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PEC040043 PEC040044
E n Application for Review by the Planning and Environmental Commission AN i ~ TO I.A. OF iAIL Department of Community Development 75 South Frontage Road, Vail, Colorado 81657 tel: 970.479,2139 fax: 970.479.2452 web: www.ci.vail.co.us General Information: All projects requiring Planning and Environmental Commission review must receive approval prior to submitting a building permit application. Please refer to the submittal requirements for the particular approval that is requested. An application for Planning and Environmental Commission review cannot be accepted until all required information is received by the Community Development Department. The project may also need to be reviewed by the Town Council and/or the Design Review Board. Type of Application and Fee: ❑ Rezoning $1300 9 Conditional Use Permit $650 ❑ Major Subdivision $1500 ❑ Floodplain Modification $400 ❑ Minor Subdivision $650 ❑ Minor Exterior Alteration $650 ❑ Exemption Plat $650 Major Exterior A tera ion $800 ❑ Minor Amendment to an SDD $1000 Li Ueve!Up"-pu an $1500 ❑ New Special Development District $6000 ❑ Amendment to a Development Plan $250 ❑ Major Amendment to an SDD $6000 ❑ Zoning Code Amendment $1300 ❑ Major Amendment to an SDD $1250 ❑ Variance $500 (no exterior modifications) ❑ Sign Variance $200 Description of the Request: (Core Site) A major exterior alteration for a new five star hotel; conditional use permits for meeting rooms a private skier club and lodge rooms/dwelling units on the ground level of a building Location of the Proposal: Lot:-Block:- Subdivision: (see legal/survey attached) Physical Address: 675 Lionshead Place Parcel No.: 210107207009 ( Eagle Co. Assessor at 970-328-8640 for parcel no.) Zoning: Lionshead Mixed Use 1 Name(s) of Owner(s): Vail Corp. Mailing Address: PO Box 7, Vail, CO 81658 Owner(s) Signature(s): Name of Applicant: Mailing Address: Phone: E-mail Address: Fax: 6160- For Office Use Only: E~EIV Fee Paid: Check No.: By: R Application Date: PEC No.: LO W A Planner: Project Now, ?2 so 0 Application for Review by the Planning and Environmental Commission TOtiA, AN OF VA IL Department of Community Development 75 South Frontage Road, Vail, Colorado 81657 tel: 970.479.2139 fax: 970.479.2452 web: www.ci.vail.co.us General Information: All projects requiring Planning and Environmental Commission review must receive approval prior to submitting a building permit application. Please refer to the submittal requirements for the particular approval that is requested. An application for Planning and Environmental Commission review cannot be accepted until all required information is received by the Community Development Department. The project may also need to be reviewed by the Town Council and/or the Design Review Board. Type of Application and Fee: ❑ Rezoning $1300 (,V Conditional Use Permits $650 ❑ Major Subdivision $1500 ❑ Ffoodplain Modiifica ion $400 ❑ ❑ Minor Subdivision Exemption Plat $650 $650 0 Minor Exterior Alteration VMajor Exterior Alteration $650 $800 ❑ Minor Amendment to an SDD $1000 ❑ Development Plan $1500 ❑ New Special Development District $6000 ❑ Amendment to a Development Plan $250 ❑ Major Amendment to an SDD $6000 ❑ Zoning Code Amendment $1300 ❑ Major Amendment to an SDD $1250 ❑ Variance $500 (no exterior modifications) ❑ Sign Variance $200 Description of the Request: (Core Site) A moor exterior alteration for a new five star hotel; conditional use permits for meeting rooms, a private skier club and lodge rooms/dwelling units on the ground level of a building. Location of the Proposal: Lot:-Block:- Subdivision: (see legal/survey attached) Physical Address: 675 Lionshead Place Parcel No.: 210107207009 ( Eagle Co. Assessor at 970-328-8640 for parcel no.) Zoning: Lionshead Mixed Use 1 Name(s) of Owner(s): Vail Corp Mailing Address: PO Box 7 Vail CO 81658 Owner(s) Signature(s): Name of Applicant: Mailing Address: Phone: G E-mail Address: Fax: L-1110 - For Office se Only: C E V Fee Paid: _ Check No.: By: RE Application Date: PEC No.: r=co V00 'Tilt Planner: (~r7 Project No.: ' cr~ G~ L O b I c w i I I } } I I t } 1 ~ } E o } I } b 1 r } w I } I } 1r f } i. 1 1 } 1 1 1 C7 ~ H 1 ~ i I I, r r 1 1 I t I I I - o ~ t r o r ~ I t f <r. r r r t t t w O TF, r f r r t i t 0 0 0 TOWN OF VAIL, COLORADO Statement Statement Number: R040006202 Amount: $800.00 07/12/200411:15 AM Payment Method: Check Init: LC Notation: #3792/Braun Associates, inc. Permit No: PEC040043 Type: PEC - Major Exterior Alt Parcel No: 210106308007 Site Address: 675 LIONSHEAD PL VAIL Location: 675 LIONSHEAD PLACE Total Fees: $800.00 This Payment: $800.00 Total ALL Pmts: $800.00 Balance: $0.00 ACCOUNT ITEM LIST: Account Code Description Current Pmts PV 00100003112500 PEC APPLICATION FEES 800.00 c TOWN OF VAIL, COLORADO Statement Statement Number: R040006203 Amount: $650.00 07/12/200411:16 AM Payment Method: Check Init: LC Notation: #3793/Braun Associates Permit No: PEC040044 Type: PEC - Conditional Use Parcel No: 210106308007 Site Address: 675 LIONSHEAD PL VAIL Location: 675 LIONSHEAD PLACE Total Fees: $650.00 This Payment: $650.00 Total ALL Pmts: $650.00 Balance: $0.00 ACCOUNT ITEM LIST: Account Code Description - Current Pmts PV 00100003112500 - PEC APPLICATION FEES 650.00 G 3 I ' New Construction Application for Design Review RECEIVED ® Department of Community Development J U L 1 T°4 75 South Frontage Road, Vail, Colorado 81657 7# TOWN OF VAIL tel: 970.479.2139 'fax: 970.479.2452 web: www.vailgov.com General Information: All projects requiring design review must receive approval prior to submitting a building permit application. Please refer to the submittal requirements for the particular approval that is requested. An application for Design Review cannot be accepted until all required information is received by the Community Development Department. The project may also need to be reviewed by the Town Council and/or the Planning and Environmental Commission. Design review approval lapses unless a building permit is issued and construction commences within one year of the approval. Description of the Request: F .ToNsm FAp CORE SITE HOTEL - HMOR_E%TERIOR ALTERATION TO ALLOW FOR THE CONSTRUCTION OF A NEW HOTEL Z LW ~1.w / Location of the Proposal: Lot: Block: Subdivision: SEE LEGAL g'j'J„Af3HW Physical Address: 675 LION SPLACE Parcei No.: 71 m n7moo9 (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.) Zoning: LIONSHEAD MIUM U SE 1 Name(s) of Owner(s): vATT rnw Mailing Address: P.O. BOX 7, VAIL, COLORADO Phone: Owner(s) Signature(s): Name of Applicant: Mailing Address: Phone: E-mail Address: Fax: Type of Review and Fee: ❑ Signs $50 Plus $1.00 per square foot of total sign area. ❑ Conceptual Review No Fee New Construction $650 For construction of a new building or demo/rebuild. ❑ Addition $300 For an addition where square footage is added to any residential or commercial building (includes 250 additions & interior conversions). ❑ Minor Alteration $250 For minor changes to buildings and site improvements, such as, (multi-family/commercial) reroofing, painting, window additions, landscaping, fences and retaining walls, etc. ❑ Minor Alteration $20 For minor changes to buildings and site improvements, such as, (single-family/duplex) reroofing, painting, window additions, landscaping, fences and retaining walls, etc. ❑ Changes to Approved Plans $20 For revisions to plans already approved by Planning Staff or the Design Review Board. ❑ Separation Request No Fee For Office Use Only: Fee Paid: G 5* 'Check No.: By, Meeting Date: 'z - • QSF DRB No.: 12 f. 00'40&T Planner:. Project No.: ' . , 0 0 TOWN OF VAIL, COLORADO Statement Statement Number: R040006213 Amount: $650.00 07/12/200404:18 PM Payment Method: Check Init: JS Notation: #3794/BRAUN ASSOCIATES, INC. Permit No: DRB040305 Type: DRB - New Construction Parcel No: 210106308007 Site Address: 675 LIONSHEAD PL VAIL Location: 675 LIONSHEAD PLACE Total Fees: $650.00 This Payment: $650.00 Total ALL Pmts: $650.00 Balance: $0.00 ACCOUNT ITEM LIST: Account Code Description Current Pmts DR 00100003112200 DESIGN REVIEW FEES 650.00 c Core Site: Old Gondola Building: LOT 4 BLOCK 1, VAIL/LIONSHEAD FIRST FILING, A SUBDIVISION RECORDED MAY 10TH, 1970 IN BOOK 217 AT PAGE 675. Ski Yard/Eagle Bahn Area: TRACT D, VAIL/LIONSHEAD FIRST FILING, A SUBDIVISION RECORDED MAY 10TH, 1970 IN BOOK 217 AT PAGE 675. Tract C south of Core: TRACT C, VAIL/LIONSHEAD FIRST FILING, A SUBDIVISION RECORDED MAY 10TH, 1970 IN BOOK 217 AT PAGE 675 EXCEPTING THOSE PORTIONS DESCRIBED IN BOOK 560 AT PAGE 180 AND BOOK 389 AT PAGE 502, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEASTERLY CORNER OF SAID TRACT C AND THE SOUTHEASTERLY CORNER OF LOT 5, BLOCK 1, VAIL/LIONSHEAD FIRST FILING, A SUBDIVISION RECORDED MAY 10TH, 1970 IN BOOK 217 AT PAGE 675; THENCE ALONG THE BOUNDARY OF SAID TRACT C THE FOLLOWING TEN (10) COURSES: 1. S 21 ° 05'06" W A DISTANCE OF 29.62 (CALL) FEET; 2. THENCE S 85° 54'07" W A DISTANCE OF 416.59 FEET; 3. THENCE S 04° 05' 53" E A DISTANCE OF 261.78 FEET; 4. THENCE S 40° 09' 50" W A DISTANCE OF 77.99 FEET; 5. THENCE N 04° 05' 53" W A DISTANCE OF 70.51 FEET; 6. THENCE S 87° 21' 48" W A DISTANCE OF 5.01 FEET; 7. THECNE N 04° 05'53" W A DISTANCE OF 154.36 FEET; 8. THECNE N 12° 13' 18" W A DISTANCE OF 113.76 FEET; 9. THENCE N 85° 54' 07" E A DISTANCE OF 201.88 FEET; 10. THECNE N 04° 05' 53" W A DISTANCE OF 123.13 FEET; THENCE DEPARTING SAID BOUDNARY OF TRACT C, N 85° 54'07" E A DISTANCE OF 27.05 FEET TO THE NORTHWEST CORNER OF SAID LOT 5, BLOCK 1 AND AN ANGLE POINT OF SAID TRACT C; THENCE ALONG THE BOUNDARY OF SAID TRACT C THE FOLLOWING TWO (2) COURSES: 1. S 04° 05'53" E A DISTANCE OF 116.30 FEET; 2. THENCE N 85° 54'07" E A DISTANCE OF 275.75 FEET THE POINT OF BEGINNING. Tracts G and H (access to Sunbird/Core): TRACTS G, AND H VAIL/LIONSHEAD THIRD FILING, A SUBDIVISION RECORDED OCTOBER 15TH, 1971 IN BOOK 221 AT PAGE 992. E Sunbird Building: LOT 2, BLOCK 1, VAIL/LIONSHEAD THIRD FILING, A SUBDIVISION RECORDED OCTOBER 15TH, 1971 IN BOOK 221 AT PAGE 992. THE ABOVE DESCRIBED PARCELS BASIS OF BEARING IS THE LINE CONECTECTING NGS STATIONS "WOODMAN" AND "SPRADDLE" USING COLORADO CENTRAL ZONE (HARN) SPC 83. THE ROTATION TO VAIL/LIONSHEAD THIRD FILING, A SUBDIVISION RECORDED OCTOBER 15TH, 1971 IN BOOK 221 AT PAGE 992, IS (+00° 30' 19") Lionshead Redevelopment Projects Adjacent Properties Owners List TOWN OF VAIL FINANCE DEPARTMENT 75 S. FRONTAGE ROAD VAIL, CO 81657 COLORADO DEPT OF TRANSPORTATION 4201 E ARKANSAS AVE DENVER, CO 80222 U.S. DEPARTMENT OF AGRICULTURE FOREST SERVICE 24747 U. S. HIGHWAY 24 MINTURN, CO 81645 1 VAIL GLO C/O CRAIG HOLZFASTER PO BOX 189 VAIL, CO 81658 1 LANDMARK-VAIL CONDOMINIUM ASSOC C/O VACATION RESORTS INC 610 W LIONSHEAD CIR VAIL, CO 81657 1 LANDMARK TOWNHOMES ASSOC C/O VACATION RESORTS INC 610 W LIONSHEAD CIR VAIL, CO 81657 ENZIAN CONDOMINIUM ASSOCIATION C/O GEOFF WRIGHT 610 W LIONSHEAD CIR VAIL, CO 81657 1 VAIL 21 CONDOMINIUM ASSOCIATION C/O GEOFF WRIGHT 610 W LIONSHEAD CIR VAIL, CO 81657 FIRST WESTWINDS CONDOMINIUM ASSOC 548 S FRONTAGE RD VAIL VAIL, CO 81657 1 LIONSHEAD ARCADE CONDOMINIUM ASSOC C/O LAZIER, ROBERT T. & DIANE J. E PO BOX 1325 VAIL, CO 81658 LIFTHOUSE CONDOMINIUM ASSOCIATION C/O LAZIER, ROBERT T. & DIANE J. PO BOX 1325 VAIL, CO 81658 ROSENQUIST & BROWN C/O CHARLES ROSENQUIST PO BOX 686 VAIL, CO 81658 1 LION SQUARE CONDO ASSOC 660 W LIONS HEAD PL VAIL, CO 81657 LION SQUARE NORTH CONDO ASSOC 660 W LIONS HEAD PL VAIL, CO 81657 1 TREETOPS CONDOMINIUM ASSOC % GREAT WEST MGMT & REALTY CO 3201 S TAMARAC 200 DENVER, CO 80231 MONTANEROS CONDOMINIUM ASSOCIATION C/O SLEVIN, JAMES M. & DAPHNE S. 1985 SUNBURST DR VAIL, CO 81657 MONTANEROS CONDOMINIUM ASSOCIATION 984 W LIONSHEAD CIR VAIL, CO 81657 1 STONE, CHARLES H. FAMILY LP PO BOX 1392 VAIL, CO 81658 1 BEIGEWAY HOLDINGS LIMITED PO BOX 519 VAIL, CO 81658 1 VAIL INVESTMENT CO 3729 UNION ST BOX 523 MINERAL RIDGE, OH 44440 E VAIL GEAR CORP 641 W LIONSHEAD CIR VAIL, CO 81657 LODGE AT LIONSHEAD PHASE 1 360 E LIONSHEAD CIR VAIL, CO 81657 1 LODGE AT LIONSHEAD PHASE III 360 E LIONSHEAD CIR VAIL, CO 81657 LIONSHEAD PHASE II CONDO ASSOC 380 E LIONSHEAD CR VAIL, CO 81657 1 VAIL LAND CORP % PALMER & GARRETT GARFINKEL ONE FINANCIAL PLAZA 2111 FT LAUDERDALE, FL 33394 1 VAIL LIONSHEAD CENTRE CONDOMINIUM ASSOCIATION 520 LIONSHEAD CIR VAIL, CO 81657 TJTCO INC % VAIL HOME RENTALS 143 E MEADOW DR STE N-90 VAIL, CO 81657 FALB, J.H. - WILKES, JAMES T. 200 E 130TH ST CHICAGO, IL 60628-6998 CABEZA DE TIGRE 202 CORP EUSTAQUIO CORTINA C/O LARRY BARNES VAIL HOME RENTALS 143 E MEADOW DR VAIL, CO 81657 HECHT, DAVID M. & JOYCE F. DICKINSON, WRIGHT, MOON, VANDUSEN 2020 ROBINSON RD SE GRAND RAPIDS, MI 49506 1 CROSSROADS REALTY EXEMPT CORP % FREDERICK S. OTTO PO BOX 3149 VAIL, CO 81658 1 LH205 LLC 520 LIONSHEAD MALL 205 VAIL, CO 81657 BENNETT, ELISABETH R. TRUSTEE - SHILLING, MARCY H. TRUSTEE 110 BANK ST SE #1805 MINNEAPOLIS, MN 55414-3900 1 LIONSHEAD CENTER CONDO APT 210 INC GOMEZ Y GOMEZ CIPRES NO 277 MEXICO D.F., DF 06400 CHAIN, JOSE LUIS & CARMEN FAJER DE CAMINO SANTA TERRESA 877 PEDREGAL MEXICO DF 14020 I DE CORTINA, CHUS L. C/O SLIFER & CO 230 BRIDGE ST VAIL, CO 81657 1 PETERSON, CARL B., JR & FRANCES FRENCH 548 OBSERVATORY DR COLORADO SPRINGS, CO 80903 AGUILAR, GLORIA YOLANDA AMTMANN C/O EDUARDO LEON 1330 POST OAK BLVD 2100 HOUSTON, TX 77056 1 MOONSHINE INC C/O LARRY BARNES VAIL HOME RENTALS 143 E MEADOW DR VAIL, CO 81657 1 BUCK, PHYLLIS B. 8031 E ELLSWORTH AVE DENVER, CO 80230-6799 1 KEMP, GARY D. 11434 E YALE PL AURORA, CO 80014 1 TJTCO INC % VAIL HOME RENTALS 143 E MEADOW DR STE N-90 VAIL, CO 81657 E C I SPRING VALLEY LLC % FREDERICK S. OTTO PO BOX 3149 VAIL, CO 81657 PRESSON, ROBERT A. - BYRD, DEBORAH A.-JT 420 CHRISTMAS TREE DR BOULDER, CO 80302 WHITNEY MACMILLAN TRUST- ELIZABETH S. MACMILLAN TRUST- ET-AL 6889 ROWLAND RD 200 EDEN PRAIRIE, MN 55344-3375 1 COTTONTOPLLC 3141 HOOD ST 2ND FL DALLAS, TX 75219 1 TRANSCON INVESTMENTS INC C/O LARRY BARNES VAIL HOME RENTALS 143 E MEADOW DR VAIL, CO 81657 1 CABEZA DE LEON 310 CORP EUSTAQUIO CORTINA C/O SLIFER & CO 230 BRIDGE ST VAIL, CO 81657 GLOSA LLC % FREDERICK S. OTTO PO BOX 3149 VAIL, CO 81658-3149 1 TORRES, JUAN F. TEUSCHER ET AL % SIERRA VENTANA 405 LOMAS MEXICO 10, D.F. MEXICO I NELSON, DOUGLAS C. 4905 BROWNDALE AVE EDINA, MN 55424 1 SEA-FIVE LTD C/O REICH & TANG 600 5TH AVE 8TH FL NEW YORK, NY 10020 C VAIL LAND CORP E % PALMER & GARRETT GARFINKEL ONE FINANCIAL PLAZA 2111 FT LAUDERDALE, FL 33394 1 CROWLEY, CHARLES R. PO BOX 430 VAIL, CO 81658 1 LINDSAY, DAVID G. B. PO BOX 1746 SARASOTA, FL 34230 YING, CHARLES 136 HOLLISTER AVE SANTA MONICA, CA 90405 1 NORRIS, CHARLES H., JR PO BOX 112 BOSTON, MA 02117-0112 1 FIELD, LAWRENCE I. TRUSTEE 1500 NICHOLAS BLVD ELK GROVE VILLAGE, IL 60007 THEA J. RUMFORD LIVING TRUST - RUMFORD, HEATHER A. & FREDERICK C. 675 FOREST RD VAIL, CO 81657 ADAM, NANCY SHAPIRO 4975 E PRESERVE GREENWOOD VILLAGE, CO 80124 1 PARSONS FAMILY LLC PO BOX 497 EDWARDS, CO 81632-0497 1 MILLERS LIONSHEAD LLC 12770 MERIT DR STE 400 DALLAS, TX 75251 I TEXAS TELEVISION INC PO BOX 16290 HOUSTON, TX 77222 1 CADOL, ROGER V. & SALLY M. -JT 9850 E PROGRESS CIR GREENWOOD VILLAGE, CO 80111 1 E n COLMAR LLC 251 FOWLER RD FAR HILLS, NJ 07931 1 MAHER, JERARD F. & JOAN S. -JT 251 FOWLER RD FAR HILLS, NJ 07931 1 ENGLEMAN, JOHN S. & STEPHEN B. - HATHORN MARY M. C/O MARY M HATHORN 541 ELY RD ELY, VT 05045 1 GENERAL COMMUNICATIONS INC ATTN: A. EMMET STEPHENSON, JR 100 GARFIELD ST 4TH FL DENVER, CO 80206-5550 1 MUNS, WILLIAM R. & LUDMILLA B. -JT PO BOX 249 CHICO, TX 76431 SMITH, JUSTINE H. 43 SOUTH SHORE CT HILTON HEAD ISLAND, SC 29928 1 WEST FOREST ROAD ASSOC 2730 IRVING BLVD DALLAS, TX 75207 1 KAUFFMAN, JULIA IRENE 4707 W 86TH ST PRAIRIE VILLAGE, KS 66207 1 PRINCE, ERIK D. & JOAN 3006 N FORK HWY WAPITI, WY 82450 1 NANETTE S. ELENBAAS LIVING TRUST - NANETTE S. ELENBAAS TRUSTEE 3328 OAKDALE HICKORY CORNERS, MI 49060 1 PHILLIPS, ROBERT G. & SHIRLEY J. - JT EL PASO ENERGY RESOURCES 4 GREENWAY PLAZA STE 666 HOUSTON, TX 77046 E CANNON, GEORGE R. n 36 STEELE ST STE 250 DENVER, CO 80206 1 T & L PROPERTIES LLC 19 GINGER COVE RD VALLEY, NE 68064 1 GARRICK, GEORGE 74 BARRY LN ATHERTON, CA 94027 1 ANTLERS CONDOMINIUM ASSOC 680 W LIONSHEAD PL VAIL, CO 81657 VAIL SPA CONDOMINIUM ASSOC 710 W LIONSHEAD CIR VAIL, CO 81657 CAROL WOODS SCHMIDT QUALIFIED PERSONAL RESIDENCE TRUST II 3901 S GILPIN ST CHERRY HILLS VILLAGE, CO 80110 BEAVER DAM LLC ONE HUNDRED HERITAGE RESERVE MILWAUKEE, WI 53201 1 RANSBURG, DAVID P. & ALEXANDRA L. 509 E HIGH POINT PEORIA, IL 61614 HIBOU COLORADO PROPERTIES LLC 2662 S BAYSHORE DR 1001 COCONUT GROVE, FL 33133 1 WELSH, PATRICK J. & CAROL A. -JT 3 ESSEX RD SUMMIT, NJ 07901 1 