, the physical and visual relationships and references between adjacent
development and the Tract should be strengthened. Careful consideration should be
taken when approving any application for development adjacent to Middle Creek. Any
future development application for the redevelopment of the Evergreen Lodge site
shall be accompanied by an environmental impact report consistent with the
requirements prescribed in Chapter 12, Environmental Impact Reports, Title 12, Zoning
Regulations, Vail Town Code. 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 Creek Stream
Tract provides 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 Vail International
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, opportunities for coordination may include, shared service and delivery
facilities, grading and site improvements, shared parking, and pedestrian pathway
connections. 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 more flexibility in the design of a possible East Wing of the VVMC. The
exchange of land affords an opportunity to accommodate 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
W*
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 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,
VVMC, and the community at large. In order for a connection and landscape
enhancement to be successful, it may require that it to be developed with reduced or
zero setbacks between the properties.
The Vail International is located across from to the Evergreen Lodge site on the west
side of the Middle Creek Stream Tract. Building bulk, mass and scale on the Evergreen
Lodge site is affected by the need for the emergency helipad located on the Vail Valley
Medical Center property and the requirement that any future building on the exchange
parcel steps down towards West Meadow Drive to create an appropriate pedestrian
scale. These two design considerations result in the greatest building bulk, mass and
scale being located in the northwest corner of the Evergreen Lodge development site.
During the development review process, the DRB and the PEC shall pay special
attention to the western facade of any new or redeveloped structure to ensure it
is appropriately articulated to provide visual interest, shadow lines and avoids large
unbroken wall planes.
For the portion of the development along the Middle Creek Stream Tract building
facades facing west towards the stream corridor should step back from the Creek to
ensure adequate sunlight reaches the ground and there should be a clear separation,
most likely a native landscape buffer, between the public and the private spaces.
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 and otherwise be adequately
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 entry may be allowed in conjunction with the construction of a potential new
roundabout in this location.
5.19.7 Setbacks
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
T
shall supersede the 10 -foot setback requirement prescribed in Section 12-71-1-10,
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 WMC, the Library, and Dobson Arena, which tend to have more
modern or institutional architecture. The building will need to have a relationship to
adjacent buildings and pedestrian corridors. With the addition of the land acquired
from the Vail Valley Medical Center, the Evergreen Lodge has the opportunity to step
building mass down towards West Meadow Drive in a north/south orientation. Building
mass should step down from the South Frontage Road to the south boundary of the
Evergreen Lodge property. The building on the land exchange parcel should step
down to a maximum of four and five stories with complementary roof forms to achieve a
pedestrian scale building, consistent with the west wing of the medical center (see
figure 3), 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 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.
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12
As indicated in the recently adopted language above, the subdivision and rezoning implement
the Lionshead Redevelopment Master Plan. Any future development of the site is required to
comply with the Lionshead Redevelopment Master Plan.
(2) The extent to which the proposed subdivision complies with all of the standards of this title,
as well as, but not limited to, title 12, "Zoning Regulations", of this code, and other pertinent
regulations that the planning and environmental commission deems applicable; and
Applicant Analysis: A zoning analysis has been provided as part of this submittal. As indicated
in the analysis, all standards of the Subdivision and Zoning Regulations are met and no
variances from any sections of the Town of Vail Code are necessary to facilitate this subdivision.
(3) The extent to which the proposed subdivision presents a harmonious, convenient, workable
relationship among land uses consistent with municipal development objectives; and
Applicant Analysis: The purpose of this subdivision is to allow for the land exchange to help to
facilitate the redevelopment of the VVMC site, allowing for more opportunities for access off of
South Frontage Road. It also allows for opportunities for a roundabout, which all properties will
benefit from. Based upon the approved amendments to the Lionshead Redevelopment Master
Plan, this is consistent with municipal objectives and creates a workable relationship among
these various land uses.
(4) The extent of the effects on the future development of the surrounding area; and
Applicant Analysis: The purpose of the exchange which is facilitated by the subdivision allows
for development that creates a more functional development plan for both the VVMC and the
Evergreen. It allows for the VVMC to provide more functional access from South Frontage
Road. It also facilitates a future roundabout to better serve the VVMC, Evergreen, and the
Town of Vail offices.
(5) The extent to which the proposed subdivision is located and designed to avoid creating
spatial patterns that cause inefficiencies in the delivery of public services, or require
duplication or premature extension of public facilities, or result in a "leapfrog" pattern of
development; and
Applicant Analysis: This subdivision is located within an already developed area of town,
served by public facilities and utilities, and therefore does not result in a leapfrog pattern of
development.
13
(6) The extent to which the utility lines are sized to serve the planned ultimate population of the
service area to avoid future land disruption to upgrade undersized lines; and
Applicant Analysis: The area is already served by appropriately sized utilities. No future land
disruption is necessary to upgrade lines.
(7) The extent to which the proposed subdivision provides for the growth of an orderly viable
community and serves the best interests of the community as a whole; and
Applicant Analysis: The primary purpose behind the land exchange facilitated by the
subdivision and the subsequent rezoning is to facilitate the redevelopment of the VVMC. More
specifically, the exchange allows the WMC to take additional access from the South Frontage
Road, lessening traffic on West Meadow Drive, which is a primary pedestrian connection
between Vail Village and Lionshead. The exchange also allows for an opportunity to provide a
pedestrian connection between the South Frontage Road and West Meadow Drive. Finally, the
exchange presents an opportunity for a potential roundabout accessing the Evergreen, WMC,
and the Town of Vail offices. As a result, the proposed subdivision serves the best interests of
the community, and allow for growth in this area that is well-planned and orderly.
(8) The extent to which the proposed subdivision results in adverse or beneficial impacts on the
natural environment, including, but not limited to, water quality, air quality, noise, vegetation,
riparian corridors, hillsides and other desirable natural features; and
Applicant Analysis: Lot F-1 is currently zoned General Use and is a parking lot for the WMC
campus. With the redevelopment of the Evergreen Lodge, this property will be incorporated
into its development, and all appropriate environmental impacts will be reviewed at that time.
The subdivision has no adverse impacts on the natural environment.
(9) Such other factors and criteria as the commission and/or council deem applicable to the
proposed subdivision.
Applicant Analysis: Any other criteria will be addressed in the public hearing.
14
Criteria for Review: Zone District Boundary Amendment
(1) The extent to which the zone district amendment is consistent with all the applicable
elements of the adopted goals, objectives and policies outlined in the Vail comprehensive
plan and is compatible with the development objectives of the town; and
Applicant Analysis: A complete analysis of the Lionshead Redevelopment Master Plan is
provided in the Criteria for Review of the Subdivision. The subdivision and rezoning request
are the next step in implementing the Lionshead Redevelopment Master Plan. As a result, the
zone district amendment is consistent with the goals, objectives and policies of the Vail
comprehensive plan and is consistent with the development objectives of the town.
(2) The extent to which the zone district amendment is suitable with the existing and potential
land uses on the site and existing and potential surrounding land uses as set out in the town's
adopted planning documents; and
Applicant Analysis: The property is generally adjacent to properties zoned LMU-1 (Vail
International) and properties zoned GU (VVMC, Dobson Arena). Middle Creek is zoned Natural
Area Preservation District (NAPD) along the existing Evergreen property, then zoned Outdoor
Recreation (OR) along Lot F-1. GU zoning generally allows for public buildings and structures
as conditional uses, with development standards set by the Planning and Environmental
Commission. These uses are unique and do not often fit into the allowable uses and
development standards of the more traditional zone districts. The VVMC, Dobson Arena, Vail
Library, Town of Vail offices,
and the Lionshead Parking
structure are examples of uses
Lro sheatl
occurring within the GU zone - «39
district that are in the general 3s.
vicinity. The zoning of Lot F-1
from GU to LMU-1 allows for
this exchange parcel to be459
� y .orshead
developed as part of the T11 TOP FN "pH r pH 11
452
Evergreen redevelopment
site, allowing for a cohesive 27?
development plan for the i
project. These potential uses
on the site are compatible 3881 f3SD�3 330 332
with the existing and 401 35�
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potential surrounding land
uses.
15
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(3) The extent to which the zone district amendment presents a harmonious, convenient,
workable relationship among land uses consistent with municipal development objectives;
and
Applicant Analysis: The exchange and rezoning help to facilitate the redevelopment of the
WMC site, allowing for more opportunities for access off of South Frontage Road. In addition,
the Evergreen site will then all be zoned consistently to LMU-1. It also allows for opportunities
for a roundabout, which all properties will benefit from. Based upon the approved
amendments to the Lionshead Redevelopment Master Plan, this is consistent with municipal
objectives and creates a workable relationship among these various land uses.
(4) The extent to which the zone district amendment provides for the growth of an orderly viable
community and does not constitute spot zoning as the amendment serves the best interests
of the community as a whole; and
Applicant Analysis: The exchange of the property between the Evergreen and the WMC
allows for a development pattern that is more appropriate and functional. The rezoning then
allows for the exchange parcels to be zoned the same as the remainder of the properties. Lot
F-1 will be zoned LMU-1, to match the Evergreen, and Lot 2E-1 will be zoned GU, to
correspond with the overall WMC campus. As a result, the rezoning does not constitute a spot
zoning, and serves the best interest of the community.
(5) The extent to which the zone district amendment results in adverse or beneficial impacts on
the natural environment, including, but not limited to, water quality, air quality, noise,
vegetation, riparian corridors, hillsides and other desirable natural features; and
Applicant Analysis: Lot F-1 is currently zoned General Use and is a parking lot for the WMC
campus. With the redevelopment of the Evergreen Lodge, this property will be incorporated
into its development, and all appropriate environmental impacts will be reviewed at that time.
The rezoning to LMU-1 has no adverse impacts on the natural environment.
(6) The extent to which the zone district amendment is consistent with the purpose statement of
the proposed zone district; and
Applicant Analysis: The purpose of the LMU-1 zone district is as follows:
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
IV
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.
It is important to note that the current Evergreen site is zoned LMU-1 and has been included in
the Lionshead Redevelopment Master Plan study area. This proposed rezoning refers to only
Lot F-1 that is part of the land exchange with the VVMC. Rezoning the property to LMU-1
allows for development site that is under consistent zoning. One of the primary purposes of
LMU-1 is to provide incentives for redevelopment. The inclusion of the land allows for
opportunities for redevelopment of the Evergreen project, in accordance with the Lionshead
Redevelopment Master Plan, as as a result, the proposed rezoning is consistent with the
purpose statement of the LMU-1 zone district.
(7) The extent to which the zone district amendment demonstrates how conditions have changed
since the zoning designation of the subject property was adopted and is no longer
appropriate; and
Applicant Analysis: Lot F-1 will be incorporated into the Evergreen development site, which is
currently zoned LMU-1. At the time of the original adoption of the GU zone district for the
property, it was part of the WMC property. The subdivision and exchange of these properties
was only considered recently with the master planning of the WMC site. It was then
memorialized in the Lionshead Redevelopment Master Plan. As a result, the current zoning
designation of GU is no longer appropriate.
(8) Such other factors and criteria as the commission and/or council deem applicable to the
proposed rezoning.
Applicant Analysis: Any other criteria will be addressed in the public hearing.
17
Criteria for Review: Text Amendment for Inclusion into Commercial Core Area
Parking Requirements
Core Area Parking Map
Proposed
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(1) The extent to which the text amendment furthers the general and specific purposes of the
zoning regulations; and
Applicant Analysis: The general and specific purposes of the zoning regulations are below:
12-1-2: PURPOSE:
A. A. General: These regulations are enacted for the purpose of promoting the health,
safety, morals, and general welfare of the town, and to promote the coordinated
and harmonious development of the town in a manner that will conserve and
enhance its natural environment and its established character as a resort and
residential community of high quality.
B. Specific: These regulations are intended to achieve the following more specific
purposes:
1. To provide for adequate light, air, sanitation, drainage, and public facilities.
2. To secure safety from fire, panic, flood, avalanche, accumulation of snow,
and other dangerous conditions.
3. To promote safe and efficient pedestrian and vehicular traffic circulation and
to lessen congestion in the streets.
4. To promote adequate and appropriately located off street parking and
loading facilities.
5. To conserve and maintain established community qualities and economic
values.
6. To encourage a harmonious, convenient, workable relationship among land
uses, consistent with municipal development objectives.
7. To prevent excessive population densities and overcrowding of the land with
structures.
8. To safeguard and enhance the appearance of the town.
9. To conserve and protect wildlife, streams, woods, hillsides, and other
desirable natural features.
10. To assure adequate open space, recreation opportunities, and other
amenities and facilities conducive to desired living quarters.
11. To otherwise provide for the growth of an orderly and viable community.
This is generally a housekeeping item that allows the entirety of the Evergreen site following
the land exchange to be treated equally with regard to parking. This is consistent with the
general and specific purposes of the zoning regulations as listed above.
(2) The extent to which the text amendment would better implement and better achieve the
applicable elements of the adopted goals, objectives, and policies outlined in the Vail
comprehensive plan and is compatible with the development objectives of the town; and
Applicant Analysis: This is generally a housekeeping item that allows the entirety of the
Evergreen site following the land exchange to be treated equally with regard to parking. This
is consistent with the recent amendments to the Lionshead Redevelopment Master Plan and is
compatible with the development objectives of the town.
(3) The extent to which the text amendment demonstrates how conditions have substantially
changed since the adoption of the subject regulation and how the existing regulation is no
longer appropriate or is inapplicable; and
Applicant Analysis: Following the subdivision and rezoning, the Evergreen will be treated as a
single development parcel. It would not be appropriate to have a small portion of the site not
within the Commercial Core Area for parking when the remainder of the property is included.
As a result, conditions have substantially changed since the original adoption of the map and
the map should be updated appropriately.
(4) The extent to which the text amendment provides a harmonious, convenient, workable
relationship among land use regulations consistent with municipal development objectives;
and
T
Applicant Analysis: This is generally a housekeeping item that allows the entirety of the
Evergreen site following the land exchange to be treated equally with regard to parking. This
creates a workable relationship among land use regulations consistent with municipal
objectives.
