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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) U/IMY0NF_1►IN:8NATA IWiT[y:7Ill 0=1NFill 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 } ------------------- i 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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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. t � ,✓ /� a fw SM KI;�"� 71 i -r 4- kt ^. � 1 ll♦ � is ho .I� gro.` r � _ I - f � I w S •,�d.an li--aR'Ril .I� gro.` r � _ I - f w .I� gro.` r � _ I'm 'o r.,Af f Ae It vat— k IV µ i i 11 L f3 4r.L 4W 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" lf� rr 'T ;� 1, 1 -r . eek 1� ,�f 1 lI �V• Feet 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 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 '2?w 4r NEW- _ LA� Air ow Immorm zl OL off:" 46 3 ft t of 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. ifl i�yr:NY^yfwaw iiu[[�'rf `. - -'� •,`;�� y [ r rare r T+�■ionry — - K-� Two f North i South Connection --�E to Meadow Drivo Al WEST ME SOUTH FRC NTA GE WEST MEADOW ROAD DRIVE 8190 8t42 L a• Srmrs Evergreen Lodge ConceptualBuilding Height 4 SSWNm iXlCl/N� [rCrgrpr:n l4s]i P4rCd Tritl9 P#ri'a LPI 10 Emmwa SNMtk 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� a � 3G3 2ez 333 27: potential surrounding land uses. 15 N FR", - 170 0"drP IWE.STRf vo) 234 232 I 212 ' 182 142 13: 1 184 223 193 M (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 r - Addition /�C A k = — D s i -j--r ,a -4 Lr i �€ zr� U =''3' � � �� � . �' '�L � � - ,mob - l� i i � fi✓ _-'---r r Q� GTtI ❑ t �5 \ f J Z�,y Cv ��-%x �; x� , i Proposed Commercial Core Area (EverVail) Commercial Core Area Pay -in -Lieu Properties .00 (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 ' 3 ��.:?.:`: 4 ter•-m�.u�...... - �f,s�f ' Iley'f1�'fJ t 1L�:♦-. ZHU I a RHO • S'p'a ; -�I � � _ _� ���- - � - � t l Ir t l t) ' 1 • �: _ __ �, ` `�� .. w . � � ��- �.,j .i � e ` {� .. �� �� �\ � � �i� kt� �: . . } -� �! � � �. � Sri i � � _ �• «: / % � , r � \ !\ J a, , �_ _ M1�•r�s _ L ' s ems_..\ +ao �� � . `� � y - � .+ , `:. l •�� �-- 3 4 `� `� � :"� �' �� � ► � "-�. ' � t,�'�br rte` � %' � � _ .. •�� 8 WE DO p --- ---- -- -------- -------- ---------- cn Cf) on E IIII IIII IIII IIII w� o - - c -=fr _ = v-[ o s La'P- EF,6 m5 xi EM P--Hu EH 47— IA UD z4 SH - n� IA 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 1� ,�f 1 lI �V• Feet 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 '2?w 4r NEW- _ LA� Air ow Immorm zl 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 nz:: r ,m IV Al 4f. y SII r ,m IV V 1 1E t .. �. , � ?EP S tL +A��..'re,I,E7s�'11�1 p•ti��tt.. lilt so d � c e- gfy tI'ik t "'�}r• 00 1-9 ------------ -- -------- --------- el ..... 'YEM-N-0 `N2 -M-N-4 i R 1 06 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) _ :=C• FeL •-"""^v°m.. m..ani oe r. �.. ein....m ar�...........n, r-. c�_iw�x..a..,. las�MOElfe2 June 2. W1 79 INN 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 '2?w 4r NEW- _ LA� Air ow Immorm zl 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 =77 - �,� � wn xuwc zmxo nuc f� 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 '2?w 4r NEW- _ LA� Air ow Immorm zl 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 �: �rc(a�(r� ��-�r�sFs� a,a� 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