HICKS, DAVID M. 4705 ORTEGA BLVD JACKSONVILLE, FL 32210 1 UNIVERSITY OF COLORADO FOUNDATION INC PO BOX 1140 BOULDER, CO 80306-1140 11 DIKEOU, PANAYES J. 4 1615 CALIFORNIA ST 707 DENVER, CO 80202 1 BYERS LIVING TRUST NANCY R. BYERS TRUSTEE 352 A BEAVER DAN CIR VAIL, CO 81657 G. LOVEN LLC 934 S FRONTAGE RD VAIL, CO 81657 L-O VAIL HOLDING INC CIO DELOITTE & TOUCHE LLP 555 17TH ST STE 3600 DENVER, CO 80202 1 GLEN LYON OFFICE BUILDING % ANDREW D. NORRIS 1000 S FRONTAGE W VAIL, CO 81657 H & K MANAGEMENT LLC 953 S FRONTAGE RD W 230 VAIL, CO 81657 BRAUN ASSOCIATES, INC. P.O. BOX 2658 EDWARDS, CO 81632 0 0 Chicago Title Insurance Company ALTA COMMITMENT Our Order No. VC273511.13-4 Schedule A Cust. Ref.: Property Address: GONDOLA AREA, NORTH DAY LOT AND STREAM TRACT 1. Effective Date: July 05, 2002 at 5:00 P.M. 2. Policy to be Issued, and Proposed Insured: "ALTA" Owner's Policy 10-17-92 Proposed Insured: THE VAIL CORPORATION, A COLORADO CORPORATION 3. The estate or interest in the land described or referred to in this Commitment and covered herein is: A Fee Simple 4. Title to the estate or interest covered herein is at the effective date hereof vested in: THE VAIL CORPORATION, A COLORADO CORPORATION 5. The land referred to in this Commitment is described as follows: SEE ATTACHED PAGE(S) FOR LEGAL DESCRIPTION Our Order No. VC273511.13-4 LEG~LCOKRPMN PARCEL A: THAT PORTION OF TRACT A, VAIL/LIONSHEAD, FIRST FILING, ACCORDING TO THE RECORDED PLAT THEREOF, COUNTY OF EAGLE, STATE OF COLORADO. PARCEL B: THAT PORTION OF TRACT B, VAIL/LIONSHEAD, FIRST FILING, ACCORDING TO THE RECORDED PLAT THEREOF, COUNTY OF EAGLE, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AT FOLLOWS: BEGINNING AT A POINT ON THE NORTHERLY LINE OF SAID TRACT B, SAID POINT ALSO BEING THE NORTHEAST CORNER OF TRACT D, SAID VAIL/LIONSHEAD, FIRST FILING; THENCE THE FOLLOWING FOUR COURSES ALONG THE NORTHERLY LINE OF SAID TRACT B: (1) S 28 DEGREES 12 MINUTES 50 SECONDS WEST 128.90 FEET; (2) S 64 DEGREES 06 MINUTES 5 SECONDS WEST 401.79 FEET; (3) SOUTH 04 DEGREES 35 MINUTES 58 SECONDS EAST 7.50 FEET; (4) SOUTH 39 DEGREES 39 MINUTES 00 SECONDS WEST 77.99 FEET; THENCE, DEPARTING SAID NORTHERLY LINE, SOUTH 04 DEGREES 35 MINUTES 58 SECONDS EAST 73.88 FEET, TO THE SOUTHERLY LINE OF SAID TRACT B; THENCE THE FOLLOWING SIX COURSES ALONG SAID SOUTHERLY LINE: (1) NORTH 46 DEGREES 22 MINUTES 30 SECONDS EAST 211.67 FEET; (2) NORTH 83 DEGREES 35 MINUTES 00 SECONDS EAST 59.50 FEET; (3) SOUTH 78 DEGREES 13 MINUTES 30 SECONDS EAST 158.00 FEET; (4) NORTH 54 DEGREES 34 MINUTES 00 SECONDS EAST 89.00 FEET; (5) NORTH 11 DEGREES 02 MINUTES 30 SECONDS EAST 153.50 FEET; (6) NORTH 17 DEGREES 10 MINUTES 30 SECONDS EAST 100.50 FEET; THENCE DEPARTING SAID SOUTHERLY LINE, NORTH 70 DEGREES 45 MINUTES 17 SECONDS WEST 34.95 FEET, TO THE POINT OF BEGINNING. (SKIER BRIDGE) PARCEL C: A PARCEL OF LAND THAT INCLUDES ALL OF LOT 4, BLOCK 1, AND PARTS OF TRACT C AND TRACT D OF VAIL/LIONSHEAD FIRST FILING, A SUBDIVISION RECORDED UNDER RECEPTION NUMBER 113260, IN BOOK 217 AT PAGE 676, AND CORRECTION OF PLAT RECORDED OCTOBER 15, 1970 IN BOOK 218 AT PAGE 900 OF THE EAGLE COUNTY CLERK AND RECORDERS RECORDS, SAID PARCEL OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF LOT 4, BLOCK 1, VAIL/LIONSHEAD FIRST FILING, THENCE THE FOLLOWING THREE COURSES ALONG THE EAST BOUNDARY OF SAID LOT 4: (1) SOUTH 4 DEGREES 35 MINUTES 58 SECONDS EAST A DISTANCE OF 59.15 FEET; (2) SOUTH 85 DEGREES 24 MINUTES 02 SECONDS WEST A DISTANCE OF 12.06 FEET; (3) SOUTH 4 DEGREES 35 MINUTES 58 SECONDS EAST A DISTANCE OF 190.90 FEET TO THE SOUTHEAST CORNER OF SAID LOT 4; THENCE CONTINUING SOUTH 04 DEGREES 35 MINUTES 58 SECONDS EAST FOR A DISTANCE OF 102.81 FEET, ACROSS TRACT C, AND INTO TRACT D VAIL/LIONSHEAD FIRST FILING; THENCE SOUTH 85 DEGREES 24 MINUTES 02 SECONDS WEST FOR A DISTANCE OF 187.21 FEET THROUGH SAID TRACT D AND ACROSS SAID TRACT C TO A POINT ON THE WEST BOUNDARY OF TRACT C; THENCE NORTH 12 DEGREES 43 MINUTES 23 SECONDS WEST ALONG THE WEST BOUNDARY OF TRACT C FOR A DISTANCE OF 103.85 FEET TO THE SOUTHWEST CORNER OF LOT 4; THENCE THE FOLLOWING SEVEN COURSES ALONG THE WEST AND NORTH BOUNDARY OF LOT 4: (1) NORTH 12 DEGREES 43 MINUTES 23 SECONDS WEST A DISTANCE OF 16.70 FEET; (2) NORTH 44 DEGREES 50 MINUTES 09 SECONDS WEST A DISTANCE OF 52.02 FEET; (3) NORTH 4 DEGREES 35 MINUTES 58 SECONDS WEST A DISTANCE OF 102.84 FEET; e Our Order No. VC273511.13-4 L EML CESMPTICN (4) NORTH 27 DEGREES 05 MINUTES 58 SECONDS WEST A DISTANCE OF 33.87 FEET; (5) NORTH 4 DEGREES 35 MINUTES 58 SECONDS WEST A DISTANCE OF 38.47 FEET; (6) NORTH 28 DEGREES 44 MINUTES 30 SECONDS EAST A DISTANCE OF 25.37 FEET; (7) NORTH 85 DEGREES 24 MINUTES 02 SECONDS EAST A DISTANCE OF 248.96 FEET TO THE POINT OF BEGINNING. (GONDOLA BUILDING AND LAWN) PARCEL D: TRACT D, VAIL/LIONSHEAD FIRST FILING, ACCORDING TO THE RECORDED PLAT THEREOF, COUNTY OF EAGLE, STATE OF COLORADO. (GONDOLA LAWN) PARCEL F: THAT PORTION OF TRACT B, VAIL/LIONSHEAD, THIRD FILING, ACCORDING TO THE RECORDED PLAT THEREOF, COUNTY OF EAGLE, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID TRACT B: THENCE SOUTH 46 DEGREES 22 MINUTES 30 SECONDS WEST 70.06 FEET, ALONG THE NORTHERLY LINE OF SAID TRACT B; THENCE, DEPARTING SAID NORTHERLY LINE, SOUTH 04 DEGREES 35 MINUTES 58 SECONDS EAST 104.76 FEET, TO THE SOUTHERLY LINE OF SAID TRACT B; THENCE NORTH 69 DEGREES 23 MINUTES 40 SECONDS EAST 56.62 FEET, ALONG SAID SOUTHERLY LINE, TO THE SOUTHEAST CORNER OF SAID TRACT B; THENCE NORTH 04 DEGREES 35 MINUTES 58 SECONDS WEST 133.27 FEET, ALONG THE EAST LINE OF SAID TRACT B, TO THE POINT OF BEGINNING. (SKIER BRIDGE) PARCEL G: TRACT C, VAIL/LIONSHEAD THIRD FILING, ACCORDING TO THE RECORDED PLAT THEREOF, COUNTY OF EAGLE, STATE OF COLORADO, AND TRACT C, VAIL/LIONSHEAD, FIRST FILING, ACCORDING TO THE RECORDED PLAT THEREOF, COUNTY OF EAGLE, STATE OF COLORADO, EXCEPT THAT PORTION MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID TRACT C; THENCE, ALONG THE NORTH LINE OF SAID TRACT C, 25.29 FEET ALONG THE ARC OF A 3650.00 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 0 DEGREES 23 MINUTES 49 SECONDS (CALCULATED) AND A CHORD THAT BEARS NORTH 76 DEGREES 38 MINUTES 56 SECONDS EAST 25.29 FEET; THENCE, ALONG THE EAST LINE OF SAID TRACT C, SOUTH 4 DEGREES 35 MINUTES 58 SECONDS EAST 236.44 FEET; THENCE, DEPARTING SAID EAST LINE, SOUTH 85 DEGREES 24 MINUTES 02 SECONDS WEST 25.00 FEET, TO THE WEST LINE OF SAID TRACT C; THENCE, ALONG SAID WEST LINE, NORTH 4 DEGREES 35 MINUTES 58 SECONDS WEST 232.59 FEET, TO THE POINT OF BEGINNING. ALSO EXCEPTING THEREFROM THOSE PORTIONS OF TRACT C, VAIL/LIONSHEAD , FIRST FILING AND TRACT C, VAIL/LIONSHEAD THIRD FILING CONVEYED TO THE TOWN OF VAIL IN QUITCLAIM DEED RECORDED IN RECORDED AUGUST 16, 1991 IN BOOK 560 AT PAGE 180 OF THE EAGLE COUNTY RECORDS. PARCEL H: TRACT G, VAIL/LIONSHEAD, THIRD FILING, ACCORDING TO THE RECORDED PLAT THEREOF, COUNTY OF EAGLE, STATE OF COLORADO. • u Our Order No. VC273511.13-4 LEMLCE MP11CN PARCEL L TRACT H, VAIL/LIONSHEAD, THIRD FILING, COUNTY OF EAGLE, STATE OF COLORADO. PARCELJ: LOT 1, BLOCK 1, VAIL/LIONSHEAD, THIRD FILING, ACCORDING TO THE RECORDED PLAT THEREOF, COUNTY OF EAGLE, STATE OF COLORADO, EXCEPT THOSE PORTIONS CONVEYED IN DEEDS RECORDED NOVEMBER 3, 1972 IN BOOK 226 AT PAGE 32 AND RECORDED JULY 11, 1983 IN BOOK 363 AT PAGE 341. PARCEL K: LOT 2, BLOCK 1, VAIL/LIONSHEAD THIRD FILING, ACCORDING TO THE PLAT RECORDED OCTOBER 15, 1971, IN BOOK 221 AT PAGE 992, COUNTY OF EAGLE, STATE OF COLORADO. TOGETHER WITH AN EASEMENT FOR INGRESS, EGRESS, PARKING AND DRAINAGE AS MORE FULLY DESCRIBED IN AGREEMENT RECORDED AUGUST 25, 1972 IN BOOK 225 AT PAGE 183. E ALTA COMMITMENT Schedule B - Section 1 (Requirements) Our Order No. VC273511.134 The following are the requirements to be complied with: Item (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. Item (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record, to-wit: Item (c) Payment of all taxes, charges or assessments levied and assessed against the subject premises which are due and payable. Item (d) Additional requirements, if any disclosed below: THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO. NOTICE OF FEE CHANGE, EFFECTIVE SEPTEMBER 1, 2002 Pursuant to Colorado Revised Statute 30-10-421, "The county clerk and recorder shall collect a surcharge of $1.00 for each document received for recording or filing in his or her office. The surcharge shall be in addition to any other fees permitted by statute." 0 ALTA COMMITMENT Schedule B - Section 2 (Exceptions) Our Order No. VC273511.13-4 The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes or special assessments which are not shown as existing liens by the public records. 7. Liens for unpaid water and sewer charges, if any. 8. In addition, the owner's policy will be subject to the mortgage, if any, noted in Section 1 of Schedule B hereof. 9. RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES AS RESERVED IN UNITED STATES PATENT RECORDED MAY 24, 1904, IN BOOK 48 AT PAGE 503 AND IN UNITED STATES PATENT RECORDED SEPTEMBER 04, 1923, IN BOOK 93 AT PAGE 98. 10. RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE UNITED STATES AS RESERVED IN UNITED STATES PATENT RECORDED MAY 24, 1904, IN BOOK 48 AT PAGE 503 AND RECORDED SEPTEMBER 4, 1923 IN BOOK 93 AT PAGE 98 AND JULY 13, 1939 IN BOOK 123 AT PAGE 617 (ITEMS 9 AND 10 AFFECT PARCELS A, B, C, D, E, F, G, H, I, J AND K) 11. RESTRICTIVE COVENANTS, WHICH DO NOT CONTAIN A FORFEITURE OR REVERTER CLAUSE, BUT OMITTING RESTRICTIONS, IF ANY, BASED ON RACE, COLOR, RELIGION, OR NATIONAL ORIGIN, AS CONTAINED IN INSTRUMENT RECORDED MAY 18, 1970, IN BOOK 217 AT PAGE 675 AND AS AMENDED IN INSTRUMENT RECORDED JULY 30, 1970, IN BOOK 218 AT PAGE 334 AND AS AMENDED IN INSTRUMENT RECORDED OCTOBER 15, 1970, IN BOOK 218 AT PAGE 899 11 E ALTA COMMITMENT Schedule B - Section 2 (Exceptions) Our Order No. VC273511.134 The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: ITEM I I AFFECTS PARCELS A, B, C, D, E, F, G, H, I, J) 12. UTILITY EASEMENTS ALONG THE NORTHERLY LOT LINE OF TRACT A AS SHOWN ON THE RECORDED PLAT OF VAIL/LIONSHEAD, FIRST FILING. 13. DRAINAGE EASEMENT ALONG THE WESTERLY LOT LINE OF TRACT A AS SHOWN ON THE RECORDED PLAT OF VAIL/LIONSHEAD, FIRST FILING. (ITEMS 12 AND 13 AFFECT PARCEL A) 14. UTILITY AND DRAINAGE EASEMENTS ALONG THE NORTHERLY LOT LINE OF TRACT B AS IT MAY AFFECT SUBJECT PROPERTY AS SHOWN ON THE RECORDED PLAT OF VAIL/LIONSHEAD, FIRST FILING. 15. USE RESTRICTION FOR TRACT B AS RESERVED ON THE RECORDED PLAT AND AS SET FORTH IN THE PROTECTIVE COVENANTS OF VAIL/LIONSHEAD, FIRST FILING. (ITEMS 14 AND 15 AFFECT PARCEL B) 16. UTILITY EASEMENT 25 FEET IN WIDTH ALONG THE WEST LOT LINE OF SUBJECT PROPERTY AS SHOWN ON THE RECORDED PLAT OF VAIL/LIONSHEAD FIRST FILING. 17. EASEMENT AS CONTAINED IN DEED RECORDED NOVEMBER 12, 1971 IN BOOK 222 AT PAGE 258. 18. TERMS, CONDITIONS AND PROVISIONS OF QUIT CLAIM DEED RECORDED OCTOBER 07, 1988 IN BOOK 492 AT PAGE 636. (ITEMS 19 AND 20 AFFECT LOT 4, BLOCK 1, VAIL/LIONSHEAD FIRST FILING-PART OF PARCEL C) 19. TERMS, CONDITIONS AND PROVISIONS OF WARRANTY DEED RECORDED DECEMBER 04, 1970 IN BOOK 219 AT PAGE 247. ALTA COMMITMENT Schedule B - Section 2 (Exceptions) Our Order No. VC273511.13-4 The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 20. UTILITY AND DRAINAGE EASEMENTS AS THEY AFFECT SAID TRACTS AS SHOWN ON THE RECORDED PLAT OF VAIL/LIONSHEAD, FIRST FILING. (ITEMS 21 AND 22 AFFECT PARCEL E) 21. RESTRICTIVE COVENANTS, WHICH DO NOT CONTAIN A FORFEITURE OR REVERTER CLAUSE, BUT OMITTING RESTRICTIONS, IF ANY, BASED ON RACE, COLOR, RELIGION, OR NATIONAL ORIGIN, AS CONTAINED IN INSTRUMENT RECORDED OCTOBER 15, 1971, IN BOOK 221 AT PAGE 991 AND AS AMENDED IN INSTRUMENT RECORDED AUGUST 12, 1977, IN BOOK 258 AT PAGE 453. (AFFECTS PARCELS F, G, H, I, J AND K) 22. UTILITY EASEMENTS ALONG THE NOTHERLY AND SOUTHERLY LOT LINES AND UTILITY EASEMENT TRAVERSING THE SOUTHWESTERLY PORTION OF SUBJECT PROPERTY AS SHOWN ON THE RECORDED PLAT OF VAIL/LIONSHEAD, THIRD FILING. (AFFECTS PARCEL F) 23. UTILITY AND DRAINAGE EASEMENTS AFFECTING SUBJECT PROPERTY AS SHOWN ON THE RECORDED PLATS OF VAIL/LIONSHEAD, FIRST FILING AND VAIL/LIONSHEAD, THIRD FILING. 24. TERMS, CONDITIONS AND PROVISIONS OF EASEMENT AGREEMENT RECORDED AUGUST 25, 1972 IN BOOK 225 AT PAGE 183. (ITEMS 25 AND 26 AFFECT PARCEL G) 25. UTILITY AND DRAINAGE EASEMENT AFFECTING SAID TRACT AS SHOWN ON THE RECORDED PLAT OF VAIL/LIONSHEAD, THIRD FILING. (AFFECTS PARCELS H AND I) 0 ALTA COMMITMENT Schedule B - Section 2 (Exceptions) Our Order No. VC273511.134 The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 26. UTILITY EASEMENT THIRTY FEET IN WIDTH ALONG THE NORTHERLY LOT LINE OF SUBJECT PROPERTY AS SHOWN ON THE RECORDED PLAT OF VAIL/LIONSHEAD, THIRD FILING. (AFFECTS PARCEL J) 27. EASEMENTS, RESERVATIONS AND RESTRICTIONS AS SHOWN OR RESERVED ON THE RECORDED PLAT OF VAIL/LIONSHEAD, FIRST FILING. AFFECTS PARCELS A, B, C, D, AND E 28. EASEMENTS, RESERVATIONS AND RESTRICTIONS AS SHOWN OR RESERVED ON THE RECORDED PLAT OF VAIL/LIONSHEAD, THIRD FILING. AFFECTS PARCELS F, G, H, I, AND J 29. TERMS, CONDITIONS AND PROVISIONS OF ENCROACHMENT AGREEMENT RECORDED AUGUST 29, 1996 IN BOOK 703 AT PAGE 954. (AFFECTS TRACT D, VAIL/LIONSHEAD, FIRST FILING) 30. TERMS, CONDITIONS AND PROVISIONS OF TRENCH, CONDUIT AND VAULT AGREEMENT RECORDED MARCH 23, 2001 AT RECEPTION NO. 752849. 31. RIGHT OF WAY EASEMENT AS GRANTED TO HOLY CROSS ELECTRIC ASSOCIATION, INC. IN INSTRUMENT RECORDED MARCH 02, 2001, UNDER RECEPTION NO. 750938. (AFFECTS TRACTS C AND D AND LOT 4, BLOCK 1, VAIL/LIONSHEAD, FIRST FILING) 32. TERMS, CONDITIONS AND PROVISIONS OF COMMERCIAL LEASE BETWEEN SUNBIRD OF VAIL, INC. AND CAN-AM OF COLORADO, INC. RECORDED MARCH 02, 1988 IN BOOK 479 AT PAGE 784. 0 LAND TITLE GUARANTEE COMPANY DISCLOSURE STATEMENTS Note: Pursuant to CRS 10-11-122, notice is hereby given that: A) The subject real property may be located in a special taxing district. B) A Certificate of Taxes Due listing each taxing jurisdiction may be obtained from the County Treasurer's authorized agent. C) The information regarding special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that, the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or filing information at the top margin of the document. Note: Colorado Division of Insurance Regulations 3-5-1, Paragraph C of Article VII requires that "Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy when issued. Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions: A) The land described in Schedule A of this commitment must be a single family residence which includes a condominium or townhouse unit. B) No labor or materials have been furnished by mechanics or material-men for purposes of construction on the land described in Schedule A of this Commitment within the past 6 months. C) The Company must receive an appropriate affidavit indemnifying the Company against un-Fled mechanic's and material-men's liens. D) The Company must receive payment of the appropriate premium. E) If there has been construction, improvements or major repairs undertaken on the property to be purchased within six months prior to the Date of the Commitment, the requirements to obtain coverage for unrecorded liens will include: disclosure of certain construction information; financial information as to the seller, the builder and or the contractor; payment of the appropriate premium fully executed Indemnity Agreements satisfactory to the company, and, any additional requirements as may be necessary after an examination of the aforesaid information by the Company. No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. Note: Pursuant to CRS 10-11-123, notice is hereby given: A) That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate and that there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and B) That such mineral estate may include the right to enter and use the property without the surface owner's permission. This notice applies to owner's policy commitments containing a mineral severance instrument exception, or exceptions, in Schedule B, Section 2. Nothing herein contained will be deemed to obligate the company to provide any of the coverages referred to herein unless the above conditions are fully satisfied. Form DISCLOSURE 9/02/ ver 4.0 11 E JOINT NOTICE OF PRIVACY POLICY Fidelity National Financial Group of Companies/Chicago Title Insurance Company and Land Title Guarantee Company July 1, 2001 We recognize and respect the privacy expectations of today's consumers and the requirements of applicable federal and state privacy laws. We believe that making you aware of how we use your non-public personal information ("Personal Information"), and to whom it is disclosed, will form the basis for a relationship of trust between us and the public that we serve. This Privacy Statement provides that explanation. We reserve the right to change this Privacy Statement from time to time consistent with applicable privacy laws. In the course of our business, we may collect Personal Information about you from the following sources: * From applications or other forms we receive from you or your authorized representative; * From your transactions with, or from the services being performed by, us, our affiliates, or others; * From our internet web sites; * From the public records maintained by governmental entities that we either obtain directly from those entities, or from our affiliates or others; and * From consumer or other reporting agencies. Our Policies Regarding the Protection of the Confidentiality and Security of Your Personal Information We maintain physical, electronic and procedural safeguards to protect your Personal Information from unauthorized access or intrusion. We limit access to the Personal Information only to those employees who need such access in connection with providing products or services to you or for other legitimate business purposes. Our Policies and Practices Regarding the Sharing of Your Personal Information We may share your Personal Information with our affiliates, such as insurance companies, agents, and other real estate settlement service providers. We also may disclose your Personal Information: * to agents, brokers or representatives to provide you with services you have requested; * to Nhird-party contractors or service providers who provide services or perform marketing or other functions on our behalf; and * to others with whom we enter into joint marketing agreements for products or services that we believe you may find of interest. In addition, we will disclose your Personal Information when you direct or give us permission, when we are required by law to do so, or when we suspect fraudulent or criminal activities. We also may disclose your Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is needed to enforce our rights arising out of any agreement, transaction or relationship with you. One of the important responsibilities of some of our affiliated companies is to record documents in the public domain. Such documents may contain your Personal Information. Right to Access Your Personal Information and Ability to Correct Errors Or Request Changes Or Deletion Certain states afford you the right to access your Personal Information and, under certain circumstances, to find out to whom your Personal Information has been disclosed. Also, certain states afford you the right to request correction, amendment or deletion of your Personal Information. We reserve the right, where permitted by law, to charge a reasonable fee to cover the costs incurred in responding to such requests. All requests submitted to the Fidelity National Financial Group of Companies/Chicago Title Insurance Company shall be in writing, and delivered to the following address: Privacy Compliance Officer Fidelity National Financial, Inc. 4050 Calle Real, Suite 220 Santa Barbara, CA 93110 Multiple Products or Services If we provide you with more than one financial product or service, you may receive more than one privacy notice from us. We apologize for any inconvenience this may cause you. Form PRIV.20L.CHI C7 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: April 12, 2004 CI SUBJECT: A request for a work session to present an overview of the proposed redevelopment plans for the Lionshead Core Site Hotel, located at 675 Lionshead Place, and setting forth details in regard thereto. (A more complete metes and bounds legal description is available at the Town of Vail Community Development Department) Applicant: Vail Resorts, represented by Jay Peterson Planner: George Ruther 1. SUMMARY The applicant, Vail Resorts Development Company (VRDC), represented by Jay Peterson, has requested a worksession meeting with the Planning & Environmental Commission to present the proposed plans for Lionshead Core Site Hotel. The Lionshead Core Site Hotel project is the comprehensive redevelopment of the Gondola Building, ticket offices, and Sunbird Lodge which are located at the base of Vail Mountain in Lionshead. The redevelopment site is proposed to be the location of a five-star Rock Resorts hotel with a new outdoor public ice rink as a main attraction. This new five-star hotel and outdoor ice rink is intended to renew the vitality and energy of the Lionshead. An improved skier services facility, new retail and commercial spaces, restaurants, condominiums, a skier club facility, a new skier bridge crossing Gore Creek, a public and private loading and delivery facility, and the reconstruction of the Lionshead streetscape are all envisioned in the redevelopment plan for the Lionshead Core Site Hotel. This worksession meeting is the first of many meetings to be held over the next several months intending to facilitate the development review process of the development review applications. The Commission is not being asked to take any formal actions at this meeting. II. DESCRIPTION OF THE REQUEST The applicant, Vail Resorts Development Company (VRDC), represented by Jay Peterson, is requesting a worksession meeting with the Planning & Environmental Commission to discuss the proposed plans for the Lionshead Core Site Hotel project. The purpose of this meeting is to allow the applicant an opportunity to present an overview of the proposed project and to provide a brief overview and description of the development review applications that have been submitted to facilitate the development of the Core Site. 0 o The Lionshead Core Site Hotel project is the comprehensive redevelopment of one of three primary portals to Vail Mountain and likely Vail's Front Door, is intended to create a world-class arrival point and transition between Lionshead and Vail Mountain. The Lionshead Core Site Hotel project includes the following components: Five-Star Hotel - A comprehensive redesign to construct a new core hotel comprising 81 hotel rooms, 79 dwelling units, large lobby area, lounge, spa facility, meeting rooms, and other amenities necessary to operate a world-class, five-star hotel. A complete set of reduced plans have been attached for reference (Attachment A). New Pedestrian Mall - The Core Site project includes roughly 22,000 square feet of new retail space and 10,000 square feet of new restaurant area located along the street level of the hotel. Public Outdoor Ice Rink - An outdoor public ice rink is proposed and will provide a significant public benefit. The ice rink is a major component of the Lionshead Redevelopment Master Plan which is intended to inject new life back into Lionshead and create a pedestrian magnet for all of Lionshead. Skier Services - A new skier services facilities totaling more than 3,500 square feet in size is proposed and conveniently located at the base of Vail Mountain. Delivery, Loadinq and Circulation - An entirely underground parking, loading, and delivery facility comprised of 321 parking spaces and 8 loading and delivery bays. A more complete description of the various components of the project is provided in Attachment B. The Lionshead Core Site Hotel project proposal is comprised of five (5) different development review applications. Each of these applications is needed to facilitate the redevelopment proposal. The development applications include the following: • A major exterior alteration application for the new hotel and structures; • A conditional use permit for the new meeting rooms; • A conditional use permit for "lodge rooms or dwelling units" located on the ground-level of a building; • A conditional use permit for "retail/restaurants" located on the second floor of the building; and • A conditional use permit for a "private skier club". The staff and applicant are requesting that the Commission listen to a presentation on the project proposal and provide any initial direction the Commissioners may have at this time. 2 El III. BACKGROUND E The development site is generally located in the center of the Lions Commercial Core Area south of the Lifthouse and Landmark Condomuiniums, east of Lionshead Center Condominiums and west of the Montaneros and Lions Square North Condominiums. A vicinity map has been attached for reference (Attachment C). The combined total area of the Lionshead Core Site Hotel development site is approximately 4.67 acres in size. IV. ROLES OF THE REVIEWING BOARDS The purpose of this section of the memorandum is to clarify the responsibilities of the Design Review Board, Planning & Environmental Commission, Town Council, and staff on the various applications submitted on behalf of Vail Resorts Development Company. A. Exterior Alteration/Modification in the Lionshead Mixed-Use I zone district Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for impacts of use/development and then by the Design Review Board for compliance of proposed buildings and site planning. Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approval/denial of a Major/Minor Exterior Alteration. The Planning and Environmental Commission shall review the proposal for compliance with the adopted criteria. The Planning and Environmental Commission's approval "shall constitute approval of the basic form and location of improvements including siting, building setbacks, height, building bulk and mass, site improvements and landscaping." Design Review Board: Action: The Design Review Board has no review authority on a Major or Minor Exterior Alteration, but must review any accompanying Design Review Board application. Staff.' The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. 3 Town Council. CW Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. B. Conditional Use Permit (CUP Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for acceptability of use and then by the Design Review Board for compliance of proposed buildings and site planning. Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approval/denial of CUP. The Planning and Environmental Commission shall review the request for compliance with the adopted conditional use permit criteria and make findings of fact with regard to the project's compliance. Design Review Board. Action: The Design Review Board has no review authority on a CUP, but must review any accompanying Design Review Board application. Staff.' The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. Town Council. Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. V. APPLICABLE PLANNING DOCUMENTS Title 12, Zoning Regulations, Vail Town Code 12-7H Lionshead Mixed Use1 (LMU-1) District (in part) 4 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, time shares, 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 District by establishing appropriate site development standards. This District is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead Redevelopment Master Plan. This Zone District was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this Zone District include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead Redevelopment Master Plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent with the Lionshead Redevelopment Master Plan. Additionally, the incentives are created to help finance public off-site improvements adjacent to redevelopment projects. With any developmenbredevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated: streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. 12-7H-5: CONDITIONAL USES, GENERALLY (ON ALL LEVELS OF A BUILDING OR OUTSIDE OF A BUILDING): The following conditional uses shall be permitted, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Bed and breakfast as further regulated by Section 12-14-18 of this Title. Brew pubs. Coin-operated laundries. Commercial storage. Private outdoor recreation facilities, as a primary use. Public buildings, grounds, and facilities. Public or private parking lots. Public park and recreation facilities. Public utility and public service uses. Single-family and two-family residential dwellings. Ski lifts and tows. Television stations. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. 12-7H-7: EXTERIOR ALTERATIONS OR MODIFICATIONS: A. Review Required. The construction of a new building or the alteration of an existing building that is not a major exterior alteration as described in subsection B of this section shall be reviewed by the design review board in accordance with chapter 11 of this title. 1. Submittal Items Required. The submittal items required for a project that is not a major exterior alteration shall be provided in accordance with section 12-11-4 of this title. 8. Major Exterior Alteration: The construction of a new building or the alteration of an existing building which adds additional dwelling units, accommodation units, fractional fee club units, time share units, any project which adds more than one thousand (1,000) square feet of commercial floor area or common space, or any project which has substantial off site impacts (as determined by the administrator) shall be reviewed by the planning and environmental commission as a major exterior alteration in accordance with this chapter and section 12-3-6 of this title. Any project which requires a conditional use permit shall also obtain approval of the planning and environmental commission in accordance with chapter 16 of this title. Complete applications for major exterior alterations shall be submitted in accordance with administrative schedules developed by the department of community development for planning and environmental commission and design review board review. 1. Submittal Items Required, Major Exterior Alteration: The following submittal items are required: a. Application: An application shall be made by the owner of the building or the building owner's authorized agent or representative on a form provided by the administrator. Any application for condominiumized buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations. b. Application; Contents: An application for a major exterior alteration shall include the following items: (1) Completed application form, filing fee, and a list of all owners of property located adjacent to the subject parcel. The owner's list shall include the names of all owners, their mailing address, a legal description of the property owned by each, and a general description of the property (including the name of the property, if applicable), and the name and mailing address of the condominium association's representative (if applicable). Said names and addresses shall be obtained from the current tax records of Eagle County as they appeared not more than thirty (30) days prior to the application submittal date. (2) A written statement describing the proposal and how the proposal complies with the Lionshead 6 redevelopment master plan and any other relevant sections of the Vail comprehensive plan. (3) A survey stamped by a licensed surveyor indicating existing conditions on the property including the location of improvements, topography, and natural features. (4) A current title report to verify ownership, easements, and other encumbrances, including schedules A and B3. (5) Existing and proposed site plan at a minimum scale of one inch equals twenty feet (1 " = 20'), a vicinity plan at an appropriate scale to adequately show the project location in relationship to the surrounding area, a landscape plan at a minimum scale of one inch equals twenty feet (I" = 20), a roof height plan and existing and proposed building elevations at a minimum scale of one-eighth inch equals one foot (118" = 1). The material listed above shall include adjacent buildings and improvements as necessary to demonstrate the project's compliance with the Lionshead redevelopment master plan. (6) Sun/shade analysis of the existing and proposed building for the spring/fall equinox (March 211September 23) and winter solstice (December 21) at ten o'clock (10:00) A. M. and two o'clock (2:00) P.M. unless the department of community development determines that the proposed addition has no impact on the existing sun/shade pattern. The following sun angle shall be used when preparing this analysis: Spring/Fall E uinox Sun Angle 10:00 A.M. 40° east of south, 50° declination 2:00 P.M. 42° west of south, 50° declination Winter Solstice Sun Angle 10:00 A.M. 30° east of south, 20° declination 2:00 P.M. 30° west of south, 20° declination (7) Existing and proposed floor plans at a minimum scale of one-fourth inch equals one foot (114" = 17 7 and a square footage analysis of all existing and proposed uses. (8) An architectural or massing model of the proposed development. Said model shall include buildings and major site improvements on adjacent properties as deemed necessary by the administrator. The scale of the model shall be as determined by the administrator. (9) Photo overlays and/or other graphic material to demonstrate the special relationship of the proposed development to adjacent properties, public spaces, and adopted views per chapter 22 of this title. (10) Parking needs assessment and vehicular circulation analysis, prepared by a qualified professional. (11) Any additional information or material as deemed necessary by the administrator or the town planning and environmental commission (PEC). The administrator or the planning and environmental commission may, at his/her or their discretion, waive certain submittal requirements if it is determined that the requirements are not relevant to the proposed development nor applicable to the Lionshead redevelopment master plan. D. Hearing: The public hearing before the planning and environmental commission shall be held in accordance with section 12-3-6 of this title. The planning and environmental commission may approve the application as submitted, approve the application with conditions or modifications, or deny the application. The decision of the planning and environmental commission may be appealed to the town council in accordance with section 12-3-3 of this title. E. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article shall lapse and become void two (2) years following the date of approval by the design review board unless, prior to the expiration, a building permit is issued and construction is commenced and diligently pursued to completion. Administrative extensions shall be allowed for reasonable and unexpected delays as long as code provisions affecting the proposal have not changed. 12-7H-8: COMPLIANCE BURDEN. It shall be the burden of the applicant to prove by a preponderance of the evidence before the planning and environmental commission and the design review board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead mixed use 1 district, that the proposal is consistent with applicable elements of the Lionshead redevelopment master plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. 12-7H-9: LOT AREA AND SITE DIMENSIONS: The minimum lot or site area shall be ten thousand (10, 000) square feet of buildable area. 12-7H-10: SETBACKS: The minimum building setbacks shall be ten feet (10) unless otherwise specified in the Lionshead redevelopment master plan as a build-to line. 12-7H-11: HEIGHT AND BULK: Buildings shall have a maximum average building height of seventy one feet (71) with a maximum height of 82.5 feet, as further defined by the Lionshead redevelopment master plan. All development shall comply with the design guidelines and standards found in the Lionshead redevelopment master plan. Flexibility with the standard, as incorporated in the Lionshead redevelopment master plan, shall be afforded to redevelopment projects which meet the intent of design guidelines, as reviewed and approved by the design review board. 12-7H-12: DENSITY (DWELLING UNITS PER ACRE): Up to a thirty three percent (33%) increase over the existing number of dwelling units on a property or thirty five (35) dwelling units per acre, whichever is greater shall be allowed. For the purpose of calculating density, employee housing units, accommodation units, time share units, and fractional fee club units shall not be counted as dwelling units. Additionally, a "lodge dwelling unit", as defined herein, shall be counted as twenty five percent (25%) of a dwelling unit for the purpose of calculating density. A dwelling unit in a multiple-family building may include one attached accommodation unit no larger than one-third (113) of the total floor area of the dwelling. 12-7H-13: GROSS RESIDENTIAL FLOOR AREA (GRFA): Up to two hundred fifty (250) square feet of gross residential floor area shall be allowed for each one hundred (100) square feet of buildable site area, or an increase of thirty three percent (339,66) over the existing GRFA found on the property, whichever is greater. Multiple-family dwelling units in this zone district shall not be entitled to additional gross residential floor area under the 250 ordinance, section 12-15-5 of this title. 12-7H-14: SITE COVERAGE: Site coverage shall not exceed seventy percent (70%) of the total site area, unless otherwise specified in the Lionshead redevelopment master plan. 12-7H-15: LANDSCAPING AND SITE DEVELOPMENT. 9 0 At least twenty percent (20%) of the total site area shall be landscaped, unless otherwise specified in the Lionshead redevelopment master plan. 12-7H-16: PARKING AND LOADING: Off street parking and loading shall be provided in accordance with chapter 10 of this title. At least one-half (112) the required parking shall be located within the main building or buildings. 12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS: Property owners/developers shall also be responsible for mitigating direct impacts of their development on public infrastructure and in all cases mitigation shall bear a reasonable relation to the development impacts. Impacts may be determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. Mitigation of impacts may include, but is not limited to, the following: roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank improvements, public art improvements, and similar improvements. The intent of this section is to only require mitigation for large scale redevelopmenUdevelopment projects which produce substantial off site impacts. 12-16 Conditional Use Permits (in part) 12-16-1: Purpose; Limitations: In order to provide the flexibility necessary to achieve the objectives of this title, specified uses are permitted in certain districts subject to the granting of a conditional use permit. Because of their unusual or special characteristics, conditional uses require review and evaluation so that they may be located properly with respect to the purposes of this title and with respect to their effects on surrounding properties. The review process prescribed in this chapter is intended to assure compatibility and harmonious development between conditional uses and surrounding properties and the town at large. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the town may prescribe to ensure that the location and operation of the conditional uses will be in accordance with development objectives of the town and will not be detrimental to other uses or properties. Where conditions cannot be devised to achieve these objectives, applications for conditional use permits shall be denied. 12-16-7. Use Specific Criteria And Standards: The following criteria and standards shall be applicable to the uses listed below in consideration of a conditional use permit. These criteria and standards shall be in addition to the criteria and findings required by section 12-16-6 of this chapter. A. Uses And Criteria: 11. Single-family and two-family dwellings, in the Lionshead Mixed Use 1 zone district. Single-family or two-family residential dwellings shall be allowed when: 10 a. Developed as part of a coordinated mixed-use development; b. The low-density residential scale is advantageous to create compatibility with or a transition to other low density residential development in the vicinity; C. The single-family and two-family residences are designed to the general scale and character of residences in other single-family and two-family zone districts, and d. The proposed development is consistent with the intent and objectives of the Lionshead Redevelopment Master Plan. Vail Land Use Plan The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail Town Council. The main purpose of the Land Use Plan is two-fold: 1. To articulate the land use goals of the Town. 2. To serve as a guide for decision making by the Town. The Vail Land Use Plan is intended to serve as a basis from which future land use decisions may be made within the Town of Vail. The goals, as articulated within the Land Use Plan, are meant to be used as adopted policy guidelines in the review process for new development proposals. In conjunction with these goals, land use categories are defined to indicate general types of land uses which are then used to develop the Vail Land Use Map. The Land Use Plan is not intended to be regulatory in nature, but is intended to provide a general framework to guide decision making. Where the land use categories and zoning conflict, existing zoning controls development on a site. The West Day Lot is identified as being a part of the Resort Accommodations and Services land use category. The Resort Accommodations and Services land use category states: This area includes activities aimed at accommodating the overnight and short term visitor to the area. Primary uses include hotels, lodges, service stations, and parking structures (with densities up to 25 dwelling units or 50 accommodation units per buildable acre). These areas are oriented toward vehicular access from 1-70, with other support commercial and business services included. Also allowed in this category, would be institutional uses and various municipal uses. Lionshead Redevelopment Master Plan The Lionshead Redevelopment Master Plan was adopted on December 15, 1998 by the Vail Town Council. According to the Town Council, "The master plan was initiated by the Town of Vail to encourage redevelopment initiatives within the Lionshead study area. Both public and private interests have recognized that Lionshead today lacks the economic vitality of Vail Village, its neighboring commercial district, and fails to offer a world class resort experience. Lionshead's economic 11 0 0 potential has been inhibited by a number of recurrent themes: lack of growth in accommodation units ("hot beds'), poor retail quality, the apparent deterioration of existing buildings, an uninteresting and disconnected pedestrian environment, mediocre architectural character, and the absence of incentives for redevelopment." VI. STAFF RECOMMENDATION As this is a worksession for the purpose of allowing the applicant to present an overview of the Lionshead Core Site Hotel project, the Staff will not be making a formal recommendation at this time. Staff does recommend, however, that the Commission listen to a presentation on the project proposal and provide any initial direction the Commissioners may have at this time. VII. ATTACHMENTS A. Reduced Plan Set B. Description the Lionshead Core Site Hotel Project. C. Vicinity Map i,.1 k-j2ftriod of L /D~ ~i~2~Gi 1~70C us Ofl r•-uuCr,OJ. -rR*1vr-7c Senp✓ rm f Taor-"e 5 4vi 3. 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I r , ic•Yy ~ fc. ~r y 1 S ~ ~ ; yeU~ tt a ~ R ~ y 1 I Y T> r Iy i i A - i f 4 ,ham A~~1_,'§ ` 'r rl~ ~1`7 r. 1 ,.,,yam t,' y i •suoilipuoo posodoid pue 2?uijsix3 oqj 3o uoiadirosop paliulap u si molag •sisugdw;) jugj spoUoi loafoad posodoid aqa puu laloq uosa.i u 3o uoileool i(iijoyd z)ql su alts ojoo aqa poidijuapi uuld joisrW oq L •puagsuoirl jo woo aql urgaim lu3wdolanap3J luuoprppu «inds,, oa ajis sigj 3o au,3wdolan0pQJ z)ql jo ~jiliqu aql puu uoilrool luouiwo.id sit uani2 aAtIBlIfUT 1uz)wdol0napOJ puagsuorrl oqj jo ssooons lluiano aq1 oa Xz)j °uiaq su uuld lalseW aql Xq pojjquapr sum airs sigZ •uuld J;DisuW iuowdolanapz)N puagsuoi--I aqa uigiim luatualo possnosip isow puu auuuodw! isow oqj sum (agpo-I p.rrqunS puu 2uipling ulopuo0 plO) ouS woD aqi 3o lumidolanapoi aq L ails a1oD •v NOLLCUNDSRU IDWONd Q3-11V13U II li 8 :;uawyoeUv L LANDMARK - VAIL CONDOMINIUM ASSOC., INC. 610 WEST LIONSHEAD CIRCLE, VAIL, COLORADO 81657 April 9, 2004 Planning & Environment Commission Town of Vail 75 S. Frontage Rd Vail, CO 81657 Re: Vail Resort's Core Site Development Dear Members of the Planning Commission, This Monday you will be discussing the proposed redevelopment plans for the Core Site. I hope you realize that the Landmark Condominiums have remained in continual contact with Vail Resorts since they purchased the Sunbird Lodge in the late 80's. We have had countless meeting over those years and discussed many potential development plans. We also were actively involved in the creation of the Lionshead Masterplan and attempted to express our concerns whenever appropriate. Our association is excited about, and supports most of Vail Resort's proposed plan for the redevelopment of the core site. We recognize that this development is key to the needed rejuvenation of Lionshead. We wish that their building's heights were a little lower and the building was slightly less impact to our building and the surrounding area, but recognize that redevelopment is not an easy task and a critical mass is needed to make the project economically feasible. The Landmark appreciates that some of our concerns have been heard and the separation between their buildings was widened. We also believe the addition of the ice skating facility is an excellent improvement to the plan. In reviewing the proposed Core Site plans we have discovered a few items that are different then what we had seen before and had the following questions... 1. How is an Emergency/Fire Access going to be provided to west end of Lionshead? It was the Landmark's understanding that emergency access would be provided from south end of West Lionshead Circle along the west side of the new Core site on the public lands of Tract C. Does the current plan provide sufficient space to accommodate this access? 2. Is the Core Site going to be allowed to encroach onto the Town's Property at its Northwest Corner of the new building? It is our understanding that this comer parcel is the property of the town. Can the emergency access still exist with this area being built on? And if so, is this land going to be sold to Vail Resorts? e o 3. Why is the North side of the Core Site Building being allowed to build beyond the Build to Line? Does this wall of the new building encroach onto Town property? Does either of these conditions impact the Landmark? a. It appears that the new development is expanding beyond the Core Site's Build to line and possibly beyond the Core Site's property line. Is that the case? And if so, why? And if there is an encroachment onto TOV, is this land going to be sold to Vail Resorts? b. If this is the case, by letting the Core Site expand further north does that narrow Tract C beyond an acceptable width and impact the future development rights of the Landmark? Are the Landmark's Build-to-Lines being pushed back? On Map S of the Lionshead Masterplan our Build-to-Lines south of the Landmark commercial shops appear to be very close to our property line. Just as on the other side of Tract C, the Core Site's Build-to-Lines appear the same. Have the Build to lines been changed, and if so why? 4. The Lower Level of the Ice Skating Facility appears to encroach upon the southeast comer of the Landmark's Property. Is the Landmark going to be asked permission for this encroachment? If they grant this encroachment, are they going to be compensated? 