(5) Such other factors and criteria the planning and environmental commission and/or council
deem applicable to the proposed text amendment.
Applicant Analysis: Any other criteria will be addressed in the public hearing.
20
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TOWN OF VA10
VAI L TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: June 26, 2017
ITEM/TOPIC:
A request for review of a final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions, Vail Town
Code, to allow for a resubdivision of Lot 2W, Block 1, Vail Lionshead Second Filing, and the
creation of Lot 2E-1, Block 1, Vail Lionshead Second Filing, located at 250 South Frontage
Road West/Lot 2, Block 1, Vail Lionshead Second Filing, and setting forth details in regard
thereto. (PEC17-0018)
ATTACHMENTS:
File Name
PEC 17-0018_Staff_Memo. pdf
Attachment A_Vicinity_Map.pdf
Attachment—13 Applicant_s_Narrative.pdf
Attachment CPhotos.pdf
Attachment DProposed_Final_Plat.pdf
Description
Staff Memorandum
Attachment A, Vicinity Map
Attachment B, Applicant's Narrative
Attachment C, Photos
Attachment D, Proposed Final Plat
0
TOWN OF VAIL '
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: June 26, 2017
SUBJECT: A request for review of a final plat, pursuant to Title 13 Chapter 4, Minor
Subdivisions, Vail Town Code, to allow for a resubdivision of Lot 2W, Block 1,
Vail Lionshead Second Filing, and the creation of Lot 2E-1, Block 1, Vail
Lionshead Second Filing, located at 250 South Frontage Road West/Lot 2W,
Block 1, Vail Lionshead Second Filing, and setting forth details in regard
thereto. (PEC17-0018)
Applicant: Vail Valley Medical Center, represented by Braun Associates and
Evergreen Hotel, represented by Mauriello Planning Group
Planner: Jonathan Spence
I. SUMMARY
The applicants, Vail Valley Medical Center (VVMC), represented by Braun Associates
and Evergreen Hotel, represented by Mauriello Planning Group, request the review of a
final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions, Vail Town Code, to allow
for a resubdivision of Lot 2W, Block 1, Vail Lionshead Second Filing, and the creation of
Lot 2E-1, Block 1, Vail Lionshead Second Filing, located at 250 South Frontage Road
West/Lot 2W, Block 1, Vail Lionshead Second Filing. Based upon Staff's review of the
criteria outlined in Section VII of this memorandum and the evidence and testimony
presented, the Community Development Department recommends approval, of this
application, subject to the findings noted in Section VIII of this memorandum. A vicinity
map (Attachment A), the applicant's narrative (Attachment B), property photos
(Attachment C) and proposed plat (Attachment D) are attached for review.
II. DESCRIPTION OF REQUEST
The applicants, VVMC, represented by Braun Associates and Evergreen Hotel,
represented by Mauriello Planning Group, request the review of a final plat, pursuant to
Title 13 Chapter 4, Minor Subdivisions, Vail Town Code, to allow for a resubdivision of
Lot 2W, Block 1, Vail Lionshead Second Filing, and the creation of Lot 2E-1, Block 1, Vail
Lionshead Second Filing, located at 250 South Frontage Road West/Lot 2W, Block 1,
Vail Lionshead Second Filing. The purpose of the subdivision is to allow the future
transfer of the newly created lot to the Vail Valley Medical Center (VVMC), thereby
reconfiguring the VVMC Development Lot to include Lot 2E-1 and Lot 2E of Block 1, Vail
Lionshead Second Filing and Lot E and a portion of Lot F, Vail Village Second Filing. The
inclusion of Lot 2E-1 within the VVMC Development Lot increases the hospital's frontage
along South Frontage Road West and dramatically assists in the layout of their future
improvements. This subdivision is being done in tandem with PEC17-0016 which
proposes to subdivide Lot F of Vail Village Second Filing. The newly created lot from that
subdivision, Lot F-1, would become part of the Development Lot for the Evergreen
Lodge.
The graphic below shows the location of the new parcels associated with the Evergreen
Lodge and the Vail Valley Medical Center.
Subdivision Amendment Proposal
Vail Valley Medical Center I Evergreen Lodge
f180 & 250 South Frontage Road West)
lf� rr 'T ;� 1, 1 -r .
eek
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0 150 3D(1 m.�,....erenu.is,.iuioi.r�wam.�>.e,edn a«. .�m�. a, n.mmnriw.'^•'^ '"last hbdi.za. June2 2'P17' IMOV
III. BACKGROUND
The existing Evergreen Lodge and associated site improvements were constructed in
1974 on what was at the time Lot 2, Block 1 of Vail Lionshead Second Filing. Vail
Lionshead Second Filing was approved by the Board of Trustees of the Town of Vail in
1971. In 2014, the Vail Town Council approved the resubdivision of Lot 2 into two
parcels, Lot 2W that comprised the bulk of the property and its improvements, and Lot
2E, a 10,005 square foot parcel that was, and is, encumbered by the VVMC parking
garage. Lot 2E was subsequently transferred from the Evergreen Lodge to the Vail
Valley Medical Center.
IV. APPLICABLE PLANNING DOCUMENTS
Staff believes that following provisions of the Vail Town Code are applicable to this
request:
TITLE 12: ZONING REGULATIONS, VAIL TOWN CODE
CHAPTER 12-2-2: DEFINITIONS OF WORDS AND TERMS (in part)
DEVELOPMENT LOT: A delineation of property that may include one or more structures
and/or lot(s) that collectively share dimensional and/or design standards or guidelines.
Examples include, but are not limited to, a duplex property containing two (2) dwelling
units, a condominium complex of one or more buildings or a multi -unit townhome style
development that share dimensional (GRFA, site coverage, etc.) and/or design (unified
architectural and landscape design) standards or guidelines.
TITLE 13: SUBDIVISION REGULATIONS, VAIL TOWN CODE (in part)
Chapter 4, Minor Subdivision, Title 13, Subdivision Regulations, of the Vail Town
Code prescribe the review criteria for a request for a minor subdivision. Pursuant to
Section 13-4-2, Procedure, Vail Town Code, the criteria for reviewing the final plat
shall be as contained in Section 13-3-4, Commission Review of Application; Criteria
and Necessary Findings, Subdivision Regulations, Vail Town Code. According to
Section 13-4-2C, Review and Action on Plat,
"The Planning and Environmental Commission shall review the plat and
associated materials and shall approve, approve with modifications or
disapprove the plat within twenty one (2 1) days of the first public hearing on the
minor subdivision or the minor subdivision will be deemed approved. A longer
time period for rendering a decision may be granted subject to mutual agreement
between the Planning and Environmental Commission and subdivider".
According to Section 13-3-4, Commission Review of Application; Criteria and Necessary
Findings, Subdivision Regulations, Vail Town Code, (in part)
"The burden of proof shall rest with the applicant to show that the application is
UA
VI.
in compliance with the intent and purposes of this chapter, the zoning ordinance
and other pertinent regulations that the planning and environmental commission
deems applicable. Due consideration shall be given to the recommendations
made by public agencies, utility companies and other agencies consulted under
subsection 13-3-3C of this chapter."
SITE ANALYSIS
Address: 250 South Frontage Road West
Legal Description: Lot 2W, Block 1, Lionshead Second Filing
Zoning: Lionshead Mixed Use 1 (LMU-1) District
Land Use Plan Designation: Lionshead Redevelopment Master Plan
Current Land Use: Lodging/Multi-Family
Geological Hazards: None
Standard
Allowed / Required Lionshead
Existing
Proposed
South:
Mixed Use 1 (LMU-1)
East:
TOV Offices
Site Area
Min. 10,000 sq. ft.
104,434 sq. ft.
Lot 2E-1 10,001 sq. ft.
Lot 2W 94,434 sq. ft.
Front — 10'
Front — 30'
No change
Setbacks
Side — 10'
Side(W) — 11'
Rear — 10'
Side(E) — 11'
Rear — 16'
Height
82.5 feet max
70.8 ft. max
No change
Density
35 DUs/ per acre, or 76 units on a
19 DUs
No change
2.16 acre parcel.
128 AUs*
GRFA
Max. 250/100 Buildable Site Area
96,231 sq. ft.
No change
or 236,085 sq. ft.
Site Coverage
Max. 70% of site area or 66,104
38,886 sq. ft.
No change
sq. ft.
Parking/Loading
260 spaces required
No change
No change
Landscaping
Min. 20% of site area or 18,887
>20% per previous
No change
sq. ft.
planning documents
*Accommodation Units do not contribute to density in the Lionshead Mixed Use 1 (LMU-1) District.
SURROUNDING LAND USES AND ZONING
VII. REVIEW CRITERIA
Zoning District
None
General Use
General Use
Lionshead Mixed Use 1 (LMU-1)
The following are review criteria for a minor subdivision, as outlined in Section 13-
3-4, Vail Town Code:
Existing Use
North:
1-70 Interchange
South:
Medical Center
East:
TOV Offices
West:
Lodging/Multifamily
VII. REVIEW CRITERIA
Zoning District
None
General Use
General Use
Lionshead Mixed Use 1 (LMU-1)
The following are review criteria for a minor subdivision, as outlined in Section 13-
3-4, Vail Town Code:
1. The extent to which the proposed subdivision is consistent with all the
applicable elements of the adopted goals, objectives and policies outlined in
the Vail comprehensive plan and is compatible with the development
objectives of the town; and
Staff finds the proposed subdivision is consistent with all applicable elements of the
adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and
is compatible with the development objectives of the Town. Specifically, the
subdivision helps to ensure vehicular access to the medical campus and the
existing and future parking garage is maintained along the South Frontage Road,
which furthers the goals of minimizing the number of vehicular trips to the medical
campus from West Meadow Drive.
2. The extent to which the proposed subdivision complies with all of the
standards of this title, as well as, but not limited to, title 12, "Zoning
Regulations", of this code, and other pertinent regulations that the planning
and environmental commission deems applicable;
Staff finds that the proposed subdivision is in compliance with all standards of Title
13, Subdivision Regulations, and Title 12, Zoning Regulations, Vail Town Code. The
resulting new Lot 2E-1 meets the existing development standards for the General
Use (GU) District as well as the development standards for the anticipated zoning,
Lionshead Mixed Use 1 (LMU-1) District. It is intended for the new lot, in addition to
Lot 2E, to become part of the Development Lot for the VVMC property.
3. The extent to which the proposed subdivision presents a harmonious,
convenient, workable relationship among land uses consistent with municipal
development objectives;
Staff finds the proposed subdivision presents a harmonious, convenient, workable
relationship among land uses that is consistent with municipal development
objectives. The subdivision enables the exchange of property between VVMC and the
Evergreen Lodge that will result in a superior development pattern for both properties.
4. The extent of the effects on the future development of the surrounding area;
Staff finds the proposed subdivision will have no negative impacts on the future
development of the surrounding area. Instead, the proposed subdivision, through the
resulting land exchange, furthers the implementation of the Town's development
objectives by ensuring access to the medical campus is maintained along the South
Frontage Road.
5. The extent to which the proposed subdivision is located and designed to avoid
creating spatial patterns that cause inefficiencies in the delivery of public
services, or require duplication or premature extension of public facilities, or
result in a "leapfrog" pattern of development;
As this application is for a subdivision of an existing platted parcel, staff finds
the proposed subdivision will not cause any inefficiency in the delivery of public
services and will not require duplication or premature extension of public
services, and will not result in a leapfrog pattern of development. This is due to
the fact that the subdivision will not negatively impact the current or future
development patterns of the site or the resulting changes in the Evergreen
Lodge and VVMC Development Lots.
6. The extent to which the utility lines are sized to serve the planned ultimate
population of the service area to avoid future land disruption to upgrade
undersized lines;
Staff finds the utility lines are sized to serve a complete build -out of the site, which
does not change with the subdivision of the property.
7. The extent to which the proposed subdivision provides for the growth of an
orderly viable community and serves the best interests of the community as a
whole;
Staff finds that the proposed subdivision provides for the growth of an orderly viable
community and serves the best interests of the community as a whole as the
subdivision allows for the proposed property exchange between VVMC and the
Evergreen Lodge. This exchange will allow the development of the VVMC East
Phase, facilitating the community's goal of reducing the number of vehicle trips to
the Vail Valley Medical Center via West Meadow Drive.
8. The extent to which the proposed subdivision results in adverse or beneficial
impacts on the natural environment, including, but not limited to, water
quality, air quality, noise, vegetation, riparian corridors, hillsides and other
desirable natural features;
Staff finds the proposed subdivision will not result in any adverse impacts on the
natural environment, including, but not limited to, water quality, air quality, noise,
vegetation, riparian corridors, hillsides and other desirable natural features.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends approval of a final plat,
pursuant to Title 13 Chapter 4, Minor Subdivisions, Vail Town Code, to allow for a
resubdivision of Lot 2W, Block 1, Vail Lionshead Second Filing, and the creation of Lot
2E-1, Block 1, Vail Lionshead Second Filing, located at 250 South Frontage Road
West/Lot 2W, Block 1, Vail Lionshead Second Filing, and setting forth details in regard
thereto. This recommendation is based upon the review of the criteria outlined in Section
VII of this memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve this request, the
Community Development Department recommends the Commission pass the following
motion:
"The Planning and Environmental Commission approves the applicants' request for a
final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions, Vail Town Code, to allow
for a resubdivision of Lot 2W, Block 1, Vail Lionshead Second Filing, and the creation of
Lot 2E-1, Block 1, Vail Lionshead Second Filing, located at 250 South Frontage Road
West/Lot 2W, Block 1, Vail Lionshead Second Filing, and setting forth details in regard
thereto."
Should the Planning and Environmental Commission choose to approve this minor
subdivision, the Community Development Department recommends the Commission
makes the following findings:
'Based upon a review of Section Vll of the June 26, 2017 staff memorandum to the
Planning and Environmental Commission, and the evidence and testimony presented,
the Planning and Environmental Commission finds.-
That
inds:
That the subdivision is in compliance with the criteria listed in Section
13-4 Minor Subdivision Vail Town Code; and
2. That the subdivision is consistent with the adopted goals,
objectives and policies outlined in the Vail comprehensive plan
and compatible with the development objectives of the town; and
3. That the subdivision is compatible with and suitable to adjacent
uses and appropriate for the surrounding areas; and
4. That the subdivision promotes the health, safety, morals, and general
welfare of the town and promotes the coordinated and harmonious
development of the town in a manner that conserves and enhances its
natural environment and its established character as a resort and
residential community of the highest quality. "
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's Narrative
C. Photos
D. Proposed Final Plat
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Vail Valley Medical Center
Rezoning and Minor Subdivision Applications
May 2017
Introduction
The Vail Valley Medical Center is in the midst of implementing a major renovation and expansion of its
Vail Campus. Improvements to the West Wing are nearing completion and updated CUP plans for the
redevelopment of the East Wing will be submitted to the Town in the near future. Planned
improvements at VVMC have been designed to implement the goals as outlined in the Vail Valley
Medical Center Site Specific Redevelopment Master Plan (VVMCMP or Master Plan) that was adopted
by the Town in 2015.
The VVMCMP identified the potential benefits of a land exchange between VVMC and the adjoining
Evergreen Lodge. The concept of the land exchange involved the Evergreen Lodge acquiring a portion of
VVMC's parking lot located at the west end of the campus and VVMC acquiring the eastern portion of
the Evergreen site. While there are a number of benefits to this land exchange, foremost among them is
that the exchange would expand the Evergreen Lodge site to establish frontage along West Meadow
Drive and with the exchange VVMC would acquire additional land for expansion of the hospital
(specifically the helipad building and Emergency Department) and for a new entry to the campus off of
South Frontage Road.
Subdivision and rezoning applications are necessary for both of the exchange parcels. VVMC and the
Evergreen Lodge have collaborated on these applications with the Evergreen handling applications for
VVMC land they will acquire and VVMC handling applications for Evergreen land they will acquire. The
Evergreen Lodge has submitted under separate cover (with authorization from VVMC) an application for
a minor subdivision to create Lot F-1 (currently a part of Lot F, Vail Village Second Filing) located at the
west end of the VVMC campus) and to re -zone this land to Lionshead Mixed Use — 1 District. This
application submitted by VVMC (with authorization from the Evergreen Lodge) will create Lot 2E-1
(currently a part of Lot 2W, Vail/Lionshead Second Filing) located at the east end of the Evergreen site)
and rezone this land to General Use. Upon approval of these subdivisions the two parcels will be
conveyed to their respective parties and the land exchange will be completed.
In addition to rezoning Lot 2E-1 to General Use, a parcel previously acquired by VVMC from the
Evergreen Lodge is also proposed to be re -zoned to GU. This parcel is Lot 2E, Vail/Lionshead Second
Filing and is currently zoned Lionshead Mixed Use -1. With these two re -zonings the entire VVMC
campus (with the exception of the Medical Professional Building will be zoned General Use.
The diagram on the following page depicts these two subdivisions and rezoning requests. Note that this
application pertains just to the subdivision and rezoning of land that is currently owned by the
Evergreen Lodge (and Lot 2E as mentioned above).
Vail Valley Medical Center
Rezoning and Subdivision Applications
VVMC East Wing
Subdivision and Rezoning Diagram
Land to be conveyed to V VMC
Proposed Lot 2E-1
+/- 10,01)0 s.f.
Lund to be conveyed to Lvergreen
Proposed Lot F-1
/-
+/- 12,500 s.E.
u
Area to be re -zoned
General Use
Minor Subdivision and Review Criteria
A copy of the Final Plat Vail/Lionshead, Second Filing, Block 1, A Resubdivision of Lot 2W is provided at
the end of this report. This subdivision creates new Lot 2E-1. Lot 2E-1 is .2296 acres, or 10,001 square
feet in size. This parcel will be included in the "development site" for VVMC (discussed further in the
Conditional Use Permit application for the East Wing). The proposed subdivision conforms to the
minimum standards for a Minor Subdivision. Below are subdivision review criteria:
(1) The extent to which the proposed subdivision is consistent with all the applicable elements of
the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is
compatible with the development objectives of the town; and
Response
The VVMC MP is the most relevant consideration with respect to the proposed subdivision's consistency
with Vail's comprehensive plan. The VVMC MP identified the potential benefits of a land exchange
between VVMC and the Evergreen Lodge. The proposed subdivision is requisite to implementing the
land exchange and as such the subdivision is consistent with the comprehensive plan and the town's
development objectives.
Vail Valley Medical Center
Rezoning and Subdivision Applications 2
(2) The extent to which the proposed subdivision complies with all of the standards of this title,
as well as, but not limited to, title 12, "Zoning Regulations", of this code, and other pertinent
regulations that the planning and environmental commission deems applicable; and
Response
The proposed subdivision is complies with the minimum standards for a Minor Subdivision and is in
compliance with zoning regulations.
(3) The extent to which the proposed subdivision presents a harmonious, convenient, workable
relationship among land uses consistent with municipal development objectives; and
Response
The proposed subdivision will result in a logical and convenient enlargement of the VVMC site area and
in doing so increase VVMC's frontage on the South Frontage Road. This will facilitate the design and
development of the new East Wing of VVMC. Specifically, the increased site area will facilitate the
development of an on-site helipad and with creating a new "front door" to VVMC at the South Frontage
Road. Both of these improvements are major objectives of the VVMC MP.
(4) The extent of the effects on the future development of the surrounding area; and
Response
While the subdivision will have a direct effect on the redevelopment of VVMC, it will not have a direct
effect on the development of surrounding properties.
(5) The extent to which the proposed subdivision is located and designed to avoid creating
spatial patterns that cause inefficiencies in the delivery of public services, or require
duplication or premature extension of public facilities, or result in a "leapfrog" pattern of
development; and
Response
This criteria is not applicable.
(6) The extent to which the utility lines are sized to serve the planned ultimate population of the
service area to avoid future land disruption to upgrade undersized lines; and
Response
The proposed subdivision will have no effect on this consideration.
Vail Valley Medical Center
Rezoning and Subdivision Applications
(7) The extent to which the proposed subdivision results in adverse or beneficial impacts on the
natural environment, including, but not limited to, water quality, air quality, noise, vegetation,
riparian corridors, hillsides and other desirable natural features; and
Response
The proposed subdivision will have no effect on the considerations listed above.
(8) Such other factors and criteria as the commission and/or council deem applicable to the
proposed subdivision.
Response
Other such factors, if any, will be addressed during the review process.
Re -zoning
Proposed Lot 2E-1 (the lot to be created by this subdivision request) and Lot 2E are currently zoned
Lionshead Mixed Use —1. These lots are proposed to be rezoned to General Use. The proposed
redevelopment of the East Wing is located on both of these parcels. The reason for rezoning these
parcels to GU is to establish zoning that will allow for the redevelopment of VVMC as contemplated by
the VVMC MP and specifically for land uses contemplated for the East Wing (health care facilities and
emergency helipad). More information on the East Wing is provided in the Conditional Use Permit
application to be provided under separate cover.
Refer to the diagram on page 2 for a depiction of parcels to be rezoned to GU. Below are rezoning
review criteria:
(1) The extent to which the zone district amendment is consistent with all the applicable
elements of the adopted goals, objectives and policies outlined in the Vail comprehensive
plan and is compatible with the development objectives of the town; and
Response
The VVMC MP is the most relevant consideration with respect to the proposed rezoning's consistency
with Vail's comprehensive plan. The VVMC MP identified the potential benefits of a land exchange
between VVMC and the Evergreen Lodge. The proposed rezoning is requisite to implementing the land
exchange and subsequent redevelopment of the East Wing (as outlined in the VVMC MP) and as such
the rezoning is consistent with the comprehensive plan and the town's development objectives.
(2) The extent to which the zone district amendment is suitable with the existing and potential
land uses on the site and existing and potential surrounding land uses as set out in the town's
adopted planning documents; and
Vail Valley Medical Center
Rezoning and Subdivision Applications 4
Response
The GU district is the most suitable zone district for a medical center. The rezoning will result in the
majority of the VVMC being zoned General Use and in doing so allow for the redevelopment of the East
Wing as outlined by the VVMC MP.
(3) The extent to which the zone district amendment presents a harmonious, convenient,
workable relationship among land uses consistent with municipal development objectives;
and
Response
The proposed rezoning will allow the subject parcels to be incorporated into the design and
development of the new East Wing of VVMC, specifically, the development of health care facilities and
anon -site helipad. Both of these improvements are major objectives of the VVMC MP.
(4) The extent to which the zone district amendment provides for the growth of an orderly viable
community and does not constitute spot zoning as the amendment serves the best interests
of the community as a whole; and
Response
The rezoning will allow for redevelopment of VVMC as contemplated by the VVMC MP and as such will
provide for the orderly and viable growth of the community. The rezoning will extend the GU zoning on
adjacent parcels of the VVMC campus. This rezoning does not constitute spot zoning.
(5) The extent to which the zone district amendment results in adverse or beneficial impacts on
the natural environment, including, but not limited to, water quality, air quality, noise,
vegetation, riparian corridors, hillsides and other desirable natural features; and
Response
The proposed rezoning would have no effects on the considerations listed.
(6) The extent to which the zone district amendment is consistent with the purpose statement of
the proposed zone district; and
Response
The General Use district is "intended to provide sites for public and quasi -public uses which, because of
their special characteristics, cannot be appropriately regulated by the development standards
prescribed for other zoning districts, and for which development standards especially prescribed for
Vail Valley Medical Center
Rezoning and Subdivision Applications
each particular development proposal or project are necessary to achieve the purposes prescribed in
section 12-1-2 of this title and to provide for the public welfare". As a quasi -public use, the GU district is
appropriate zoning for the VVMC.
(7) The extent to which the zone district amendment demonstrates how conditions have changed
since the zoning designation of the subject property was adopted and is no longer appropriate; and
Response
The VVMC MP, among other things, establishes VVMC's and the Town's shared goal for the medical
center to remain in Vail. Part and parcel to the medical center remaining in Vail is the need to expand
and modernize existing facilities. These conditions provide a basis for the rezoning of these two
properties.
(8) Such other factors and criteria as the commission and/or council deem applicable to the
proposed rezoning.
Response
Other such factors, if any, will be addressed during the review process.
Vail Valley Medical Center
Rezoning and Subdivision Applications
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TOWN OF VA110
VAI L TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: June 26, 2017
ITEM/TOPIC:
A request for a recommendation to the Vail Town Council for a zone district boundary
amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for a rezoning of
Lot 2E, Vail Village Second Filing and Lot 2E-1, Block 1, Vail Lionshead Second Filing, from
Lionshead Mixed Use 1 (LMU-1) District to the General Use (GU) District, and a rezoning of Lot
F-1, Vail Village Second Filing from General Use (GU) District to Lionshead Mixed Use 1 (LMU-
1) District, located at 180 and 250 South Frontage Road West/Lot 2, Block 1, Vail Lionshead
Second Filing and Vail Village Second Filing, and setting forth details in regard thereto. (PEC17-
0015)
ATTACHMENTS:
File Name
Description
PEC17-0015_VVMC- Staff Memorandum
Evergreen_Rezoning_Staff_Memo. pdf
Attachment A_Vicinity_Map.pdf Attachment A, Vicinity Map
rowN OF vain
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: June 26, 2017
SUBJECT: A request for a recommendation to the Vail Town Council for a zone
district boundary amendment, pursuant to Section 12-3-7, Amendment,
Vail Town Code, to allow for a rezoning of Lot 2E and Lot 2E-1, Block 1,
Vail Lionshead Second Filing, from Lionshead Mixed Use 1 (LMU-1)
District to the General Use (GU) District, and a rezoning of Lot F-1, Vail
Village Second Filing from General Use (GU) District to Lionshead Mixed
Use 1 (LMU-1) District, located at 180 and 250 South Frontage Road
West, Vail Lionshead Second Filing and Vail Village Second Filing, and
setting forth details in regard thereto. (PEC17-0015)
Applicant: Vail Valley Medical Center, represented by Braun Associates
and Evergreen Hotel, represented by Mauriello Planning Group
Planner: Jonathan Spence
I. SUMMARY
Vail Valley Medical Center (VVMC), represented by Braun Associates and Evergreen
Hotel, represented by Mauriello Planning Group, are requesting a recommendation to
the Vail Town Council for zone district boundary amendments, pursuant to Section 12-
3-7, Amendment, Vail Town Code, to allow for a rezoning of Lot 2E and Lot 2E-1, Block
1, Vail Lionshead Second Filing, from Lionshead Mixed Use 1 (LMU-1) District to the
General Use (GU) District, and a rezoning of Lot F-1, Vail Village Second Filing from
General Use (GU) District to Lionshead Mixed Use 1 (LMU-1) District, located at 180
and 250 South Frontage Road West, Vail Lionshead Second Filing and Vail Village
Second Filing and setting forth details in regard thereto. Based upon Staff's review of
the criteria outlined in Section VII of this memorandum and the evidence and testimony
presented, the Community Development Department recommends the Planning and
Environmental Commission forward a recommendation of approval to the Vail Town
Council of this application, subject to the findings noted in Section VIII of this
memorandum. A vicinity map (Attachment A) and the applicants' narratives (Attachment
B) are attached for review.
II. DESCRIPTION OF REQUEST
Vail Valley Medical Center, represented by Braun Associates and Evergreen Hotel,
represented by Mauriello Planning Group, are requesting a recommendation to the Vail
Town Council for a zone district boundary amendment, pursuant to Section 12-3-7,
Amendment, Vail Town Code, to allow for a rezoning of Lot 2E and Lot 2E-1, Block 1,
Vail Lionshead Second Filing, from Lionshead Mixed Use 1 (LMU-1) District to the
General Use (GU) District, and a rezoning of Lot F-1, Vail Village Second Filing from
General Use (GU) District to Lionshead Mixed Use 1 (LMU-1) District, located at 180
and 250 South Frontage Road West, Vail Lionshead Second Filing and Vail Village
Second Filing.