5. Is there going to be Adequate Width at the mall level to provide Emergency/Fire Access past the Northwest Comer of the new Ice-skating facility without passing over on the Landmark's Property at its southeast corner? Or is the Landmark going to be requested to provide an easement for permanent emergency access? We look forward to hearing from you the answers to these questions and any others we may have as the process continues. Sincerely, Sincere) , C_ Mark Kobelan, President & off Wri ht, General Manager Landmark Condominium Ass. Destination Resorts s TOWN OF YAIL 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 April 12, 2004, at 2:00 PM in the Town of Vail Municipal Building, in consideration of: A request for final review of a variance pursuant to Section 12-6D-6, Setbacks, Vail Town Code, to allow for a new primary/secondary residence to encroach into the front and side setbacks and a variance from Chapter 10, Off-street Parking and Loading, Vail Town Code, to allow for required parking to be located within the public right-of-way, located at 2830 Basingdale Blvd./Lot 5, Block 9, Vail Intermountain, and setting forth details in regard thereto. Applicant: W.L. Broer Construction Planner: Matt Gennett A request for a minor exterior alteration pursuant to Section 12-713-7, Exterior Alterations or Modifications, Vail Town Code, to allow for a commercial addition to the Slifer Building, located at 230 Bridge Street/Lot B, Block 5, Vail Village 1St Filing, and setting forth details in regard thereto. Applicant: Slifer Building, LLC Planner: Warren Campbell A request for a conditional use permit pursuant to Section 12-16, Conditional Use Permits, Vail Ask Town Code, to allow for a temporary seasonal structure within the Lionshead Mixed Use 1 zone district, located at 715 West Lionshead Circle/Lots 4 & 7, Block 1, Vail Lionshead 3`d Filing and Lots C & D, Morcus Subdivision, and setting forth details in regard thereto. Applicant: Vail Corporation; represented by Mauriello Planning Group Planner: Warren Campbell A request for conditional use permit pursuant to Section 12-7E-4, Conditional Uses, Vail Town Code, for an amendment to the existing private club (i.e. parking club) conditional use permit, located at 12 Vail Road (Vail Gateway)/Lots N & O, Block 5D, Vail Village 1St Filing, and setting for details in regard thereto. Applicant: Vail Gateway Plaza Condominium Association, Inc., represented by Greg Gastineau Planner: Bill Gibson A request for a variance from Section 12-21-14, Restrictions In Specific Zones On Excessive Slopes, Vail Town Code, to allow for the construction of driveways and surface parking in excess of 10% of the total site area, located at 2388 Garmisch Drive/Lot 9, Block G, Vail Das Schone 2"d Filing, and setting forth details in regard thereto. Applicant: Snow Now, LLC Planner: Warren Campbell A request for a work session to present an overview of the proposed redevelopment plans for the Lionshead Core Site Hotel, located at 675 Lionshead Place/(a complete legal description of the proposed development site is available at the Town of Vail Community Development Department upon request), and setting for details in regard thereto. Applicant: Vail Corporation Planner: George Ruther The applications and information about the proposals are available for public inspection during regular 0 0 PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING Monday, April 12, 2004 PROJECT ORIENTATION - Community Development Dept. - PUBLIC WELCOME 11:00 am MEMBERS PRESENT MEMBERS ABSENT David Viele Ann Gunion Bill Jewitt Chas Bernhardt Doug Cahill George Lamb Rollie Kjesbo Site Visits : 1. Broer- 2830 Basingdale 2. Slifer - 230 Bridge Street 3. Vail Gateway- 12 Vail Road 4. Snownow, LLC- 2388 Garmisch Drive NOTE: If the PEC hearing extends until 6:00 p.m., the board may break for dinner from 6:00 - 6:30 Public Hearing - Town Council Chambers 2:00 pm AM. 1. Swearing in of new Commission Members 2. Appointment of Chair and Vice-Chair Doug Cahill (Chair) Chas Bernhardt (Vice Chair) MOTION: George Lamb SECOND: Rollie Kjesbo VOTE: 7-0 3. A request for final review of a variance pursuant to Section 12-6D-6, Setbacks, Vail Town Code, and a variance from Chapter 10, Off-street Parking and Loading, Vail Town Code, to allow for required parking to be located within the public right-of-way, located at 2830 Basingdale Blvd./Lot 5, Block 9, Vail Intermountain, and setting forth details in regard thereto. Applicant: W. L. Broer Construction Planner: Matt Gennett MOTION: Rollie Kjesbo SECOND: George Lamb VOTE: 7-0 APPROVED WITH THREE CONDITIONS 1. That the applicant submits plans reducing the amount of GRFA currently proposed within the front setback by 50% prior to final review of the plans by the DRB. 2. That the required parking areas and driveways be snow-melted and labeled as such on the site plan prior to final review of the plans by the DRB. 3. That the applicant provides a letter from the Public Service Company operating the "pump-house" natural gas pressure-release valve adjacent to the property that states the proposed structure is a sufficient distance from the facility to avoid any health and safety concerns prior to final review of the plans by the DRB. 1 Matt Gennett made a presentation per the staff memorandum. Upon review of the criteria and findings, staff was recommending approval of the application with conditions, as stated in the staff memorandum dated April 12, 2004. The applicant's representative, Peter Cope, addressed the Commission and stated the need for the variance. The Commission felt that the requested variance exceeded what is acceptable for new construction. There were several comments regarding the lack of snow storage. The Commission members stated that all options should be exhausted to reduce the amount of variance requested. The applicant responded to Commissioner's comments regarding the design of the house being driven by topography. Thee Commission expressed safety concerns over the home being so close to an existing gas relief valve. There was general consensus from the Commissioners that the third and fourth floors of the house shall be pushed back from the property line and out of the front setback. 4. A request for a minor exterior alteration pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for a commercial addition to the Slifer Building, located at 230 Bridge Street/Lot B, Block 5, Vail Village 1" Filing, and setting forth details in regard thereto. Applicant: Slifer Building, LLC Planner: Warren Campbell MOTION: Chas Bernhardt SECOND: George Lamb VOTE: 7-0 APPROVED WITH NO CONDITIONS Warren Campbell made a presentation of the application per the staff memorandum. Staff was recommending approval of the application with no conditions. The applicant had nothing new to add to the presetnation. There was no public comment. The Commission members expressed their support for the application indicating that the application complied with the applicable regulations outlined in the Town's planning documents. 5. A request for a conditional use permit pursuant to Section 12-16, Conditional Use Permits, Vail Town Code, to allow for a temporary seasonal structure within the Lionshead Mixed Use 1 zone district, located at 715 West Lionshead Circle/Lots 4 & 7, Block 1, Vail Lionshead 3rd Filing and Lots C & D, Morcus Subdivision, and setting forth details in regard thereto. Applicant: Vail Corporation; represented by Mauriello Planning Group Planner: Warren Campbell MOTION: George Lamb SECOND: Rollie Kjesbo VOTE: 6-1 (Jewitt) APPROVED WITH FIVE CONDITIONS 1. That the applicant shall not erect the tent prior to April 30, 2004 and that the applicant shall remove the tent by no later than October 31, 2004. 2. That the hours of operation shall be from 7:00 am to 10:00 pm, seven days a week. 3. That the applicant's operation of the temporary seasonal structure comply with all Town of Vail regulations regarding noise levels. 4. That the applicant install a minimum of six, 50-gallon planting pots, containing a combination of evergreen trees and flower plants in each pot, in association with the Alternative 2 seasonal structure location. 5. That the applicant receives a Town of Vail building permit prior to erecting the tent. Warren Campbell made a presentation of the application per the staff memorandum. Staff was 2 0 0 recommending approval of the application with the five conditions as stated in the staff memorandum. The recommended conditions were similar to those required in previous years. The applicant's representative made a brief presentation of the application and requested that the hours of operation be amended to allow the tent to be used until 10:00 pm daily, if needed. There was no public comment. The Commission members asked questions to clarify their understanding of the application. Commission member Jewitt questioned the use of the tent to address overflow capacity and whether the use complied with the regulations as stated in the Zoning Code. 6. A request for conditional use permit pursuant to Section 12-7E-4, Conditional Uses, Vail Town Code, for an amendment to the existing private club (i.e. parking club) conditional use permit, located at 12 Vail Road (Vail Gateway)/Lots N & O, Block 5D, Vail Village 1St Filing, and setting for details in regard thereto. Applicant: Vail Gateway Plaza Condominium Association, Inc., represented by Greg Gastineau Planner: Bill Gibson MOTION: Rollie Kjesbo SECOND: David Viele VOTE: 6-1 (Lamb opposed) APPROVED WITH THREE CONDITIONS: 1. This conditional use permit approval shall be valid upon the applicant receiving Town of Vail approval for the associated amendments to the Vail Gateway Plaza Condominiums plat. 2. The use of parking club spaces with the Vail Gateway Building shall be limited to the parking of motor vehicles and shall not be used for other forms of storage. 3. Tandem parking spaces designated for a restaurant use within the Vail Gateway Building shall count as two required parking spaces when associated with a valet parking management system; however, tandem parking spaces designated for a restaurant use within the Vail Gateway Building shall only count as one required parking space when operated without a valet management system. Bill Gibson made a presentation per the staff memorandum and recommended one additional condition that limited the use of the parking spaces to parking only. The applicant summarized the application. There was no public comment. The Commission members asked questions of the applicant and staff. The Commission members expressed concerns with the applicant's intent to use tandem spaces for guest parking and restaurant patron parking. The applicant indicated that up to 20 of the office parking spaces would be shared with the evening-only restaurant use. Commission member Lamb expressed concerns about selling individual deeded parking spaces in the building and the impact of doing so on future uses of the building. 7. A request for a variance from Section 12-21-14, Restrictions In Specific Zones On Excessive Slopes, Vail Town Code, to allow for the construction of driveways and surface parking in excess of 10% of the total site area, located at 2388 Garmisch Drive/Lot 9, Block G, Vail Das Schone 2nd Filing, and setting forth details in regard thereto. Applicant: Snow Now, LLC Planner: Warren Campbell MOTION: Bill Jewitt SECOND: David Viele VOTE: 7-0 TABLED TO APRIL 26, 2004 Warren Campbell made a presentation per the staff memorandum. The staff was recommending denial of the applicant's request. The applicant, Greg Amsden, provided an overview of the application and why the application has been submitted. Norma Broden spoke under public comment. Ms. Broden expressed support of the applicant's request to build on the property and establish easements to clarify the driveway access. The Commission members believed that establishing easements was the right way to address this issue. The Commission members asked questions of the applicant and staff. The Commission members commended the applicant for 3 0 working with the neighbors in an attempt to address the access problem. 8. A request for a work session to present an overview of the proposed redevelopment plans for the Lionshead Core Site Hotel, located at 675 Lionshead Place/(a complete legal description of the proposed development site is available at the Town of Vail Community Development Department upon request), and setting for details in regard thereto. Applicant: Vail Resorts Development Company Planner: George Ruther George Ruther made a brief presentation per the staff memorandum. The applicant made a presentation and provided an overview of the proposal. A copy of the applicant's presentation is available at the Town of Vail Community Development Department. Geoff Wright and Jim Lamont each spoke under public comment. Both expressed their support for the redevelopment of Lionshead yet indicated a cautious concern about unintended negative consequences of the redevelopment. For example, with success often come the unintended consequence of increased traffic and the need to manage that outcome. The Commission expressed their general satisfaction with concept of the proposal. A creation of a "sense of place" is crucial but the creation of a black hole where people enter but never get out to other areas of Lionshead should not be the intent of the redevelopment project. Instead, this redevelopment project should be the catalyst for the rejuvenation of ALL of Lionshead. MOTION: Rollie Kjesbo SECOND: George Lamb VOTE: 7-0 TABLED TO APRIL 26, 2004 9. A request for a recommendation to the Vail Town Council for the establishment of Special Development District No. 38, Manor Vail Lodge, to allow for the redevelopment of the Manor Vail Lodge, and a request for a conditional use permit to allow for the construction of Type I I I Employee Housing Units, pursuant to Section 12-61-1-3, Vail Town Code, located at 595 Vail Valley Drive/Lots A, B, & C, Vail Village 7th Filing, and setting forth details in regard thereto. Applicant: Manor Vail, represented by Melick and Associates Planner: Warren Campbell MOTION: Rollie Kjesbo SECOND: George Lamb VOTE: 7-0 TABLED TO APRIL 26, 2004 10. Report to the Planning and Environmental Commission of an administrative action approving a request for a minor amendment pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to the Approved Development Plan for Special Development District No. 21, Vail Gateway, located at 12 Vail Road/Lot N & O, Block 5D, Vail Village 1 st Filing, and setting forth details in regard thereto. Applicant: Vail Gateway Plaza Condominium Association, Inc., represented by Greg Gastineau Planner: Bill Gibson There was no public comment. 11. Approval of minutes: March 8, 2004 and March 22, 2004 MOTION: George Lamb SECOND: Rollie Kjesbo VOTE: 4-0-2 12. Information Update: Chas Bernhardt and Bill Jewitt will be absent from the May 10, 2004 meeting. 13. Adjournment MOTION: Bill Jewitt SECOND: Chas Bernhardt 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 4 0 Town of Vail Community Development Department. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published, April 9, 2004 in the Vail Daily. 5 a MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: April 26, 2004 SUBJECT: A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Resorts Development Company Planner: George Ruther 1. SUMMARY The applicant, Vail Resorts Development Company (VRDC), represented by Jay Peterson, has requested a meeting with the Planning & Environmental Commission to present the proposed next steps in the development review process for the redevelopment of the Lionshead Core Site Hotel. The Lionshead Core Site Hotel project is the comprehensive redevelopment of the Gondola Building, ticket offices, and Sunbird Lodge which are located at the base of Vail Mountain in Lionshead. The redevelopment site is proposed to be the location of a five-star Rock Resorts hotel with a new outdoor public ice rink as a main attraction. This new five-star hotel and outdoor ice rink is intended to renew the vitality and energy of the Lionshead. An improved skier services facility, new retail and commercial spaces, restaurants, condominiums, a skier club facility, a new skier bridge crossing Gore Creek, a public and private loading and delivery facility, and the reconstruction of the Lionshead streetscape are all envisioned in the redevelopment plan for the Lionshead Core Site Hotel. As this meeting is only one of many meetings to be held over the next several months intending to facilitate the development review process of the development review applications, the Commission is not being asked to take any formal actions on the development applications at this meeting. The applicant and staff, however, are requesting that the Commission ratifies the proposed next steps for the development review process and listens to a presentation on the development program of the new hotel project. II. DESCRIPTION OF THE REQUEST The applicant, Vail Resorts Development Company (VRDC), represented by Jay Peterson, and the staff, are requesting a meeting with the Planning & Environmental Commission to: 1) present the development review applications and process required for the proposed development project; 2) present the development program proposed for the Lionshead Core Site Hotel project; and 3) propose the next steps in the development review process of the five development applications. The applicant and staff are requesting that the Commission ratifies the proposed next steps for the development review process and listens to a presentation on the development program of the new hotel project. III. BACKGROUND On April 12, 2004, the applicant appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present the design concepts behind the proposed design of the Lionshead Core Site Hotel project. Upon completion of the presentation, the Commission expressed their general support for the concepts behind the design and requested that staff and the applicant return to the Commission on April 26th with an outline of the next steps for the review of the Lionshead Core Site Hotel project development applications. IV. ROLES OF THE REVIEWING BOARDS The purpose of this section of the memorandum is to clarify the responsibilities of the Design Review Board, Planning & Environmental Commission, Town Council, and staff on the various applications submitted on behalf of Vail Resorts Development Company. A. Exterior Alteration/Modification in the Lionshead Mixed-Use I zone district Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for impacts of use/development and then by the Design Review Board for compliance of proposed buildings and site planning. Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approval/denial of a Major/Minor Exterior Alteration. The Planning and Environmental Commission shall review the proposal for compliance with the adopted criteria. The Planning and Environmental Commission's approval "shall constitute approval of the basic form and location of improvements including siting, building setbacks, height, building bulk and mass, site improvements and landscaping." Design Review Board. Action: The Design Review Board has no review authority on a Major or Minor Exterior Alteration, but must review any accompanying Design Review Board application. Staff: The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. Town Council: Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. B. Conditional Use Permit (CUP Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for acceptability of use and then by the Design Review Board for compliance of proposed buildings and site planning. Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approval/denial of CUP. The Planning and Environmental Commission shall review the request for compliance with the adopted conditional use permit criteria and make findings of fact with regard to the project's compliance. Design Review Board. Action: The Design Review Board has no review authority on a CUP, but must review any accompanying Design Review Board application. Staff. The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. C E Town Council: Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. V. APPLICABLE PLANNING DOCUMENTS Title 12, Zoninq Regulations, Vail Town Code 12-7H Lionshead Mixed Use1 (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, time shares, 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 District by establishing appropriate site development standards. This District is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead Redevelopment Master Plan. This Zone District was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this Zone District include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead Redevelopment Master Plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent with the Lionshead Redevelopment Master Plan. Additionally, the incentives are created to help finance public off-site improvements adjacent to redevelopment projects. With any development/redevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated: streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. 12-7H-3: PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET LEVEL: A. Definition: The "first floor" or "street level" shall be defined as that floor of the building that is located at grade or street level along a pedestrianway. B. Permitted Uses: The following uses shall be permitted on the first floor or street level within a structure: Banks, with walk-up teller facilities. Eating and drinking establishments. Recreation facilities. Retail stores and establishments. Skier ticketing, ski school, skier services, and daycare. 4 Travel agencies. r Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. C. Conditional Uses: The following uses shall be permitted on the first floor or street level floor within a structure, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Barbershops, beauty shops and beauty parlors. Conference facilities and meeting rooms. Financial institutions, other than banks. Liquor stores. Lodges and accommodation units. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type 111 (EHU) as provided in Chapter 13 of this Title). Radio, TV stores, and repair shops. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 6(2000) § 2: Ord. 3(1999) § 1) 12-7H-7. EXTERIOR ALTERATIONS OR MODIFICATIONS: A. Review Required. The construction of a new building or the alteration of an existing building that is not a major exterior alteration as described in subsection B of this section shall be reviewed by the design review board in accordance with chapter 11 of this title. 1. Submittal Items Required: The submittal items required for a project that is not a major exterior alteration shall be provided in accordance with section 12-11-4 of this title. B. Major Exterior Alteration: The construction of a new building or the alteration of an existing building which adds additional dwelling units, accommodation units, fractional fee club units, time share units, any project which adds more than one thousand (1,000) square feet of commercial floor area or common space, or any project which has substantial off site impacts (as determined by the administrator) shall be reviewed by the planning and environmental commission as a major exterior alteration in accordance with this chapter and section 12-3-6 of this title. Any project which requires a conditional use permit shall also obtain approval of the planning and environmental commission in accordance with chapter 16 of this title. Complete applications for major exterior alterations shall be submitted in accordance with administrative schedules developed by the department of community development for planning and environmental commission and design review board review. 1. Submittal Items Required, Major Exterior Alteration: The following submittal items are required. a. Application: An application shall be made by the owner of the building or the building owner's authorized agent or 5 representative on a form provided by the administrator. Any application for condominiumized buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations. b. Application; Contents: An application for a major exterior alteration shall include the following items: (1) Completed application form, filing fee, and a list of all owners of property located adjacent to the subject parcel. The owner's list shall include the names of all owners, their mailing address, a legal description of the property owned by each, and a general description of the property (including the name of the property, if applicable), and the name and mailing address of the condominium association's representative (if applicable). Said names and addresses shall be obtained from the current tax records of Eagle County as they appeared not more than thirty (30) days prior to the application submittal date. (2) A written statement describing the proposal and how the proposal complies with the Lionshead redevelopment master plan and any other relevant sections of the Vail comprehensive plan. (3) A survey stamped by a licensed surveyor indicating existing conditions on the property including the location of improvements, topography, and natural features. (4) A current title report to verify ownership, easements, and other encumbrances, including schedules A and B3. (5) Existing and proposed site plan at a minimum scale of one inch equals twenty feet (I" = 20), a vicinity plan at an appropriate scale to adequately show the project location in relationship to the surrounding area, a landscape plan at a minimum scale of one inch equals twenty feet (1 " = 20'), a roof height plan and existing and proposed building elevations at a minimum scale of one-eighth inch equals one foot (118" = 1). The material listed above shall include adjacent buildings and improvements as necessary to demonstrate the project's compliance with the Lionshead redevelopment master plan. 6 0 (6) Sun/shade analysis of the existing and proposed building for the spring/fall equinox (March 21/September 23) and winter solstice (December 21) at ten o'clock (10:00) A.M. and two o'clock (2:00) P.M. unless the department of community development determines that the proposed addition has no impact on the existing sun/shade pattern. The following sun angle shall be used when preparing this analysis: Spring/Fall Equinox Sun Angle 10:00 A.M. 40° east of south, 50° declination 2:00 P.M. 42° west of south, 50° declination Winter Solstice Sun Angle 10:00 A.M. 30° east of south, 20° declination 2:00 P.M. 30° west of south, 20° declination (7) Existing and proposed floor plans at a minimum scale of one-fourth inch equals one foot (114" = 1) and a square footage analysis of all existing and proposed uses. (8) An architectural or massing model of the proposed development. Said model shall include buildings and major site improvements on adjacent properties as deemed necessary by the administrator. The scale of the model shall be as determined by the administrator. (9) Photo overlays and/or other graphic material to demonstrate the special relationship of the proposed development to adjacent properties, public spaces, and adopted views per chapter 22 of this title. (10) Parking needs assessment and vehicular circulation analysis, prepared by a qualified professional. (11) Any additional information or material as deemed necessary by the administrator or the town planning and environmental commission (PEC). The administrator or the planning and environmental commission may, at his/her or their discretion, waive certain submittal requirements if it is determined that the requirements are not relevant to the proposed development nor 7 applicable to the Lionshead redevelopment master plan. D. Hearing: The public hearing before the planning and environmental commission shall be held in accordance with section 12-3-6 of this title. The planning and environmental commission may approve the application as submitted, approve the application with conditions or modifications, or deny the application. The decision of the planning and environmental commission may be appealed to the town council in accordance with section 12-3-3 of this title. E. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article shall lapse and become void two (2) years following the date of approval by the design review board unless, prior to the expiration, a building permit is issued and construction is commenced and diligently pursued to completion. Administrative extensions shall be allowed for reasonable and unexpected delays as long as code provisions affecting the proposal have not changed. 12-7H-8: COMPLIANCE BURDEN. It shall be the burden of the applicant to prove by a preponderance of the evidence before the planning and environmental commission and the design review board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead mixed use 1 district, that the proposal is consistent with applicable elements of the Lionshead redevelopment master plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. 12-7H-9: LOT AREA AND SITE DIMENSIONS: The minimum lot or site area shall be ten thousand (10,000) square feet of buildable area. 12-7H-10: SETBACKS: The minimum building setbacks shall be ten feet (10) unless otherwise specified in the Lionshead redevelopment master plan as a build-to line. 12-7H-11: HEIGHT AND BULK. Buildings shall have a maximum average building height of seventy one feet (71) with a maximum height of 82.5 feet, as further defined by the Lionshead redevelopment master plan. All development shall comply with the design guidelines and standards found in the Lionshead redevelopment master plan. Flexibility with the standard, as incorporated in the Lionshead redevelopment master plan, shall be afforded to redevelopment projects which meet the intent of design guidelines, as reviewed and approved by the design review board. 12-7H-12: DENSITY (DWELLING UNITS PER ACRE): Up to a thirty three percent (33%) increase over the existing number of dwelling units on a property or thirty five (35) dwelling units per acre, whichever is greater 8 ® 0 shall be allowed. For the purpose of calculating density, employee housing units, accommodation units, time share units, and fractional fee club units shall not be counted as dwelling units. Additionally, a "lodge dwelling unit", as defined herein, shall be counted as twenty five percent (25%) of a dwelling unit for the purpose of calculating density. A dwelling unit in a multiple-family building may include one attached accommodation unit no larger than one-third (113) of the total floor area of the dwelling. 12-7H-13: GROSS RESIDENTIAL FLOOR AREA (GRFA): Up to two hundred fifty (250) square feet of gross residential floor area shall be allowed for each one hundred (100) square feet of buildable site area, or an increase of thirty three percent (33%) over the existing GRFA found on the property, whichever is greater. Multiple-family dwelling units in this zone district shall not be entitled to additional gross residential floor area under the 250 ordinance, section 12-15-5 of this title. 12-7H-14: SITE COVERAGE: Site coverage shall not exceed seventy percent (70%) of the total site area, unless otherwise specified in the Lionshead redevelopment master plan. 12-7H-15: LANDSCAPING AND SITE DEVELOPMENT. At least twenty percent (2091o) of the total site area shall be landscaped, unless otherwise specified in the Lionshead redevelopment master plan. 12-7H-16: PARKING AND LOADING: Off street parking and loading shall be provided in accordance with chapter 10 of this title. At least one-half (112) the required parking shall be located within the main building or buildings. 12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS: Property owners/developers shall also be responsible for mitigating direct impacts of their development on public infrastructure and in all cases mitigation shall bear a reasonable relation to the development impacts. Impacts may be determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. Mitigation of impacts may include, but is not limited to, the following: roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank improvements, public art improvements, and similar improvements. The intent of this section is to only require mitigation for large scale redevelopment/development projects which produce substantial off site impacts. 12-16 Conditional Use Permits (in part) 12-16-1: Purpose; Limitations: In order to provide the flexibility necessary to achieve the objectives of this title, specified uses are permitted in certain districts subject to the granting of a 9 AM& conditional use permit. Because of their unusual or special characteristics, conditional uses require review and evaluation so that they may be located properly with respect to the purposes of this title and with respect to their effects on surrounding properties. The review process prescribed in this chapter is intended to assure compatibility and harmonious development between conditional uses and surrounding properties and the town at large. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the town may prescribe to ensure that the location and operation of the conditional uses will be in accordance with development objectives of the town and will not be detrimental to other uses or properties. Where conditions cannot be devised to achieve these objectives, applications for conditional use permits shall be denied. Lionshead Redevelopment Master Plan The Lionshead Redevelopment Master Plan was adopted on December 15, 1998 by the Vail Town Council. According to the Town Council, "The master plan was initiated by the Town of Vail to encourage redevelopment initiatives within the Lionshead study area. Both public and private interests have recognized that Lionshead today lacks the economic vitality of Vail Village, its neighboring commercial district, and fails to offer a world class resort experience. Lionshead's economic potential has been inhibited by a number of recurrent themes: lack of growth in accommodation units ("hot beds'), poor retail quality, the apparent deterioration of existing buildings, an uninteresting and disconnected pedestrian environment, mediocre architectural character, and the absence of incentives for redevelopment. " VI. DISCUSSION ISSUES Development Applications The Lionshead Core Site Hotel project proposal is comprised of five (5) separate development review applications. Each of these applications is needed to facilitate the redevelopment proposal. The development applications include the following: • A major exterior alteration application for the new hotel and structures; • A conditional use permit for the "conference facilities and meeting rooms"; • A conditional use permit for "lodge rooms or dwelling units" located on the ground-level of a building; • A conditional use permit for "retail/restaurants" located on the second floor of the building; and • A conditional use permit for a `private skier club': Next Steps The Planning and Environmental Commission directed the applicant and staff to prepare a list of next steps required in the review process of the five development 10 0 review applications. In response to the Commission's request, the applicant and jr staff met to outline process for the review of the applications. During the course of our meeting, the applicant and staff attempted to identify critical issues that needed to be addressed in the development review process. The proposed list is not intended to be all-inclusive as there will surely be additional issues that arise from time to time which will require the attention of the applicant, staff, public, and Commission. Instead, the list of next steps is intended to provide an overall picture of the development review process and an attempt to put a schedule to the review. Dates were intentionally left off the list to eliminate the perception that the process is rigid and lacking opportunity to truly focus on the issues. It is the intention of the staff and applicant, as contemplated by the outline of next step that no unresolved issues will be left behind. It is also the intention of the staff and applicant that once an issue has been resolved, that issue will only be revisited if something new directly related to the issue arises. The following outline of next steps is proposed: LIONSHEAD CORE SITE HOTEL PEC REVIEW PROCESS Step 1 - PEC ■ Outline of the development review process, applications to be reviewed, etc. Review development program Overview of how the project 'works" Step 2 - PEC ■ Follow up ■ Traffic Analysis - review of the traffic report and conclusions ■ Vehicular/pedestrian circulation improvements - how does traffic flow? ■ Overview of review criteria and findings to be considered when evaluating the development applications Step 3 - DRB ■ DRB Conceptual Review Step 4 - PEC ■ Follow up ■ Zoning Analysis - does it comply? ■ Evaluation of the Lionshead Redevelopment Master Plan design guidelines and standards Step 5 - DRB ■ Follow up ■ DRB Conceptual Review Step 6 - PEC ■ Follow up ■ Mitigation of development impacts - what are they? how will they be mitigated? ■ Streetscape Improvements-who does what? when? 11 Follow-up on traffic (if necessary) Follow-up on Master Plan review (if necessary) Additional Step(s) - PEC ■ Project wrap-up/follow-up as necessary Final Review- PEC VII. STAFF RECOMMENDATION 'c7 As this is not a final review, the Community Development Department will not be making a recommendation at this time. 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"It ~911f~~~9 lai ~ M bl 0 N z 0 H U W c/] C7 z Q a z 0 U W C7 Q M EE p ~p ; ~py pY J.l~la T ~T!~Nd ~ y$ ,y F F pF of qq p L j ~ I I I I I I I yiC.lY+,1'Kl l V a)10D ! G <g 9 0 1 @eF f~ 6 B ~ 3~ I e Qp p1q, ~Ir` ofli~ 3E 93! 3 r 9 I a M b j e_ " 1 a > q ~1 1 °ai ' I E 5 I v z 0 U W C7 a .a U • 0 Attachment: B II. DETAILED PROJECT DESCRIPTION • A. Core Site The redevelopment of the Core Site (Old Gondola Building and Sunbird Lodge) was the most important and most discussed element within the Lionshead Redevelopment Master Plan. This site was identified by the Master Plan as being key to the overall success of the Lionshead redevelopment initiative given its prominent location and the ability of the redevelopment of this site to "spur" additional redevelopment within the core of Lionshead. The Master Plan identified the core site as the priority location of a resort hotel and the proposed project reflects that emphasis. Below is a detailed description of the existing and proposed conditions. .L Y ~ h., 1 .2 4 I L. i Vail Resorts - The Redevelopment of Lionshead 6 Core Site - Aerial Perspective • o ~ 1. Existing Conditions The existing site includes two structures; the Gondola Building and the Sunbird Lodge Building. The overall site includes approximately 19,000 sq. ft. of offices and skier services facilities, 9,200 sq. ft. of retail, 23,263 sq. ft. of restaurant area, and 100 employee beds (not currently deed restricted). The site also contains employee and public lockers, public ski storage, public restrooms, storage facilities for on-mountain operations, and parking and loading areas. The clock tower element is located on this site. The site is surrounded by pedestrian streets, other lodging and retail facilities, and the Eagle Bahn Gondola and ski yard. 2. Overview of Project ~he Design Concept Core Site is proposed to be redeveloped as a hotel (a five star Rock Resorts hotel facility). This hotel will be developed in two structures which from the pedestrian level will read as four separate structures. The layout of the site mirrors the design shown in the Lionshead Redevelopment Master Plan. The plan creates two new pedestrian streets through the property making the ski slopes and retail areas more accessible to the pedestrian. This building and street layout creates new view corridors as recommended in the Master Plan. The proposed buildings have been designed with strict attention to the design guidelines which include building stepbacks of 16' or greater as the building transitions from the ground floor to the upper stories. The design concept was taken directly from the Master Plan and all buildings have been designed with a sturdy base, quiet middle, and articulated top/roof. Vehicular access to the Hotel and subsurface loading and parking areas is gained from Lionshead Place. Pedestrian access to and through the site occurs on every frontage of the site. ~he Project Components hotel includes 81 hotel rooms, 60 of which are hotel lock-off units. In addition, there are proposed to be 79 dwelling units of varying sizes and configurations. Owners of condominium units and lock-offs will be encouraged to participate in a rental program operated by the hotel. A variety of incentives and disincentives will be utilized to encourage owners to participate in this program so that the entire property can be operated as a resort hotel facility. The hotel includes a large lobby area, lounge, spa facility, meeting rooms, and other necessary amenities associated with operating a five star hotel property. 0 Vail Resorts - The Redevelopment of Lionshead t o *AO J rn~a'n~e ~r ~L c / ~worwc ro l.:~ ~ ~ Y imuw eu Retail Level - Internal Streets t~JK~ cre ~ •r.rn ~aHi u f r A d Vail Resorts - The Redevelopment of Lionshead 8 r' As shown in the graphics above, the restaurant and retail areas have been located to take full advantage of the pedestrian mall areas, the exposure to the ski slopes, and the exposure to the sun. The Core Site project includes approximately 22,100 sq. ft. of retail, 9,770 sq. ft. restaurant area (5,230 sq. ft. is leased area), and 3,545 sq. ft. of skier services area. Skier services, restrooms, and other more public elements of the program have been located at convenient locations within the building so that skiers and shoppers can take full advantage of the ski mountain and the apras ski facilities within Lionshead. ~ne Parking and Loading of the more significant features of the proposed development is the creation of a two level sub-surface parking and loading facility beneath the proposed buildings. Two- hundred and ninety (290) parking spaces have been provided within this facility in addition to the 31 parking spaces that were paid-in-lieu for the Kaltenberg Castle restaurant. Of the 321 (290 + 31) parking spaces provided, 215 are required to support all of the uses proposed on the property except the skier club. The additional 106 parking spaces provided will serve the proposed skier club membership. The loading facility provides 8 loading berths where only 5 are required to support the proposed uses. The excess capacity within the loading facility will be available for public use. A service elevator has been provided to bring deliveries directly into the core of Lionshead from this loading facility. This loading facility will also support on-mountain operations and facilities via the existing below grade tunnel to the Eagle Bahn Gondola. J North Elevation - Ice Rink (as viewed from North Lionshead Mall) Vail Resorts - The Redevelopment of Lionshead • Public Ice Rink/Skier Bridge The proposed redevelopment plan includes the most significant public benefit of all of the redevelopment projects: a new public ice rink facility. This facility will be constructed by Vail Resorts Development Company and is proposed to be operated by a public agency such as the Vail Recreation District or the Town of Vail. This use was identified as a "desired" improvement within the Master Plan to help further revitalize the north pedestrian mall and create a new pedestrian magnet for Lionshead. The two images above show the context of the ice rink as viewed from the north pedestrian looking south and from the new pedestrian street within the project looking to the north. Also associated with this project is the redevelopment of the skier bridge across Gore Creek. The new bridge will have greatly improved architecture and will be wider than the existing bridge to allow a variety of users/traffic on the bridge at the same time. This bridge will be replaced during the same construction season as the redevelopment of the West Day Lot Residences. Vail Resorts - The Redevelopment of Lionshead 10 J~ e r O / ? r C m a. 4 .m C i R ~g~' ~ ~ - ~ of z'r, r, 7oz i i I / a ~ zoz c~ I n 5,_ nqr. nn ~I "tt O:-Cz Yb S b j I ~ m t l%~lr J E i € t r / ~S, sma0a r 4' - - - - - - - - - - - - - - - x a t, ! / z L f cy, x} rr~ o - lI~ L gym" a ~f _ z 9 'r t { j C r -2 ,J7 zo ~r x.' 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(Cwqoiaq) a 0 _64_ _ C 5. w 'll e 31Gi_ OAo uu.rwLl PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING Monday, April 26, 2004 PROJECT ORIENTATION - Community Development Dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESENT Doug Cahill Chas Bernhardt Rollie Kjesbo David Viele Ann Fehlner-Gunion Bill Jewitt Site Visits : 1. Devaney - 2565 Cortina Lane Driver: George MEMBERS ABSENT George Lamb NOTE: If the PEC hearing extends until 6:00 p.m., the board may break for dinner from 6:00 - 6:30 Public Hearing - Town Council Chambers 2:00 pm 1. A request for final review of a variance from Section 12-6D-6, Setbacks, Vail Town Code, to allow for a residential addition to encroach into the rear setback, located at 2565 Cortina Lane/Lot 2, Block F, Vail das Shone Filing 1, and setting forth details in regard thereto. Applicant: Elfriede Devaney Planner: Warren Campbell MOTION: Bernhardt SECOND: Viele VOTE: 6-0 Warren Campbell made a presentation per the staff memorandum. The applicant had no new information to add. There was no public comment. The Commissions expressed there support for the proposal as submitted as they believed the proposal complied with the applicable criteria. The Commission found that pursuant to the variance criteria, an extraordinary circumstance exists that warrants approval of the requested variance. 2. A request for a variance from Section 12-21-14, Restrictions In Specific Zones On Excessive Slopes, Vail Town Code, to allow for the construction of driveways and surface parking in excess of 10% of the total site area, located at 2388 Garmisch Drive/Lot 9, Block G, Vail das Schone Filing 2, and setting forth details in regard thereto. Applicant: Snow Now, LLC Planner: Warren Campbell MOTION: Bernhardt SECOND: Kjesbo VOTE: 6-0 TABLED TO MAY 10, 2004 3. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 7.-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). l TOWN41L Applicant: Vail Corporafh Planner: George Ruther MOTION: Bernhardt SECOND: Kjesbo VOTE: 6-0 George Ruther made a presentation per the staff memo. The applicant presented the proposed plans for the Core Site hotel. Jim Lamont questioned how children would be dropped off for the Lionshead Ski School? He also questioned if DEVO would be relocated to Lionshead? The Commission, applicant, and members of the public discussed skier drop and traffic circulation. The Chairman then closed public comment. Upon discussion, the Commissioners generally agreed that traffic circulation and skier drop was needed in the Lionshead area and must be addressed by the applicant. The Commission members questioned the mix of uses in the hotel and questioned how the hotel would be operated during the off season. With regard to the proposed development review process, the Commission members expressed their support for the next steps outlined in the staff memorandum. The applicant will prepared a number of different illustrations, including a massing model and photo simulations, to represent the proposed final design of the building. 4. A request for a recommendation to the Vail Town Council for the establishment of Special Development District No. 38, Manor Vail Lodge, to allow for the redevelopment of the Manor Vail Lodge, and a request for a conditional use permit to allow for the construction of Type III Employee Housing Units, pursuant to Section 12-61-1-3, Vail Town Code, located at 595 Vail Valley Drive/Lots A, B, & C, Vail Village 7th Filing, and setting forth details in regard thereto. Applicant: Manor Vail, represented by Melick and Associates Planner: Warren Campbell MOTION: Bernhardt SECOND: Kjesbo VOTE: 6-0 TABLED TO MAY 24, 2004 5. Approval of minutes MOTION: Viele SECOND: Kjesbo VOTE: 6-0 6. Information Update • The May 10, 2004 PEC meeting will begin at 11:30 am. 7. Adjournment MOTION: Jewitt SECOND: Viele VOTE: 6-0 The applications and information about the proposals are available for public inspection during regular office hours in the project planner's office located at the Town of Vail Community Development Department, 75 South Frontage Road. Please call 479-2138 for information. Sign language interpretation available upon request with 24 hour notification. Please call 479- 2356, Telephone for the Hearing Impaired, for information. Community Development Department Published, April 23, 2004 in the Vail Daily. 2 • O Adjacent Property Owners List Lionshead Core Site Prepared by Mauriello Planning Group, LLC 3-25-04 TOWN OF VAIL FINANCE DEPARTMENT 75 S. FRONTAGE ROAD VAIL, CO 81657 LANDMARK-VAIL CONDOMINIUM ASSOCIATION, INC. WRIGHT, GEOFFREY 610 W LIONSHEAD CR VAIL, CO 81657 1 LANDMARK TOWNHOMES ASSOCIATION WRIGHT, GEOFFREY 610 W LIONSHEAD CR VAIL, CO 81657 1 MONTANEROS CONDOMINIUM ASSOCIATION, INC. ODZA, KEITH 641 W LIONSHEAD CIR VAIL, CO 81657 1 CONCERT HALL PLAZA CONDOMINIUM ASSOCIATION NOYES, TERRANCE A 1860 BLAKE ST STE 530 DENVER, CO 80202 1 LION SQUARE CONDOMINIUM ASSOCIATION, INC. ANDERSON, WILLIAM 660 W. LIONSHEAD PLACE VAIL, CO 81657 1 LION SQUARE NORTH CONDOMINIUM ASSOCIATION, INC. RESORT COMPANY (THE) 660 WEST LIONSHEAD PLACE VAIL, CO 81657 1 LION SQUARE PHASE II AND III CONDOMINIUM ASSOCIATION, INC. ANDERSON, WILLIAM 660 W. LIONSHEAD PLACE VAIL, CO 81657 ® • ANTLERS CONDOMINIUM ASSOCIATION 680 W. LIONSHEAD PL. VAIL, CO 81657 1 LIONSHEAD ARCADE BUILDING CONDOMINIUM ASSOCIATION, INC. WILLIAMS, KIT C P O BOX 3622 500 E LIONSHEAD MALL STE 31 VAIL, CO 81658 1 LIFT HOUSE CONDOMINIUM ASSOCIATION, INC. (THE) WALKER, DOUGLAS 555 E LIONSHEAD CIR VAIL, CO 81657 1 ROBERT AND DIANE LAZIER PO BOX 1325 VAIL, CO 81658 1 FIRST WESTWIND AT VAIL CONDOMINIUMS ASSOCIATION, INC. VAIL MANAGEMENT COMPANY 143 E MEADOW DR STE 395 VAIL, CO 81657 1 VAIL LIONSHEAD CENTRE CONDOMINIUM ASSOCIATION VAIL HOME RENTALS INC 143 E MEADOW DR STE 397 VAIL, CO 81657 1 CAROL WOODS SCHMIDT QUALIFIED PERSONAL RESIDENCE TRUST II 3901 S GILPIN ST CHERRY HILLS VILLAGE, CO 80113 1 BEAVER DAM LLC ONE HUNDRED HERITAGE RESERVE MENOMONEE FALLS, WI 53051 L RANSBURG, DAVID P. & ALEXANDRA L. 509 E HIGH POINT PEORIA, IL 61614 HIBOU COLORADO PROPERTIES LLC 2665 S BAYSHORE DR 1001 COCONUT GROVE, FL 33133 • WELSH, PATRICK J. & CAROL A. -JT 3 ESSEX RD SUMMIT, NJ 07901 1 WELSH, PATRICK J. & CAROL A. -JT 3 ESSEX RD SUMMIT, NJ 07901 1 JORDAN, JOHN W., II REVOCABLE TRUST 875 N MICHIGAN AVE #4020 CHICAGO, IL 60611 GARRICK, GEORGE 74 BARRY LN ATHERTON, CA 94027 1 YING, CHARLES 136 HOLLISTER AVE SANTA MONICA, CA 90405 a, k-l NORRIS, CHARLES H., JR PO BOX 112 BOSTON, MA 02117-0112 1 MAHER, JERARD F. & JOAN S. -JT 251 FOWLER RD FAR HILLS, NJ 07931 1 ENGLEMAN, JOHN S. & STEPHEN B. - HATHORN MARY M. C/O MARY M HATHORN 541 ELY RD ELY, VT 05045 1 CANNON, GEORGE R. 455 SHERMAN ST 468 DENVER, CO 80203 FIELD, LAWRENCE I. TRUSTEE 1500 NICHOLAS BLVD ELK GROVE VILLAGE, IL 60007 GODWIN, DONALD E. & CARMEN Q. 1201 ELM ST 1700 DALLAS, TX 75270 I NANETTE S. ELENBAAS