The proposed rezonings will allow for the Development Lots for the Vail Valley Medical
Center and the Evergreen Lodge to have consistent zoning designations. All of the lots
subject to the rezoning proposal meet the minimum lot size for their proposed new
zoning designations and comply will all applicable development standards. The net
affect on Development Lots is as follows:
Proposed Rezonings and Conveyances
Net Effect
• The Evergreen property previously conveyed Lot 2E to VVMC. This Lot is
10,006 square feet and is currently zoned LMU-1. This property is
proposed to be rezoned GU.
• The recently created Lot 2E-1, a 10,001 square foot parcel, is intended to
be conveyed from the Evergreen to VVMC, is currently zoned LMU-1 and
is also proposed to be rezoned to GU.
• The recently created Lot F-1, a 12,501 square foot parcel, is intended to
be conveyed from VVMC to the Evergreen, is currently zoned GU and is
proposed to be rezoned LMU-1
• The Evergreen Development Lot, zoned LMU-1 will decrease by 7,506
square feet.
• The VVMC Development Lot, zoned GU will increase by the same
amount, 7,506 square feet.
The graphic below illustrates the existing and proposed zoning for the affected
properties.
Town of Vail Page 2
Zone District Amendment Proposal L7
Vail Vailey Medical Center / Evergreen Lodge
(180 & 250 South Frontage Road West)
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The proposed rezoning, to be approved via ordinance with the Vail Town Council, will
not take effect until the recordation of the final plats, creating Lots 2E-1 and F-1, has
occurred with the Eaale Countv Clerk and Recorder.
III. BACKGROUND
The Evergreen Lodge and the VVMC have entered into a series of subdivisions and
rezonings to lay the groundwork for a land exchange that provides mutually beneficial
modifications to the respective property's Development Lots. In other words, the
proposed rezoning of these two lots will allow all of the land owned by Vail Valley
Medical Center to be zoned General Use, and all of the land owned by the Evergreen
Lodge to be zoned Lionshead Mixed Use -1 The reconfigured Development Lots, with
consistent zoning, will allow for future redevelopments of the Evergreen Lodge, and
allow for expansion of the VVMC. These projects further the adopted goals, objectives
and policies outlined in the Vail Comprehensive Plan and are compatible with the
development objectives of the Town.
Town of Vail Page 3
IV. APPLICABLE PLANNING DOCUMENTS
Staff believes that following provisions of the Vail Land Use Plan, the Vail Village Master
Plan and the Vail Town Code are relevant to the review of this proposal:
TITLE 12: ZONING REGULATIONS, VAIL TOWN CODE
Article H. 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.
Article C. General Use (GU) District (in part)
12-9C-1: PURPOSE:
The general use district is intended to provide sites for public and quasi -public uses
which, because of their special characteristics, cannot be appropriately regulated by the
development standards prescribed for other zoning districts, and for which development
standards especially prescribed for each particular development proposal or project are
necessary to achieve the purposes prescribed in section 12-1-2 of this title and to
provide for the public welfare. The general use district is intended to ensure that public
buildings and grounds and certain types of quasi -public uses permitted in the district are
appropriately located and designed to meet the needs of residents and visitors to Vail,
Town of Vail Page 4
to harmonize with surrounding uses, and, in the case of buildings and other structures,
to ensure adequate light, air, open spaces, and other amenities appropriate to the
permitted types of uses.
Vail Land Use Plan (in part)
Chapter 11- Land Use Plan Goals / Policies (in part)
1. General Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to serve both the
visitor and the permanent resident.
1.3 The quality of development should be maintained and upgraded whenever
possible.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
Chapter VI — Proposed Land Use (in part)
GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRYAND PROMOTE YEAR -
AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND FOR THE
COMMUNITY ASA WHOLE.
Objective 2.1: Recognize the variety of land uses found in the 11 sub -areas
throughout the Village and allow for development that is compatible with these
established land use patterns.
Objective 2.3: Increase the number of residential units available for short term
overnight accommodations.
Policy 2.3.1: The development of short term accommodation units is
strongly encouraged. Residential units that are developed above existing
density levels are required to be designed or managed in a manner that
makes them available for short term overnight rental.
Objective 2.4: Encourage the development of a variety of new commercial
activity where compatible with existing land uses.
Policy 2.4.1: Commercial infill development consistent with
established horizontal zoning regulations shall be encouraged to provide
activity generators, accessible greenspaces, public plazas, and
streetscape improvements to the pedestrian network throughout the
Village.
Town of Vail Page 5
Objective 2.5: Encourage the continued upgrading, renovation and maintenance
of existing lodging and commercial facilities to better serve the needs of our
guests.
V. SITE ANALYSIS
Address: 180 South Frontage Road West
Legal Description: Lot F-1, Block 1, Vail Village Second Filing
Existing Zoning: General Use (GU) District
Proposed Zoning: Lionshead Mixed Use 1 (LMU-1) District
Land Use Plan Designation: Vail Valley Medical Center Master Plan
Current Land Use: Associated infrastructure of the Medical Campus (parking)
Anticipated Future Land Use: Lodging/Multi-Family
Geological Hazards: None
Address: 250 South Frontage Road West
Legal Description: Lot 2E and Lot 2E-1, Block 1, Lionshead Second Filing
Existing Zoning: Lionshead Mixed Use 1 (LMU-1) District
Proposed Zoning: General Use (GU) District
Land Use Plan Designation: Lionshead Redevelopment Master Plan
Current Land Use: Lodging/Multi-Family and Medical Campus
Anticipated Future Land Use: Medical Campus
Geological Hazards: None
VI. SURROUNDING LAND USES AND ZONING
Existing Use Zoning District
North: 1-70 Interchange None
South: Medical Center General Use (GU) District
East: TOV Offices General Use (GU) District
West: Lodging/Multifamily Lionshead Mixed Use 1 (LMU-1)
VII. REVIEW CRITERIA
Before acting on an application for a zone district boundary amendment, the planning
and environmental commission and town council shall consider the following factors
with respect to the requested zone district boundary amendment.-
The
mendment:
The extent to which the zone district amendments are consistent with all
the applicable elements of the adopted goals, objectives and policies outlined in
the Vail comprehensive plan and is compatible with the development objectives
of the town.
The proposed rezonings, in concert with the related subdivisions, allow for the
exchange of properties between the Evergreen Lodge and the Vail Valley Medical
Center and subsequent redevelopment. The redevelopment enabled by the
Town of Vail Page 6
subdivisions, rezonings and land exchange further the adopted goals, objectives and
policies outlined in the Vail Comprehensive Plan and are compatible with the
development objectives of the Town. Specifically, the rezonings helps to ensure
vehicular access to the medical campus and the existing and future parking garage is
maintained along the South Frontage Road furthering the goal of minimizing the
number of vehicular trips to the medical campus from West Meadow Drive as
referenced in the VVMC Master Plan, a component of the Vail Comprehensive Plan.
Staff finds this criterion to be met.
2. The extent to which the zone district amendments are suitable with the
existing and potential land uses on the site and existing and potential
surrounding land uses as set out in the town's adopted planning documents.
The zone district boundary amendments are both suitable and compatible with the
existing and proposed land uses on the sites and the existing and potential surrounding
land uses. The rezoning will aid in the facilitation of the further redevelopment of the
VVMC Campus and the future redevelopment of the Evergreen Lodge. The redefined
Development Lots resulting from the subdivisions and rezonings are compatible with
existing and potential surrounding land uses
Staff finds this criterion to be met.
3. The extent to which the zone district amendments present a harmonious,
convenient, workable relationship among land uses consistent with municipal
development objectives.
The proposed zone district amendments will create a cohesive land use scheme
consistent with the development objectives of the town, namely orderly development
and redevelopment that improves the community for both resident and guests.
Staff finds this criterion to be met.
4. The extent to which the zone district amendments provide for the growth of
an orderly viable community and does not constitute spot zoning as the
amendment serves the best interests of the community as a whole.
The zone district amendments and the accompanying subdivisions allow for the further
redevelopment of the VVMC Campus, an identified asset to the community. The
amendment does not constitute spot zoning as it is compatible with and supportive of
adjacent land uses and serves the best interest of the community, as a whole.
Staff finds this criterion to be met.
5. The extent to which the zone district amendments result in adverse or
beneficial impacts on the natural environment, including, but not limited to, water
Town of Vail Page 7
quality, air quality, noise, vegetation, riparian corridors, hillsides and other
desirable natural features.
The proposed rezonings will not result in adverse impacts to the natural environment.
Future developments on the reconfigured and rezoned parcels will be required to
adhere to all applicable environmental standards during development review,
construction and facility operation.
Staff finds this criterion to be met.
6. The extent to which the zone district amendments are consistent with the
purpose statement of the proposed zone district.
The proposed rezonings are consistent with the purpose statement of the General Use
(GU) District and the Lionshead Mixed Use 1 (LMU-1) Districts and future developments
on theses sites will also be required to be compatible with its intent.
Staff finds this criterion to be met.
7. The extent to which the zone district amendments demonstrate how
conditions have changed since the zoning designation of the subject property
was adopted and is no longer appropriate.
The proposed zone district boundary amendment demonstrates how conditions
havechanged regarding the subject property. The land exchange between VVMC and
the Evergreen Lodge, as contemplated by the VVMC Master Plan, a component of the
Vail Comprehensive Plan, necessitates the need for the rezoning.
Staff finds this criterion to be met.
8. Such other factors and criteria as the commission and/or council deem
applicable to the proposed rezonings.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends the Planning and
Environmental Commission forwards a recommendation of approval to the Vail Town
Council for zone district boundary amendments, pursuant to Section 12-3-7,
Amendment, Vail Town Code, to rezone Lot 2E and Lot 2E-1, Block 1, Vail Lionshead
Second Filing, from Lionshead Mixed Use 1 (LMU-1) District to the General Use (GU)
District, and a rezoning of Lot F-1, Vail Village Second Filing from General Use (GU)
District to Lionshead Mixed Use 1 (LMU-1) District, located at 180 and 250 South
Frontage Road West, Vail Lionshead Second Filing and Vail Village Second Filing and
setting forth details in regard thereto. Staff's recommendation is based upon the review
of the criteria described in Section VII of this memorandum and the evidence and
testimony presented.
Town of Vail Page 8
Should the Planning and Environmental Commission choose to forward a
recommendation of approval to the Vail Town Council for the zone district boundary
amendments, the Community Development Department recommends the Commission
pass the following motion:
"The Planning and Environmental Commission forwards a recommendation of
approval to the Vail Town Council for zone district boundary amendments, pursuant
to Section 12-3-7, Amendment, Vail Town Code, to rezone Lot 2E and Lot 2E-1,
Block 1, Vail Lionshead Second Filing, from Lionshead Mixed Use 1 (LMU-1) District
to the General Use (GU) District, and a rezoning of Lot F-1, Vail Village Second
Filing from General Use (GU) District to Lionshead Mixed Use 1 (LMU-1) District,
located at 180 and 250 South Frontage Road West, Vail Lionshead Second Filing
and Vail Village Second Filing and setting forth details in regard thereto. "
Should the Planning and Environmental Commission choose to forward this
recommendation of approval, the Community Development Department recommends
the Commission makes the following findings:
"Based upon the review of the criteria outlined in Sections Vll of the Staff
memorandum to the Planning and Environmental Commission dated June 26, 2017,
and the evidence and testimony presented, the Planning and Environmental
Commission finds.-
1.
inds:
1. That the amendments are consistent with the adopted goals, objectives and
policies outlined in the Vail comprehensive plan and compatible with the
development objectives of the town, and
2. That the amendments are compatible with and suitable to adjacent uses and
appropriate for the surrounding areas, and
3. That the amendments promote the health, safety, morals, and general welfare
of the town and promote the coordinated and harmonious development of the
town in a manner that conserves and enhances its natural environment and
its established character as a resort and residential community of the highest
quality. "
IX. ATTACHMENTS
A. Vicinity Map
B. Please see Attachments B for PEC17-0016 and PEC17-0018 for the Evergreen
Lodge and the VVMC project narratives, respectively.
Town of Vail Page 9
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TOWN OF VA110
VAI L TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: June 262017
ITEM/TOPIC:
A request for a recommendation to the Vail Town Council for an amendment to Section 12-10-19
Core Areas Identified, Vail Town Code, pursuant to Section 12-3-7 Amendment, Vail Town
Code, to include Lot F-1 in the Commercial Core Area for parking regulations purposes, located
at 250 South Frontage Road West/Lot F-1, Vail Village Second Filing, and setting for the details
in regard thereto. (PEC17-0023).
ATTACHMENTS:
File Name
PEC 17-0023_Staff_Memo. pdf
Attachment A_Vicinity_Map.pdf
Description
Staff Memorandum
Attachment A, Vicinity Map
kr
TOWN OF VAIL)
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: June 26, 2017
SUBJECT: A request for a recommendation to the Vail Town Council for a prescribed
regulation amendment, pursuant to Section 12-3-7, Amendment, Vail Town
Code, to amend Section 12-10-19 Core Areas Identified, Vail Town Code, to
include Lot F-1 in the Commercial Core Area for parking regulations purposes,
located at 250 South Frontage Road West/Lot F-1, Vail Village Second Filing,
and setting forth details in regard thereto. (PEC17-0023)
Applicant: Evergreen Lodge, represented by Mauriello Planning Group
Planner: Jonathan Spence
SUMMARY
The applicant, the Evergreen Lodge, represented by Mauriello Planning Group,
requests the review of a prescribed regulation amendment, pursuant to Section 12-3-7,
Amendment, Vail Town Code, to amend Section 12-10-19 Core Areas Identified, Vail
Town Code, to include Lot F-1 in the Commercial Core Area for parking regulations
purposes, located at 250 South Frontage Road West/Lot F-1, Vail Village Second Filing.
Based upon Staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Planning and Environmental Commission (PEC) forward a
recommendation of approval to the Vail Town Council, of this application, subject to
the findings noted in Section VIII of this memorandum. A vicinity map (Attachment A)
and the applicant's narrative (Attachment B).
II. DESCRIPTION OF REQUEST
The applicant is proposing to alter the Core Area Parking Map 11, Lionshead, to include
Lot F-1 within this mapped area. Altering the map will place the entire Evergreen Lodge
parcel within the Commercial Core Area, ensuring that there is one set of consistent
parking regulations in place for future redevelopment of the site. This request follows a
minor subdivision request to create Lot F-1 and a Zone District Boundary Amendment to
rezone the newly created lot from General Use (GU) District to the Lionshead Mixed
Use 1 (LMU-1) District. The new lot will become part of the Development Lot for the
Evergreen Lodge which also consists of Lot 2W of Vail Lionshead Second Filing.
III. BACKGROUND
The concept of different parking schedules for different parts of the Town of Vail was
codified via Ordinance No. 9, Series of 2000. This ordinance and accompanying map
distinguished Vail's Commercial Core Area from other parts of town for the purposes of
determining parking requirements. The Commercial Core Areas are generally defined
as Vail Village and Lionshead Village, as shown on the map below.
Due to the concentration of uses and the mixed-use nature of the Villages, it was
determined that parking requirements should be less within the villages than in other
commercial or residential parts of town.
The Core Area Parking Map was most recently modified via Ordinance No. 9, Series of
2011, to include the future Ever Vail project within its boundary for the consideration of
parking requirements. (It should be noted that the 2011 amendment to the map does
not take effect until the recordation of the Ever Vail subdivision final plat. The Ever Vail
subdivision, and the related amendment to the map, expires on December 31, 2020.)
Town of Vail Page 2
IV.
PROPOSED TEXT AMENDMENT LANGUAGE
The Prescribed Regulation Amendment is proposed to amend the Core Area Parking
Map to include the newly created Lot F-1 of Lionshead Second Filing (see PEC17-
0016). The location of this lot is shown below on the proposed subdivision plat.
LOT 2E,
4,
FINAL PLAT
VAIL VILLAGE, SECOND FILING, LOT E AND LOT F
VAIL/LIONSHEAD, SECOND FILING, BLOCK 1, A RESUBDIVISION OF LOT
TORN of VAIL, COUNTY OF EAGLE. STATE OF C010FAU0
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The proposed prescribed regulation amendment, to be approved via ordinance with the
Vail Town Council, will not take effect until the recordation of the final plats, creating
Lots 2E-1 and F-1, has occurred with the Eagle County Clerk and Recorder and the
rezoning of the properties, also via ordinance, has occurred.
V. ROLES OF REVIEWING BODIES
Order of Review: Generally, text amendment applications will be reviewed by the
Planning and Environmental Commission and the Commission will forward a
recommendation to the Town Council. The Town Council will then review the text
amendment application.
Planning and Environmental Commission:
The Planning and Environmental Commission is responsible for the review of a text
amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Code, and
forwarding of a recommendation to the Town Council.
Town of Vail
Page 3
Design Review Board:
The Design Review Board has no review authority over a text amendment to the Vail
Town Code.
Town Council:
The Town Council is responsible for final approval, approval with modifications, or
denial of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail
Town Code.
Staff:
The Town Staff facilitates the application review process. Staff reviews the submitted
application materials for completeness and general compliance with the appropriate
requirements of the Town Code. Staff also prov des the Planning and Environmental
Commission a memorandum containing a description and background of the
application; an evaluation of the application in regard to the criteria and findings outlined
by the Town Code; and a recommendation of approval, approval with modifications, or
denial.
VI. APPLICABLE PLANNING DOCUMENTS
Staff believes that following provisions of the Vail Town Code and Vail Land Use Plan
are relevant to the review of this proposal:
Title 12, Zoning Regulations, Vail Town Code
CHAPTER 12-1, TITLE, PURPOSE AND APPLICABILITY (in part)
Section 12-1-2: Purpose.-
A.
urpose:
A. General: These regulations are enacted for the purpose of promoting the health,
safety, morals, and general welfare of the Town, and to promote the coordinated and
harmonious development of the Town in a manner that will conserve and enhance its
natural environment and its established character as a resort and residential community
of high quality.
B. Specific: These regulations are intended to achieve the following more specific
purposes.-
1.
urposes:
1. To provide for adequate light, air, sanitation, drainage, and public facilities.
2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and
other dangerous conditions.
3. To promote safe and efficient pedestrian and vehicular traffic circulation and to
lessen congestion in the streets.
4. To promote adequate and appropriately located off-street parking and loading
facilities.
Town of Vail Page 4
5. To conserve and maintain established community qualities and economic
values.
6. To encourage a harmonious, convenient, workable relationship among land
uses, consistent with Municipal development objectives.
7. To prevent excessive population densities and overcrowding of the land with
structures.
8. To safeguard and enhance the appearance of the Town.
9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable
natural features.
10. To assure adequate open space, recreation opportunities, and other
amenities and facilities conducive to desired living quarters.
11. To otherwise provide for the growth of an orderly and viable community.
CHAPTER 12-2-2: DEFINITIONS OF WORDS AND TERMS (in part)
DEVELOPMENT LOT: A delineation of property that may include one or more
structures and/or lot(s) that collectively share dimensional and/or design standards or
guidelines. Examples include, but are not limited to, a duplex property containing two (2)
dwelling units, a condominium complex of one or more buildings or a multi -unit
townhome style development that share dimensional (GRFA, site coverage, etc.) and/or
design (unified architectural and landscape design) standards or guidelines.
Vail Land Use Plan
1. General Growth/ Development
1.1. Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to
serve both the visitor and the permanent resident.
1.3. The quality of development should be maintained and upgraded
whenever possible.
VII. CRITERIA FOR REVIEW
The extent to which the text amendment furthers the general and specific
purposes of the zoning regulations; and
Staff finds the prescribed regulation amendment furthers the general and specific
purposes of the zoning regulations by promoting the harmonious development of the
core areas while maintaining established community qualities and economic values.
In addition, the prescribed regulation amendment provides a consistent regulatory
framework for the Evergreen Lodge Development Lot.
Staff finds that this criterion has been met.
2. The extent to which the text amendment would better implement and better
achieve the applicable elements of the adopted goals, objectives, and policies
Town of Vail Page 5
outlined in the Vail comprehensive plan and is compatible with the
development objectives of the town; and
Staff finds that the proposed prescribed regulations amendments will better
implement or achieve the applicable elements of the adopted goals, objectives, and
policies outlined in the Vail Comprehensive Plan. Specifically in the Vail Land Use
Plan's adopted Goals and Policies, staff identified the following applicable statement:
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.
Staff finds that this criterion has been met.
3. The text amendment demonstrates how conditions have substantially
changed since the adoption of the subject regulation and how the existing
regulation is no longer appropriate or is inapplicable; and
The Vail Valley Medical Center and the Evergreen Lodge have proposed a series of
subdivisions and rezonings that will reconfigure the applicable Development Lots for
each to allow for future redevelopment of the lodge and expansion of the medical
campus. The Development Lot for the Evergreen Lodge will consist of Lot 2W
(location of this existing development) and the newly created Lot F-1. In order to
maintain consistent parking regulations for all of Lot F-1, the proposed amendment
to the Core Area Parking Map is necessary.
Staff finds that this criterion has been met.
4. The extent to which the text amendment provides a harmonious, convenient,
workable relationship among land use regulations consistent with municipal
development objectives; and
Staff believes this text amendment will ensure a harmonious, convenient, workable
relationship among land use regulations consistent with the Town's development
objectives. Specifically, by adding the newly created Lot F-1 to the Core Area
Parking Map, the Evergreen Lodge Development Lot will be subject to a consistent
set of regulations concerning parking requirements.
Staff finds that this criterion has been met.
5. Such other factors and criteria the planning and environmental commission
and/or council deem applicable to the proposed text amendment.
Town of Vail Page 6
VIII. STAFF RECOMMENDATION
The Community Development Department recommends the Planning and
Environmental Commission forward a recommendation of approval for the prescribed
regulation amendment to the Vail Town Council. This recommendation is based upon
the review of the criteria outlined in Section VII of this memorandum and the evidence
and testimony presented.
Should the Planning and Environmental Commission choose to forward a
recommendation of approval to the Vail Town Council for the proposed text
amendment, the Community Development Department recommends the Commission
pass the following motion:
"The Planning and Environmental Commission forwards a recommendation of
approval to the Vail Town Council for a prescribed regulation amendment,
pursuant to Section 12-3-7, Amendment, Vail Town Code, to amend Title 12,
Sections 12-10-19 Core Areas Identified, Vail Town Code, to include Lot F-1 in
the Commercial Core Area for parking regulations purposes, located at 250
South Frontage Road West/Lot F-1, Vail Village Second Filing, and setting forth
details in regard thereto. "
Should the Planning and Environmental Commission choose to forward a
recommendation of approval to the Vail Town Council for the proposed prescribed
regulation amendment, the Community Development Department recommends the
Commission makes the following findings:
"Based upon a review of Section Vll of the June 26, 2017 staff memorandum to
the Planning and Environmental Commission, and the evidence and testimony
presented, the Planning and Environmental Commission finds.-
1.
inds:
1. That the amendment is consistent with the applicable elements of the
adopted goals, objectives and policies outlined in the Vail
Comprehensive Plan and is compatible with the development
objectives of the Town, and
2. That the amendment furthers the general and specific purposes of the
Zoning Regulations outlined in Section 12-1-2, Purpose, Vail Town
Code, -and
3. That the amendment promotes the health, safety, morals, and general
welfare of the Town and promotes the coordinated and harmonious
development of the Town in a manner that conserves and enhances its
Town of Vail Page 7
natural environment and its established character as a resort and
residential community of the highest quality. "
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's Narrative (Please see Attachment B of PEC17-0016)
Town of Vail Page 8
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TOWN OF VA10
VAI L TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE:
ITEM/TOPIC:
June 12, 2017 PEC Results
ATTACHMENTS:
File Name
pec results 061217.pdf
Description
June 12, 2017 PEC Meeting Results
PLANNING AND ENVIRONMENTAL COMMISSION
TOWN 8F9mi June12,2017,11:00AM
Vail Town Council Chambers
75S. Frontage Road -Vail, Colorado, 81657
1. Call to Order
Members Present: Brian Gillette, Pam Hopkins, Ludwig Kurz, John -Ryan Lockman, John
Rediker, Karen Perez and Brian Stockmar
Members Absent: None
Site Visits:
a. Jackson Residence — 2475 Garmisch Drive
b. Manchester Residence — 2794 Snowberry Drive
c. Mellgren Residence — 4112 Spruce Way
2. A request for review of a Variance, pursuant to Section 12-713-16, Landscaping and
Site Development, Vail Town Code, to allow for a reduction in landscape area, located
at 231 Gore Creek Drive/Lot A, Block 5B, Vail Village Filing 1, and setting forth details
in regard thereto. (PEC17-0009)
Applicant: Gasthof Gramshammer Inc., represented by Gies Architects
Planner: Matt Panfil
Motion: Table to June 26, 2017
First: Gillette Second: Stockmar Vote: 5-2-0
(Rediker/Perez opposed)
Planner Panfil relayed to the board the applicant's desire for this item to be continued to the
next meeting.
Russel Geis, representing the applicant, explained the process and timing for the project
and the plan moving forward, necessitating the request for a continuance.
Commissioner Stockmar requested clarification in regard to the recently installed bike
racks. Stockmar reiterated his earlier concerns.
Gillette would prefer permanent planters but is ok with moveable containers.
Kurz agrees with Gillette
Perez agrees with Gillette
Hopkins voiced her support of the temporary planters.
Lockman would prefer to see what was originally proposed, but is open to alternatives.
Rediker is disappointed with applicants desire not to do what was originally proposed.
Would support going forward today but recognizes others may support a continuance.
3. A request for a final review of a variance from Section 14-10-4-B, Architectural
Projections, Decks, Balconies, Steps, Bay Windows, etc., Vail Town Code, pursuant
to Section 12-17, Variances, Vail Town Code, to allow for the replacement of a
nonconforming deck with a proposed side setback of one foot, nine inches (1'9") where
a fifteen foot (15') setback is required and a proposed rear setback of twelve feet (12')
where fifteen feet (15') setback is also required, located at 4112 Spruce Way/Lot 2,
Block 8, Bighorn Subdivision 3d Addition, and setting forth details in regard thereto.
(PEC17-0013)
Applicant: Anders Folke & Anna Maria Mellgren
Planner: Jonathan Spence
Motion: Approve, with Conditions
First: Kurz Second: Perez Vote: 7-0-0
Conditions:
1. Approval of this variance is contingent upon the applicant obtaining Town of
Vail design review approval for this proposal.
2. The applicant shall clearly demonstrate to planning staff prior to requesting a
final planning inspection that the improvement has been constructed per plan.
Spence introduced the project to the PEC. The existing deck is a safety hazard. The
proposed deck will be one foot (1') from the side property line and will maintain a twelve foot
(12') rear setback. The size of the lot essentially requires a variance for any improvement.
Gillette: Have the neighbors been notified? Spence confirmed in the affirmative.
Mike Connolley, representing the applicant, described the need the replace the deck.
There was no public comment.
Stockmar: Based on the site visit and photographs, this is clearly a safety issue. Supports
the requested variance.
All the remaining Commissioners agreed with Stockmar's comments.
4. A request for a final review of a variance from Section 14-10-4-B, Architectural
Projections, Decks, Balconies, Steps, Bay Windows, Etc., Vail Town Code, pursuant
to Section 12-17, Variances, Vail Town Code, to allow a deck more than five feet (5')
above ground level a four and six -tenths foot (4.6') setback where a ten foot (10')
setback is required, located at 2475 Garmisch Drive, Unit 1 / Lot 5 & 6, Block H, Vail
Das Schone Filing 2, and setting forth details in regard thereto. (PEC 17-0014)
Applicant: Dominique&ChristianeJackson
Planner: Matt Panfil
Motion: Approve with Conditions
First: Lockman Second: Kurz Vote: 7-0-0
Conditions:
1. Approval of this variance is contingent upon the applicant obtaining Town of
Vail design review approval for this proposal; and
2. The applicant shall clearly demonstrate to planning staff prior to requesting a
final planning inspection that the improvement has been constructed per
plan.
Planner Panfil introduced the project and the requested variance.
Dominique Jackson, applicant, provided a rationale for the requested proposal. Existing
deck is too small, a safety issue at the top of the stairs.
Stockmar asked if the deck is proposed to be used as a BBQ deck.
Jackson explained that gas grills are permitted at the property.
Stockmar asked if would be cantilevered or supported with posts.
Panfil showed that the deck with be cantilevered.
Lockman asked why the existing stairs are so narrow.
Jackson said that was what was built.
Panfil explained that wider stairs would also be permitted.
Panfil explained that if cantilever is not possible then posts would be needed.
Jackson further explained the plan.
Public Comment - None
Commissioner Comment
Lockman -Recognizes the practical difficulty and supports the request, pointing to the safety
concern.
Hopkins -Agrees with Lockman
Perez - Agrees with Lockman
Kurz also agrees and supports the staff memorandum
Gillette agrees
Stockmar agrees
Rediker agrees with staff's analysis.
5. A request for a final review of a variance from Section 14-6-7, Retaining Walls, Vail
Town Code, pursuant to Title 12 Chapter 7, Variances, Vail Town Code, to allow for
retaining walls with height in excess of three feet (3') within the twenty foot (20') front
setback, located at 2794 Snowberry Drive/Lot 16, Block 9, Vail Intermountain
Development Subdivision, and setting forth details in regard thereto. (PEC17-0020)
Applicant: Gary & Jeane Manchester
Planner: Jonathan Spence
Motion: Approve, with Conditions
First: Lockman Second: Kurz Vote: 7-0-0
Conditions:
1. No proposed retaining wall shall exceed a height of six feet (6).
2. The applicant shall obtain a right-of-way (ROW) permit prior to commencing
work and a Revocable ROW permit for all private improvements located on
public property.
3. Approval of this variance is contingent upon the applicant obtaining Town of
Vail design review approval for this proposal.
Spence introduced the project and described the requested variance. Due to the steep
slope of the lot, if the applicant were to propose a garage within the front setback, the
variance would not be required. However, due to the unique topography of the site, it would
be inappropriate to locate the garage in the front setback. Staff supports the requested
variance.
Seth Bossung of Intention Architecture provided a presentation and summarized the site
plan design.
Kurz: Asked if the retaining walls were boulders or concrete. Bossung responded that
all walls are engineered boulder retaining walls.
Lockman: Believes it is a creative site plan that addresses complex grading issues.
All other Commissioners agreed. Rediker added that it is a unique site and relief is
necessary.
6. A request for a recommendation to the Vail Town Council of an application to establish
Special Development District No. 42 (Vail Mountain View Residences), pursuant to
Section 12-9(A), Special Development Districts, Vail Town Code, to allow for the
development of a mixed use building consisting of 12 dwelling units with 15 attached
accommodation units (lock -offs), 19 accommodation units and 10 employee housing
units, located at 430 and 434 South Frontage Road/Lot 1, Vail Village Filing 5 and
setting forth details in regard thereto. (PEC17-0006)
Applicant: Lunar Vail LLC, represented by Mauriello Planning Group
Planner: Jonathan Spence
Motion: Approve, with Conditions
First: Stockmar Second: Kurz Vote: 4-3-0 (Rediker,
Gillette, and Perez Opposed)
Conditions:
Approval of Special Development District No. 42, Vail Mountain View
Residences, is contingent upon the applicant obtaining Town of Vail approval
of an associated design review application. Although building mass and scale
and relationship to adjacent properties is largely determined through the PEC
review, the DRB shall have the flexibility to require changes to the buildings
articulation, building stepbacks and stepdowns that will not affect overall
height but may result in changes to the building's perceived mass and scale,
in order to create an architecturally unified structure, with unified site
development, that is compatible with existing structures and its surroundings,-
2.
urroundings,
2. The applicant shall work with Town of Vail staff to increase the robustness of
the proposed landscaping, including an increase in the number and size of
the new plantings, prior to submittal of an application for review before the
Design Review Board;,
3. Prior to submittal of a Design Review Board application, the applicant shall
provide Town of Vail staff with information for review and approval concerning
the proposed operation and configuration of the loading space. If it is
determined by staff that the operation poses too great a conflict with the
adjacent pedestrian walkway, an alternative location/operation shall be
proposed for review and approval by staff;
4. Prior to the issuance of a certificate of occupancy, the applicant shall cause to
be recorded with the Eagle County Clerk, in a format approved by the Town
attorney, a pedestrian easement for the paved path and stairs from the South
Frontage Road right-of-way to the Town of Vail recreational path,-
5.
ath,
5. Prior to issuance of any certificate of occupancy, the applicant shall construct
a continuous 10' wide separated concrete sidewalk along the South Frontage
Road from Vail Valley Drive to the easternmost driveway that is shared by
Mountain View and Apollo Park. The walk alignment, Option A or B, shall be
approved by the Town of Vail Public Works Department prior to its
construction, and shall be designed in conjunction with the ongoing
conceptual design of the South Frontage Road improvements in this area as
a part of the Vail Transportation Master Plan Update,-
6.
pdate,
6. Prior to issuance of any certificate of occupancy, the applicant shall install a
snowmelt system within the above mentioned sidewalk along South Frontage
Road and shall enter into the standard snowmelt agreement with the Town of
Vail. The applicant shall be responsible for providing the heat source, and the
on-going maintenance of the sidewalk and snowmelt system,-
7.
ystem,
7. Prior to issuance of a building permit, the applicant shall update the Traffic
study (March 14, 2017) and Turn lane study April 19, 2017) to include any
change of units and/or density. This study shall include the net new
development PM peak hour generated trips. The applicant shall implement
any changes required as a result of the updated studies as approved by the
Town of Vail;
8. Prior to issuance of a building permit, the applicant shall pay the Town of Vail
Traffic Mitigation Fees for the net new increase in development traffic. The
total fee shall be updated based on the updated traffic study. This fee was
$6500 in 2005, this fee shall be appropriately increased due to construction
cost inflation, and in coordination with the on-going Vail Transportation Impact
Fee Study, and for this approval be set at $11,200 per net new development
PM peak hour trip, based on the net new 12 Dwelling Units, 15 Lock -Offs, 10
EHU's, and 19 Accommodation Units,-
9.
nits,
9. Prior to issuance of a building permit, the applicant shall provide a
construction staging plan and parking plan showing how the construction of
this site will not impact town parking or adjacent properties,-
10.
roperties,
10. Prior to issuance of a building permit, the applicant shall engage Art in Public
Places Board on the determination of an acceptable public art installation with
a minimum value of $50,000.00,-
11.
50,000.00;
11. Prior to the issuance of a building permit, the applicant shall pay the
recreational amenities tax, as required by Section 12-9A41 of the Vail Town
Code,-
12.
ode,
12. Prior to the issuance of a certificate of occupancy, the applicant shall record
deed restrictions with the Eagle County Clerk and Recorder, in a format
approved by the Town Attorney, for the Type III Employee Housing Units, and
13. Prior to submitting any building permit application, the applicant shall submit
approval from the Colorado Department of Transportation (CDOT) related to
all proposed work within the CDOT right -of way.
Spence summarized the previous two meetings and the proposed changes that have
occurred since the last presentation to the PEC on May 22, 2017. Most of the previous
comments were related to the building's bulk, height, mass, public benefit, and relationship
to Phase I of the development. The applicant has included a revised north elevation. Staff
has provided conditions that would make the project compliant with the approval criteria.
The applicant, represented by Dominic Mauriello, MPG Inc., provided a PowerPoint
presentation to the PEC. Mauriello reviewed the project timeline. He described the
changes in unit count that have occurred through the PEC review process. He summarized
the aspects of the project which the applicant believes are public benefits. The deviations
from the code associated with the project include: east side setback, building height,
density, site coverage, and loading in the front setback.
Will Hentschel, Architect of 359 Design, discussed the architectural design changes that
have occurred throughout the PEC review process. Hentschel discussed the compatibility
of the proposed elevations with Phase I. Similar features between the two phases include:
top floor dormers, exposed timber and other parts of the structure, battered columns, and
railings. Other changes include the replacement of the previously proposed metal panels
with a stucco finish. The building follows the traditional base -middle -top composition.
Hentschel introduced an elevation of the south fagade
Mauriello continued his presentation by discussing the impact of the structure and side
setback encroachment on the adjacent Tyrolean building. He then described the changes
that have been made to the north elevation.
Mauriello then provided responses to each of the SDD approval criteria. Referencing
images of the adjacent properties, he emphasized that the proposal is compatible with the
surrounding area. He then discussed the relationship between uses and programming of
the proposal and adjacent uses. The density of the proposal and adjacent properties was
compared. Mauriello stated that the proposal complies with the Town's parking
requirements. He discussed the two possibilities for a loading space.
Gillette asked for clarification as to the Town's loading space requirements
Mauriello summarized the ways in which the applicant believes the proposal complies with
the Town's comprehensive plan and other planning documents. There are no natural or
geological hazards on the site. The plan complies with minimum landscape requirements.
The proposal is not generating additional traffic and there are no improvements required.
Mauriello discussed the two different options available for the location of the proposed
sidewalk. He stated that the project will be completed in one phase with an anticipated
short construction time. He concluded his presentation by referencing a slide that depicted
increased hallway undulation.
Spence indicated that Tom Kassmel of Public Works was available for questions and stated
that there are two letters distributed at the beginning of the meeting that were received after
the PEC packets were distributed.
Perez: Asked for clarification regarding the number of employee housing units (EHUs)
associated with the project. Spence clarified that there are 10 EH Us proposed, not 9 as
stated on page 11 of the Staff Memo.
Hopkins: Asked Mauriello for further explanation of the height exhibits
Rediker: Asked Spence if there was concern in approving the SDD without specific terms
for height and other standards. Spence indicated that the data in the table on pages 11 and
12 of the staff report are the maximums that will be reviewed by the Town Council.
Lockman:Asked Spence for clarification on one of the recommended conditions of approval
regarding heating the sidewalk. Spence stated that the applicant has agreed to purchase
renewable energy credits to offset the cost of heating the sidewalk.
Kassmel: Stated that common practice has been to provide heated sidewalks where tall
buildings shade the sidewalks, and cited Four Seasons and The Sebastian as examples.
Perez: Asked Kassmel about the impact of the loading zone in its proposed location.
Kassmel stated that it is not an ideal location and they do not typically allow loading on a
public walkway.
Lockman:Asked for clarification on the traffic impact fee.
Kassmel stated that CDOT has agreed that there is no net new traffic generated by the
project. However, proposed uses on the site will generate additional traffic which may have
some broader impact on the system.
Rediker: Asked how the sidewalk Options A or B will be determined. Kassmel stated that
his team is conducting an ongoing review of both options. Option B may be further off in
terms of time, but they want to ensure that it is a viable option for the future. Kassmel stated
his preference that the sidewalk be located in order to accommodate Option B in the future.
Public Comment -
Chris Romer, President and CEO of Vail Valley Partnership (VVP), stated VVP supports the
project and feels that the height, density, and other deviations are worth the public benefits.
Rick Smith, Vail Valley Medical Center (VVMC), stated that his group supports the project
because it contains EHUs and VVMC anticipates a strong demand for housing. The project
will be a recruiting tool for VVMC.
Stan Cope, management of Vail Valley Lodge, stated his support for the project. He
believes the tradeoff between height and public benefits is worth it.
Molly Murphy, Vail Local Housing Authority (VLHA), stated the group's support of the
project. They believe the lockoffs are an asset to the project.
Steve Lindstrom, VLHA, restated that the group supports the project. The applicant is not
asking for financial assistance from the community. Believes it is a good location for
resident housing.
Tom Saalfeld, managing agent of the Tyrolean, stated his opposition to the project.
Concerns include: impact on their view and the height of the building.
Stockmar asked Tom Saalfeld if there would be any difference if the building were only 48'
tall. Tom Saalfeld responded that the overall size of the building is too big and far exceeds
the amount of Gross Residential Floor Area (GRFA) allowed. The owners of the Tyrolean
were aware of the surrounding zoning, but did not anticipate an SDD. Tom Saalfeld asked if
the EHUs were going to be truly affordable.
Jeff Morgan stated his support for the project. He stated he works with Chris Romer and
they both agree that the building will provide an aesthetic buffer from the highway.
Stockmar: The project seems to comply with the SDD review criteria. While understanding
the view of those who oppose the project, he believes there is a large public benefit to this
project and therefore supports the project.
Gillette: Believes the Tyrolean will lose their view regardless of a building height deviation,
but does believe that as proposed, the structure negatively impacts the Tyrolean's access to
light and air and would like to see that problem addressed.
Lockman: Believes that deviations should not be granted strictly based on the provision of
EHUs, even though they are very important to the Town. All criteria must be reviewed
based on the context of the site. He has an issue with the overall compatibility based on
scale, but it is consistent with the Town's various planning documents. He feels there have
been improvements to the design over the course of the review and can support the project.
Hopkins: Agreed with Lockman. Asked if there was a way to guarantee a price range for
EHUs and lockoffs. Spence responded that the limitation is based on occupancy
restrictions only. Hopkins stated that she feels the design has improved, but is also worried
about the impact on the Tyrolean's access to light and air.
Perez: Stated that she does not believe the proposal meets the compatibility criteria.
Does not believe the benefit of the EHUs offsets the deviations requested. Feels the design
has improved throughout the process, but is not ready to support the project.
Kurz: Stated that while the building is large in regards to bulk and mass, it is located in
an area which can accommodate its size. Design changes have helped address the
perceived bulk and mass concerns. The public benefits outweigh any negative impacts.
Lockman: Suggested the traffic impact study be reexamined. Also, he believes that a
heated sidewalk should not be required due to its negative impact on the environment.
Gillette: Agreed with Lockman regarding the heated sidewalk.
Rediker: Acknowledged that there are a lot of positives associated with the proposal,
including the EHUs and additional "hot beds." Disagrees with some of the applicant's
arguments regarding compatibility of the project with surrounding area. The project does
comply with some objectives of the comprehensive plan, but feels the bulk and mass is far
beyond anything anticipated for the site. Also believes the project does not comply with
Criteria #2 based on the excessive density of the site. Finally, believes that Criteria #3 has
not been met and that the building does not complement the design of the surrounding area
or Vail in general.
7. A request for final review of an amendment to a conditional use permit, pursuant to
Section 12-9C-3, Conditional Uses, Vail Town Code, pursuant to Title 12, Chapter 16,
Vail Town Code, for an existing healthcare facility, amending the development plan to
allow for the reconstruction of the east wing, including healthcare facilities, ambulance
district facilities, heliport building and associated structured parking located at 180
South Frontage Road West (Vail Valley Medical Center)/Lots E, F and 2E, Vail Village
Second Filing, and Lot 2E-1, Block 1, Vail Lionshead Filing 1. (PEC17-0022)
Applicant: Vail Valley Medical Center
Planner: Jonathan Spence
Motion: Continue to July 10, 2017
First: Perez Second: Stockmar Vote: 7-0-0
Spence introduced the topic. This presentation will include an introduction and overview of
the master plan for WMC. Tom Braun will describe the approach that staff and the
applicant will be taking for this project.
Tom Braun, Braun Associates, representing the WMC — Introduced some members of the
design and applicant team The East Wing is the east end of the campus, near the current
parking structure. New medical facilities and heliport will be included. At least 4 members of
the PEC were not on this board or Council when the VVMC master plan was approved. We
anticipate four more PEC meetings on this topic. Three applications (including Conditional
Use for medical care facility and heliport), a rezoning application and subdivision application
as well. Medical Professional Building (US Bank building) is also in the master plan
boundary.
Braun reviewed the parcels, including the land that will be acquired from the Evergreen
Lodge. Future meetings with PEC are anticipated June 26, July 10, July 24 and August 10
or 24 of 2017. Master plan in 2014 and 2015 laid the groundwork for this development.
Major goal was to keep medical center in Vail. Plan considers internal drivers (hospital
needs) and external drivers (Town and community goals). Decompression, finding more
space for existing uses, is one goal; relieve crowded conditions. Intention is not to increase
number of patients, but to improve operations and comfort. He described the programming
in the East Wing. Net gain 110,000 sq. ft. is proposed. Minimizing traffic on West Meadow
Drive was a major goal, by relocating front entry to S. Frontage Road.
Rediker — Is parking access changed from the original plan?
Braun — Yes, it has changed.
Gillette — Was there shared access planned with Evergreen Lodge?
Braun — Yes, but that is not in this plan.
Stockmar — Has the Stedman Clinic moved?
Braun — Yes, to the West Wing.
Braun continued to describe the new medical center, arrival experience, and heliport. New
heliport location will reduce time and distance between emergency room and heliport. He
discussed the parking needs, and general transportation management, including employees
taking buses and shuttles to bring workers to medical center. About 197 additional on-site
parking spaces are planned. About 605 total parking spaces planned on-site. Loading and
delivery was discussed; all will be enclosed. Pedestrian circulation will include a north -south
connection along east side of new building. He discussed the land exchange with Evergreen
Lodge. Future needs and expansion space will be provided in the helipad building. This
space is not programmed. Extra space may allow a location for uses in the medical
professional building (US Bank) during redevelopment.
Rediker — Is a roundabout planned near the Municipal Centre and VVMC?
Spence — On July 10, Tom Kassmel, Town Engineer, will attend the PEC meting to describe
future road improvements.
Nate Savage, Davis Partnership, Architect — Showed 3D images of the architecture.
Materials and design elements will be similar to the central wing. Lobby will be open with
mountain views. Public pedestrian access will be available from Meadow Drive. Loading
bays will allow trucks to drive in, turn -around inside, and pull out of separate garage door.
Gillette — Is the elevator tower two stories above the main building?
Savage — That is the elevator tower overrun that you are seeing. Helipad tower needs to be
at a set height, based on flight patterns and safety.
Braun — Described the flight pattern for helicopter flights.
Gillette —What design guidelines are used to review the helipad?
Braun — The site is not in the Village, and not in Lionshead, so the Town's standard design
review process will be used.
Savage - Level 2 will have sleeping quarters; level 3 will have internal conference space.
Rediker — It will be helpful to see the presentation on flight paths. Last year there was a
Flight For Life accident in Frisco. What designs are provided to plan for accidents?
Braun — Defer a response until the helicopter expert is here
Kurz — Please show secondary entrance on Meadow Drive. There is no parking associated
with that?
Savage — The south entry is design for pedestrians and bus users.
Hopkins — Can that entry be design to look more like an entry?
Savage — Yes, but we have limits with the property line.
Rediker — Please plan to discuss what happens if the Evergreen Lodge redevelopment does
not more forward, and impacts to Evergreen guests.
Braun — An aviation easement is planned for a small area over the Evergreen Lodge. Rest
of the Evergreen site could be built to maximum allowed height.
Rediker — Any connection planned to the medical office building?
Braun — That was discussed, but too expensive to build an elevated walkway.
Kurz — What happens if land exchange does not happen?
Braun — This plan depends on the land exchange to happen.
Stockmar — How are you financing this project? Are you protected from an economic
downturn?
Doris Kirchner, WMC President and CEO — Over past 10 years we have had savings and
$75 million capital campaign, We have raised $42 million so far.
Kurz — Are you accelerating the schedule?
Kirchner- We are on schedule. Our plan is to finish by Fall 2020
Chris Knight, Project One, Project Manager — Goal is Fall 2020 for parking structure
occupancy.
Kurz — Have used the facility more that I want to over past several months. Congratulations
on how you have managed traffic and circulation during construction. Thank you for your
efforts.
8. A request for review of a final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions,
Vail Town Code, to allow for a resubdivision of Lot F, Vail Village Second Filing and the
creation of Lot F-1, Vail Village Second Filing, located at 180 South Frontage Road
West/ Lot F, Vail Village Second Filing, and setting forth details in regard thereto.
(PEC17-0016)
Applicant: Vail Valley Medical Center
Planner: Jonathan Spence
Motion: Table to June 26, 2017
First: Kurz Second: Stockmar Vote: 7-0
9. A request for review of a final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions,
Vail Town Code, to allow for a resubdivision of Lot 2W, Block 1, Vail Lionshead Second
Filing, and the creation of Lot 2E-1, Block 1, Vail Lionshead Second Filing, located at
250 South Frontage Road West/Lot 2, Block 1, Vail Lionshead Second Filing, and
setting forth details in regard thereto. (PEC17-0018)
Applicant: Vail Valley Medical Center
Planner: Jonathan Spence
Motion: Table to June 26, 2017
First: Kurz Second: Stockmar Vote: 7-0
10. A request for a recommendation to the Vail Town Council for a zone district boundary
amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for a
rezoning of Lot 2E, Vail Village Second Filing and Lot 2E-1, Block 1, Vail Lionshead
Second Filing, from Lionshead Mixed Use 1 (LMU-1) District to the General Use (GU)
District, and a rezoning of Lot F-1, Vail Village Second Filing from General Use (GU)
District to Lionshead Mixed Use 1 (LMU-1) District, located at 180 and 250 South
Frontage Road West/Lot 2, Block 1, Vail Lionshead Second Filing and Vail Village
Second Filing, and setting forth details in regard thereto. (PEC17-0015)
Applicant: Vail Valley Medical Center
Planner: Jonathan Spence
Motion: Table to June 26, 2017
First: Kurz Second: Stockmar Vote: 7-0
11. A request for a recommendation to the Vail Town Council for an amendment to Section
12-10-19 Core Areas Identified, Vail Town Code, pursuant to Section 12-3-7
Amendment, Vail Town Code, to include Lot F-1 in the Commercial Core Area for
parking regulations purposes, located at 250 South Frontage Road West/Lot F-1, Vail
Village Second Filing, and setting for the details in regard thereto. (PEC17-0023)
Applicant: Evergreen Hotel
Planner: Jonathan Spence
Motion: Table to June 26, 2017
First: Kurz Second: Stockmar Vote: 7-0
12. Approval of Minutes
May 22, 2017 PEC Meeting Results
Motion: Approve
First: Kurz Second: Stockmar Vote: 6-0-1 (Perez —
Abstain)
13. Informational Update
14. Adjournment
Motion: Adjourn
First: Stockmar Second: Kurz Vote: 7-0
The applications and information about the proposals are available for public inspection during
regular office hours at the Town of Vail Community Development Department, 75 South Frontage
Road. The public is invited to attend the project orientation and the site visits that precede the
public hearing in the Town of Vail Community Development Department. Times and order of
items are approximate, subject to change, and cannot be relied upon to determine at what time
the Planning and Environmental Commission will consider an item. Please call (970) 479-2138
for additional information. Please call 711 for sign language interpretation 48 hours prior to
meeting time.
TOWN OF VA110
VAI L TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: June 26, 2017
ITEM/TOPIC: An update on the Comprehensive Open Lands Plan
ATTACHMENTS:
File Name
Description
Comprehensive Open_Lands Plan_Update_062617.pdf Staff Memorandum
0) rowN of vain
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: June 26, 2017
SUBJECT: Comprehensive Open Lands Plan Update
I. PURPOSE
The purpose of this session is to inform the Planning and Environmental Commission on the
progress being made on the update to the 1994 Comprehensive Open Lands Plan (Plan). The
original Plan, survey results and additional information may be accessed:
http://www.vailgov.com/openlandsupdate
II. BACKGROUND
In December, 2016, the Town authorized an update to the 1994 Comprehensive Open Lands
Plan. The process for updating the Plan involves revisiting the existing Plan to identify initiatives
that have been addressed (and those that have not); evaluating via a community engagement
process the goals, objectives and initiatives of the existing Plan; and drafting an updated plan
with goals, objectives and initiatives reaffirmed or identified during the process to address the
community's needs.
Step 1: Initial Community Scoping Sessions
One of the first steps in the process was to host three (3) Community Scoping Sessions. The
purpose of these meetings was to inform the community about the existing plan and to
understand what was on the community's mind with regard to the Open Lands Plan. No formal
presentations were made. Rather, participants were asked to visit a number of stations, each of
which provided information about the existing Plan and Town -owned lands.
Step 2: Parcel Research and Evaluation
Town -owned Lands
All 165 town -owned parcels were evaluated to determine if or how they could be used to further
the goals of the Plan. In performing this evaluation it was assumed that existing uses would
remain. For example, Bighorn Park would remain a park and the Public Works facility would
remain the Public Works facility. The following types of parcels were identified:
• Developed parcels such as the library, town hall and parking structures
• Park and recreation development parcels such as Ford Park and the golf course
• Designated Open Space parcels
• Parcels encumbered by natural constraints such as flood plain or steep slopes
After culling the parcels above, eight town -owned parcels remained. Of these eight, seven were
deemed too small to be functional for any other use or were restricted by covenants. The one
exception is the Middle Bench of Donovan Park (although this parcel was purchased with Real
Estate Transfer Tax (RETT) funds and it is currently designated a park).
Private Undeveloped Parcels
All privately owned, undeveloped parcels were evaluated to determine if or how acquisition
could further the goals of the Plan. Parcels were categorized as follows in order to
provide framework for evaluation.
Isolated/low density Lots
It was assumed that isolated residential lots in established neighborhoods would not have the
potential to further the goals of the Plan and the majority of these lots were eliminated from
consideration. For various reasons, five such lots could be considered for acquisition.
Gore Creek Parcels
In response to community input regarding the importance of protecting Gore Creek and
improving water quality, all parcels fronting on Gore Creek were initially considered. Six of these
thirteen parcels could be considered for acquisition.
Action Item Parcels from '94 Plan
Twelve parcels identified for acquisition (or easements) from the current Plan were evaluated
with respect to whether they should remain in the updated plan. Further discussion of two of
these twelve parcels is recommended.
Other Parcels
A handful of other parcels that did not fit into the categories above could be considered for
inclusion in the updated Plan.
Step 3: Outreach to Technical Expert Groups
Concurrent to the community workshops, staff and Braun and Associates conducted outreach to
Technical Expert Groups (TECs), including Vail Resorts, the US Forest Service, Colorado Parks
and Wildlife, Vail Recreation District, CDOT, Vail Fire, Vail Local Housing Authority, Eagle River
Water and Sanitation District, the Eagle Valley Land Trust. This outreach will continue
throughout the process to include more TEGs as applicable.
Step 4: In -Depth Community Workshops
The next step in the process was two more in-depth Community Workshops, held on February
22nd and June 15th at the Grand View Room, where the facilitator provided background
information on what has changed since the original Plan and context for the discussion.
February 22nd Workshop
Participants were asked to work in small groups to develop a response on each of the topic
areas:
1. Land Acquisitions
a. Protection of Environmental Resources
b. Housing
c. USFS Land Swap
2. Trails
a. General/User Groups
b. Wildlife and Environmental Considerations
c. Neighborhood Connectors
3. Use of Town Lands
Town of Vail Page 2
a. RETT
b. Designated Open Space
c. Public Facilities
June 15th Workshop
Participants were asked to listen to the presentation and provide feedback as a group on
individual parcels, both publically and privately owned, as well as take part in an initial
discussion about trails in Vail.
III. WORKSHOP DISCUSSION AND COMMUNITY FEEDBACK
Brief summaries of the workshop group discussion follow.
February 22nd Workshop
Land Acquisition:
a.) Protection of Environmental Resources
Participants were asked to provide parameters for environmental resources (e.g., what should
be protected, how to prioritize lands for this purpose, etc.).
Consensus amongst groups was reached that the maintenance of open lands should be
included as a top priority as well as the "acquisition, preservation, and protection of natural open
space". Sensitive environmental resources were defined as follows.
• Gore Creek ecosystem, corridor, and water quality
• Wildlife and wildlife habitat
• Wildlife corridors to allow for the free and safe movement of wildlife through town, to the
creek, and sensitive seasonal zones. This discussion included wildlife crossovers for I-
70
Community Suggestions
• In the context of management/maintenance of open lands, or acquiring lands to further
other community goals:
- Minimize pesticides or use organic/natural fertilizers and pest management
options wherever possible.
- Use Plan to help mitigate and treat stormwater runoff where appropriate.
■ Further minimize and consider use of Magnesium Chloride when possible,
or find safer alternatives.
- Explore possibility of controlled burns for weed control and habitat restoration.
- Noise pollution- both 1-70 and loud vehicles.
• Town of Vail should purchase 1602 Matterhorn Circle for wildlife corridor and access to
Gore Creek.
• The Plan should seek to maintain, encourage, and protect native biodiversity both in
animal and plant life.
• Designate as Open Space the Middle Bench of Donovan Park.
• Minimize wildlife/human interactions (e.g. wildlife -resistant containers, education).
b.) Housing
Participants were asked what role housing should play in the Plan, and under what
circumstances is housing appropriate on town land.
Town of Vail Page 3
A general consensus was reached that the Plan should not focus on housing. However, with
respect to available lands within the town, the group agreed that it depended on the parcel;
open land should stay open land, preferring redevelopment opportunities for housing. The group
was in favor of re -development of existing housing, especially traditionally locals' neighborhoods
to increase density in those locations.
Community Suggestions
• Housing is only appropriate if the Town can acquire new developable / re -developable
land and there is no impact on sensitive environmental resources.
• Housing should be addressed by the private sector or through public-private
partnerships with the Town. It's not a primary Town responsibility. It's considered the
"cost of doing business."
• Housing should be encouraged on the Safeway parking lot.
• Research/implement additional phases/opportunities at Buzzard Park.
c.) USFS Land
Participants were asked to identify the circumstances under which they would support a land
swap with the USFS.
There was no support for a land swap with the USFS, unless the land was threatened by other
development (i.e., if the USFS was given the authority to sell land to private entities and began
doing so).
Trails
a.) General Trail Use
Participants were asked for their feedback on whom trails should serve, trail types, wildlife and
environmental considerations, and how to reduce user group conflicts and community needs.
In general participants were in favor of trails and not opposed to expansion of trails (with the
exception of the Vail Trail, which several opposed), provided they are properly constructed and
managed with concern for wildlife. They preferred the terminology of rec paths over bike path
(Gore Valley Trail).
Community Suggestions
• Improve existing trails (e.g. signage and maintenance at trailheads).
• Accessibility - improve access for wheelchairs and other accessible devices, (not
necessarily pavement, but proper grading, widths, etc. to provide fair access to a
growing number of disabled and elderly).
• Research directional or one-way trails to minimize conflict.
• Need for soft surface connections to the west (make Davos/Buffalo Ridge/Triple
Trespass legal trails with easements, property purchases, etc.).
• Dual trials- i.e. Eagle single tract side walks, soft surface and paved to allow for slower
speeds and more traffic. Cross-country skiing v.s. snowshoeing trails at Nordic center
• Reduce pressure on valley floor trails by improving trails on Vail Mountain.
• Research alternate day use on certain trails.
• Add a speed limit on the recreation paths.
• Paved recreation paths need to be extended to complete connection through town
instead of simply widening shoulders for bike lanes.
• Mitigate impact of groups from rental stores, tours, etc. taking up whole recreation path.
Town of Vail Page 4
b.) Trails, wildlife and environmental impacts
Participants agreed that wildlife and environmental considerations were critical for trail
development. Though suggestions were varied, participants agreed that trails should be
constructed properly to discourage cutting of corners, braiding, widening, and limit or do not
develop trails where a high probability of wildlife interaction exists.
Community Suggestions
• To manage dog interactions- certain areas must be on -leash required.
• Improve signage for wildlife concerns and education.
• Use best available research to determine proper users, seasonal closures, and explore
possibility of time of day closures (dusk to dawn, etc.).
• Create a trail host program for enforcement and education on wildlife ethic, trail ethic,
and user programs.
• Create a variety of trail types based on location; some should be paved, while others
should be narrow and overgrown.
• Further use of bike shops and outdoor shops for trail education.
c.) Neighborhood Connector Trails
Community Suggestions
• Inventory existing trails, identify needs.
• Improve or decommission social trails (e.g. Intermountain -Stephens Park to Vermont
road, or back to Intermountain water tower, etc.).
• Create easements in areas to ensure trail access is maintained (e.g. connection to North
Trail from the end of Garmisch Drive).
• Research the creation of easements to ensure trail access.
Use of Town Lands
Participants were asked to discuss land purchased with Real Estate Transfer Tax (RETT),
Designated Open Space, and to anticipate future needs for public facilities or public uses.
Participants raised questions about how, when, and should land that was purchased with RETT
dollars be changed, and what constitutes Designated Open Space.
A.) Land Purchased with Real Estate Transfer Tax (RETT)
Community Suggestions
• Further research using the Eagle Valley Land Trust or conservation easements for
protected areas.
• Middle Bench of Donovan should be Designated Open Space.
• 1602 Matterhorn Circle should be purchased and also designated open space.
• The land between the East Vail Interchange and Katsos Ranch Road/VMS should be
Designated Open Space to protect big horn winter habitat.
• Purchase land and designate as open space for expanded habitat protection- especially
for moose.
Public Facilities
Community Suggestions
Town of Vail Page 5
• The Town should discontinue convention center discussions; there is enough capacity in
hotels and the town shouldn't compete with businesses for convention space.
• There is a need for a performing arts center or concert center. The old CMC theater
should be purchased.
• There is a need for another ice rink in the winter.
• There is a need for a public pool.
• Safety structures are needed to keep vehicle accidents on 1-70, prevent vehicles from
coming off 1-70 and onto the Frontage road.
June 15th Workshop
The focus of the second of the two community meetings included an evaluation and discussion
of specific parcels and:
Town of Vail owned lands and how they could be used to further the goals of the Open
Lands Plan,
The Action Plan from the 1994 Open Lands Plan and how it could be updated to identify
lands for acquisition that could further the goals of the Open Lands Plan, and
A vision for trails within Vail, the process for the potential development of new trails and
new trail ideas.
A summary of community feedback follows.
Environment
Reiteration of the need for open space as a critical value to the Vail community,
ecosystem, wildlife habitat and quality of life was a consistent theme throughout the
discussion.
o The Middle Bench of Donovan Park should remain open space, and be
designated as such, due to the abundance of wildlife and recreational use.
o The town should encourage Vail Resorts to place the East Vail parcel above the
Vail Mountain School into a conservation easement or designated open space,
due to its critical bighorn sheep habitat.
o The Town should ensure that the passion/emphasis on wildlife and environment
are captured and not watered down. In general, if the town can acquire a parcel
for protection of the Creek or undeveloped land, it should make this a priority.
o Ensure that maintenance (weeds, etc.) are included in the Plan.
o Ensure that RETT parcels remain open space and make it more
difficult/impossible to reverse.
Housin
• The town cannot accommodate all of the housing needs within the town boundaries;
need to look elsewhere, partnerships for down valley development. Specific parcels,
such as the 3 identified on the north side of the Safeway may be appropriate for housing,
but the market should address this.
Trails
• The town should not add more hard surface trails except along roadways.
• Identifying user groups and demand is critical.
• Ensure that actual wildlife impacts are evaluated (no current studies on the uniqueness
of this valley).
• Neighborhood connectors should be within town boundaries, not high in the forest.
• A West Vail connection would be heavily used.
Town of Vail Page 6
• Widening of trails has negatively impacted user experience.
• USFS trail requirements must be met (multi-user).
• The Vail Trail should remain a walking trail.
• Be aware that additional trails could increase the parking challenges Vail already has.
IV. NEXT STEPS
The next step in the planning process is to provide the Vail Town Council an update on the
progress to date at the July 18th session, and explore recommended actions for the Plan in a
series of public hearings. Once input has been gathered and the draft Plan completed, the
Planning and Environmental Commission will be requested to provide feedback and ultimately
make a recommendation of adoption of the Plan to the Town Council. An analysis of all Town -
owned lands and outreach to the TEGs are ongoing, as well as field research on existing and
proposed trails led by SE Group. A trails -specific workshop will be held this August.
Town of Vail Page 7
Ad #: 0000066001-01
Customer: TOWN OF VAIL/PLAN DEPT/COMM DEVLMT
Your account number is: 1023233
PROOF OF PUBLICATION
VAIL DAILY
STATE OF COLORADO
COUNTY OF EAGLE
I, Mark Wurzer, do solemnly swear that I am Publisher of the
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 insertion; and that
the first publication of said notice was in the issue of said
newspaper dated 6/9/2017 and that the last publication of
said notice was dated 6/9/2017 in the issue of said
newspaper
In witness whereof, I have here unto set my hand this day,
6/14/2017.
Mark Wurzer, Publisher
Subscribed and sworn to before me, a notary public in and for
the County of Eagle, State of Colorado this day 6/14/2017.
Jerilynn Medina, Notary Public
My Commission Expires: August 3, 2020
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 June 26, 2417 at 1:40 pm
in the Town of Vail Municipal Building.
No new items have been submitted for this meeting.
Tabled or continued items from previous meetings
may be scheduled for this meeting date.
The applications and information about the propos-
als are available for public inspection during office
hours at the Town of Vail Community Development
Department, 75 South Frontage Road. The public is
invited to attend site visits. Please call 970-479-
2138 for additional information.
Please call 974-479-2138 for additional information.
Sign language interpretation available upon request
with 24-hour notification, dial 711.
Published June 9, 2417 in the Vail Daily. 000006640"
Ad #: 0000074072-01
Customer: TOWN OF VAIL/PLAN DEPT/COMM DEVLMT
Your account number is: 1023233
PROOF OF PUBLICATION
VAIL DAILY
STATE OF COLORADO
COUNTY OF EAGLE
I, Mark Wurzer, do solemnly swear that I am Publisher of the
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 insertion; and that
the first publication of said notice was in the issue of said
newspaper dated 6/23/2017 and that the last publication of
said notice was dated 6/23/2017 in the issue of said
newspaper
In witness whereof, I have here unto set my hand this day,
7/3/2017.
Mark Wurzer, Publisher
Subscribed and sworn to before me, a notary public in and for
the County of Eagle, State of Colorado this day 7/3/2017.
Jerilynn Medina, Notary Public
My Commission Expires: August 3, 2020
t�°t M,
crav �:
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PLANNING ANO ENVIRONMENTAL
COMMISSION
June 20, 2017, 1:00 PM
Vail Town Council Chambers
75 S_ Frontage Road - Vail, Colorado, 431 GS7
1 _call to order
2. A request for r view of a Variance, pursuant t,
Section 12-713-10, aL_ n l -caping and Site E>evelop-
nt, Vail Town Code, to allow for Bduct!on
landscape area, located at 231 Gore Creels
Drive/Lot A, BIOCK 513, Vail Village Filing 1, ane set
ting forth details in regard thereto. (PE(D-17-0009) 3(
min.
Appllcant: Gasthof Gram -hammer Inc,
represented by Gies Architects
pl a n-ar: Matt panfil
3. A Tcl"g-t for r final
of a plat, pursuant to T!
tlB 13 Chapter 4," Minor Subdivisions, Vail -1F —
Godes, to allow for a rasu bdiyision of Lot F, Vai
VillageSecond Filing and the creation of Lot P-1 ,
Vail Village Second Filing, located at 180 Soutt-
Frontage Road West/ Lot P. Vail Village Second Pi
ing, and setting forth details in regard t1--t—
(F-E=- 17-001s)
hereto_(PEC17-0016) 10 min.
Appllcant- Vail Valley Metlical Cantor
pl a n nor: Jonathan Spence
4. A request for review of a final plat, pursuant to Ti
tle 13 Chapter 4, Minor Subdivisions, Vail Towl
Coda, to allow for a resubdivision of Lot 2W, Block 1
Vail Lionshaad Second Filing, and the craation of Loi
2E-1 , EMock 1 . Vail Lionshaad Second Filing, locates
at 250 South Frontage Road Wa-t/Lot 2, EAock 1
\/a!I Lionshaad Second Filing, and setting forth ci -
tails in regard thereto. (PEC17-0018) 10 min.
Applica nta
Vail \/-11 Mdca
alley eil Center
Planner: Jonathan Spence
5_ A request for a recommendation to the Vail Towi
Council for a zone district boundary amendment,
pursuant to Section 12-3-7, Amend mant, Vail Towl
Code, to allow for a rezoning Of Lot 2E, Vail \/i11agE
Second Filing and Lot 2E-1 , EM—k 1 , \/a!I Lionshsad
Second Filing, from Lionshaad Mixed Use 1 (L—MU-1)
IDlstrlct to the Ganaral Usa (GU) Elstrlct, and a
rezoning of Lot F-1Vail Village Second Filing from
Gan oral U -B (GU) 61-trict to Llo n -head KAI-1 U -B
1 (LMU-1) Elstrlct, located at 1 80 and 250 South
Fro ntaga Road Wast/Lot 2, Block 1, \/-Il Llon-head
Second Filing and Va11 Village Second Filing, enc
setting forth details in regard thereto_ (F-001
1 O min.
Applicant: Vail Valley Medical Center
Planner: Jonathan Spence
6. A raqua9t for a raCom mandation to the Vail -1F i
Council for an amendment to Stiction 12-10-19 CorE
Areas Identified, Vail Town Code, pursuant to SBC
tion 12-3-7 Amendment, Vail Town Code, to inolud:
Lot F-1 in the Commercial Gore Area for parking rag-
ulatlons purposes, located at 250 South Frontage
Road Wost/Lot P-1 'Vail Villages Second Filing, an(
setting for the details in regard thereto_ (PE= -r,-17
0023)
10 m
Applicant: rn Evergreen Hotel
pia --a r: Jonathan Spence
7. Approval of Minutes
June 12, 2017 PEC Results
8. Informational Update
An update on the Comprehensive Open Lands Plan
- 60 min.
Q. A ijourn t
The applications and information about the propos-
als are available for public inspection during regular
offio hours at the Town of Vail Community Develop-
ment department, 75 South FrontageHoad. The
public is in-itad to attend the project orientation and
the site visits that precede the public hearing in the
Town c f Vail Community no-olc pmant E)epartment_
Times and order of items are approximate, subject
to changes, and cannot ba rolled upon to determine
at what time the Planning and Environmental Com-
mission will consider an item. Please call (070) 470-
2135 for additional information_ PIBa-e -11 711 fo
sign language interpretation 48 hours prior to meet -
Ing tlme_
CommunityE)avolopmant E)apartmant Published in
the Vail oai I June 23, 2017 0000074072