LIVING TRUST - NANETTE S. ELENBAAS TRUSTEE 3328 OAKDALE HICKORY CORNERS, MI 49060 1 PHILLIPS, ROBERT G. & SHIRLEY J. - JT EL PASO ENERGY RESOURCES 4 GREENWAY PLAZA STE 666 HOUSTON, TX 77046 1 T & L PROPERTIES LLC 19 GINGER COVE RD VALLEY, NE 68064 1 0 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: May 10, 2004 SUBJECT: A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Resorts Development Company Planner: George Ruther 1. SUMMARY The applicant, Vail Resorts Development Company (VRDC), represented by Jay Peterson, has requested a meeting with the Planning & Environmental Commission to discuss pedestrian and vehicular traffic circulation in and around the proposed Lionshead Core Site Hotel. A traffic impact study has been prepared by the applicant for the redevelopment of the Core Site Hotel. A copy of the "Vail Resorts' Lionshead Redevelopment Traffic Impact Study" has been attached for reference. II. DESCRIPTION OF THE REQUEST The purpose of this meeting is to discuss the proposed pedestrian and vehicular traffic pattern and circulation of the Core Site Hotel and to better understand the traffic implications of the redevelopment project. The applicant has submitted a traffic impact study for review and consideration. Additionally, the staff has reviewed the Town of Vail Master Streetscape Plan and Lionshead Redevelopment Master Plan for recommendations for pedestrian and vehicular traffic circulation. The intended outcome of this meeting is for the Commission to have a greater understanding of the traffic implications associated with the Core Site Hotel redevelopment and to allow the Commission and public an opportunity to comment on the traffic planning issues. While the Commission will not be taking formal action on the development application at this time, the staff and the applicant are requesting that the Commission provides input and direction to the applicant on traffic planning issues. As agreed to during the review of the proposed next steps for the review of the redevelopment applications, the applicant and staff are attempting to gain agreement around the various issues associated with the project (ie, traffic, mass and bulk, streetscape, mitigation of development impacts) as we progress with the review of the development applications. III. BACKGROUND On April 12, 2004, the applicant appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present the design concepts behind the proposed design of the Lionshead Core Site Hotel project. Upon completion of the presentation, the Commission expressed their general support for the concepts behind the design and requested that staff and the applicant return to the Commission on April 26th with an outline of the next steps for the review of the Lionshead Core Site Hotel project development applications. On April 26, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present a detailed overview of the proposed plans for the redevelopment and to gain acceptance of an outline of next steps for the review of the project. Upon presentation of the proposed plans the and recommended outline, the Commission voted unanimously to accept the outlined next steps. IV. APPLICABLE PLANNING DOCUMENTS Town of Vail Transportation Master Plan Both the 1993 Transportation Master Plan and the 2002 Transportation Master Plan Update recommend providing turn lanes and pedestrian/bicycle improvements on the South Frontage Road in the vicinity of the Lionshead project development. Lionshead Redevelopment Master Plan Chapter 4, Master Plan Recommendations - Overall Study Area, of the Lionshead Redevelopment Master Plan, addresses issues that affect Lionshead as a whole( ie, traffic) These issues, and the recommendations to address them, should be considered in all planning and policy decisions as Lionshead redevelops. Section 4.6, Vehicular and Pedestrian Circulation, and Section 4.7, Loading and Delivery, of the Lionshead Redevelopment Master Plan, prescribe more specific recommendations for traffic and loading and delivery issues associated with development in Lionshead. Please refer to your copy of the Lionshead Redevelopment Master Plan for detailed information. V. DISCUSSION ISSUES 1. Traffic Study - Public Works' staff is currently working with the applicant on finalizing the study. This study is related to improvements to the roadway newtwork. 2 2. Lionshead Place cul-de-sac - The current proposal from the applicant on eliminating the cul-de-sac at the end of Lionshead Place is not acceptable to Public Works' staff. In the current proposal, to return to West Lionshead Circle from Lionshead Place a vehicle must continue to the front door of the proposed hotel and turn around in the porte cochere. A turn around on public right-of-way, which accommodates a variety of vehicles, at the end of Lionshead Place should be retained and separate from the hotel's porte cochere. In addition, with the loss of the cul-de-sac, the ability of existing neighbors to have a sense of entry is lost. 3. The development needs to accommodate a charter bus delivering guests to the site. With the current proposal, this would have to occur in the loading dock. 4. West Portal Mall width - The current proposal shows the width of the west portal to be 8 feet, from face of building to face of building. Since this dimension is from the face of building to face of building, the effective width is less than 8 feet due to the fact that you can't walk on the edge of the walk. The effective width of the west portal should be 8 feet minimum. 5. The sidewalk connection from the porte cochere to the ski yard currently is shown ending at a parking stall and terrace. This connection should be improved. AWK 6. The existing Gore Creek bike path connection from near the skier bridge to the east appears to now have to go through the main part of the mall. A connection should be provided outside of the main part of the mall to separate the bicyclists from the mall patrons. 7. The north/south walk along the west side of the project should be 10' in width all the way to the Gore Creek bike path. 8. Turning movements for fire in the mall - modifications will need to be made along to the perimeter of the core site to accommodate fire dept access (turning radii). Where are the fire department staging areas/turn arounds. The proposed porte cochere does not accommodate a fire truck turn around. 9. Loading/Delivery - The applicant is proposing to provide 8 loading bays in an underground structure below the hotel. The access to this area is off of Lionshead Place. This loading area provides loading/delivery access for the core site area and removes the conflicts with pedestrians/vehicles with the existing on street loading. 10. Pedestrian circulation from the east is lengthened, however improved. All the pedestrian areas are proposed to be heated and the ADA access to the ski yard is improved. The proposal also opens up a north/south pedestrian connection from the ski yard. 3 VI. STAFF RECOMMENDATION As this is not a final review, the Community Development Department will not be making a recommendation at this time. Staff is recommending, however, that the Commission listens to the presentation and identifies any comments or concerns that the Commission may have at this time. 4 E E IBAII/IBIRAUIN ASSOCIATES, IINC. PLANNING and COMMUNITY DEVELOPMENT MEMORANDUM TO: George Ruther FROM: Tom Braun CC: DATE: May 6, 2004 RE: LIONSHEAD CORE SITE/Follow-up from April 26`h PEC Meeting The following are answers to PEC questions raised at the April 26`h meeting. Questions responded to during the meeting have not been included in this summary. How can the community be kept abreast of the review process; items for discussion at upcoming meetings, etc. While not yet implemented, our plan is to work with staff on setting up an e-mail notification system to inform interested parties of upcoming meetings and agenda topics. 2. Why eight loading bays when the Front Door has 14? CW The Core Site development requires five bays as per town zoning requirements. The Lionshead Master Plan suggests one additional bay. A total of eight bays are proposed. This number is less than the Front Door because there are fewer potential "off-site"/public users of the Core Site loading than there are in Vail Village. This is because many buildings in Lionshead have vehicular access that does not impact the pedestrianized areas of the mall. 3. What is the thought behind the "hierarchy" of pedestrian corridors through the site, re: widths of corridors? This question will be covered during the May 24`h meeting when we focus on the building design and Lionshead Master Plan. 4. What is happening to skier drop off? The Lionshead projects proposed by VR do not directly affect skier drop off, as such current plans for the Core Site do not include drop off facilities. The town's recommended location for skier drop off is the North Day Lot and VR is working with the town on program elements to be included at that location. 5. What happens when Lionshead becomes an "attraction" When this occurs, it will mean we have all done our job. To ensure that "everything works", the PEC's review process will ensure that development impacts from VR projects are mitigated. Edwards Village Center, Suite C-209 Ph. - 970.926.7575 0105 Edwards Village Boulevard Fax - 970.926.7576 Post Office Box 2658 www.braunassociates.com Edwards, Colorado 81632 0 6. How will impacts on view corridors be assessed, what tools do we need to understand the building? We will be doing visual simulations from the adopted view corridor (near Bart and Yeti's) and from the top of the steps at the North Day Lot. This material will be presented on the 24`h of May. We will also have a massing/study model at this meeting. 0 0 A 70WNTHIS 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 May 24, 2004, at 2:00 PM in the Town of Vail Municipal Building, in consideration of: A request for final review of a variance from Section 12-61-1-8, Density Control, Vail Town Code, to allow for the conversion of an existing commercial unit to a residential dwelling unit, located at 500 South Frontage Road West, Unit B-111 (The Wren)/Unplatted, and setting forth details in regard thereto. Applicant: Michael D. Krohn Planner: Bill Gibson An appeal of an administrative interpretation of Section 12-15-3(A)(1)(d), Definition, Calculation, and Exclusions Gross Residential Floor Area, Vail Town Code, pursuant to Section 12-3-3(B), Administrative Action, Vail Town Code, determining that a proposed unenclosed area shall not be considered (GRFA) in the GRFA calculation for the Purchase Residence, located at 1310 Greenhill Court/Lot 17, Glen Lyon Subdivision, and setting forth details in regard thereto. Appealant: Barry E. Cunningham Planner: Matt Gennett A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 71-1-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Corporation Planner: George Ruther 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 project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Published May 07, 2004, in the Vail Daily. MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: May 24, 2004 SUBJECT: A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Resorts Development Company Planner: George Ruther & Russ Forrest 1. SUMMARY The applicant, Vail Resorts Development Company (VRDC), represented by Jay Peterson, has requested a meeting with the Planning & Environmental Commission to initiate a discussion on the bulk and mass on the proposed Core Site Hotel. Staff is working with Winston Associates to review the proposed project in relationship to the Lionshead Mixed Use 1 zone district development parameters and the Lionshead Redevelopment Master Plan. II. DESCRIPTION OF THE REQUEST The purpose of this meeting is to discuss the proposed bulk and mass of the Core Site Hotel and to better understand the overall design of the redevelopment project. The applicant has submitted detailed elevations for the Town's review and a model will be presented to the Planning and Environmental Commision May 24th meeting. Additionally, the staff has reviewed the Town of Vail Lionshead Redevelopment Master Plan for recommendations on design for the core site building. The intended outcome of this meeting is for the Commission to have a greater understanding of the bulk and mass implications associated with the Core Site Hotel redevelopment and to allow the Commission and public an opportunity to comment on the project's design as it relates to a major exterior alternation. While the Commission will not be taking formal action on the development application at this time, the staff and the applicant are requesting that the Commission provide their initial input and direction to the applicant on bulk and mass issues. As agreed to during the April 26th review of the "proposed next steps" for the review of the redevelopment applications, the applicant and staff are attempting to gain agreement around the various issues associated with the project (i.e., traffic, mass and bulk, streetscape, mitigation of fir development impacts) as we progress with the review of the development applications. III. BACKGROUND On April 12, 2004, the applicant appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present the design concepts behind the proposed design of the Lionshead Core Site Hotel project. Upon completion of the presentation, the Commission expressed their general support for the concepts behind the design and requested that staff and the applicant return to the Commission on April 26th with an outline of the next steps for the review of the Lionshead Core Site Hotel project development applications. On April 26, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present a detailed overview of the proposed plans for the redevelopment and to gain acceptance of an outline of next steps for the review of the project. Upon presentation of the proposed plans and the recommended next steps, the Commission voted unanimously to accept the outlined next steps. On May 10th, 2004 the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to discuss circulations issues. The PEC generally found the traffic study to be adequate. There was significant discussion regarding the overall circulation of traffic in Lionshead. The PEC asked that circulation and traffic impacts be compared to existing levels and to the anticipated maximum loads projected in the Lionshead Redevelopment Master Plan. The applicant is preparing to follow-up on the10 issues raised in the staff memorandum and from the Planning and Environmental Commission. IV. APPLICABLE PLANNING DOCUMENTS Lionshead Mixed Use I Zone District: Section 12-7H identifies the specific development parameters of the Lionshead Mixed Use 1 zone district. Specially section 12-7H-8 states how each proposal or application in the Lionshead Mixed Use Zone District must comply to the Lionshead Master Redevelopment Plan. This section states: It shall be the burden of the applicant to prove by a preponderance of the evidence before the planning and environmental commission and the design review board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead mixed use 1 district, that the proposal is consistent with applicable elements of the Lionshead redevelopment master plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. (Ord. 3(1999) § 1) 2 Lionshead Redevelopment Master Plan Attached are applicable elements of the Lionshead Redevelopment Master Plan for your review and consideration: Section 4.4: This section identifies specific view corridors that should be evaluated and adhered to in considering the bulk and mass of the Core Site Hotel. Section 5.8: Section 5.8 identifies specific recommendations for the Lionshead Core Site. This section includes build to lines, ground level retail expansion opportunities, and how the core site is a priority location for a resort hotel. This section provides specific recommendation for how the building relates to the site around it. Chapter 7 summarizes the design standards for Lionshead. Building height has been further refined in section 12-7H-11 of the zoning code: 12-7H-11: HEIGHT AND BULK: Buildings shall have a maximum average building height of seventy one feet (71) with a maximum height of 82.5 feet, as further defined by the Lionshead redevelopment master plan. All development shall comply with the design guidelines and standards found in the Lionshead redevelopment master plan. Flexibility with the standard, as incorporated in the Lionshead redevelopment master plan, shall be afforded to redevelopment projects which meet the intent of design guidelines, as reviewed and approved by the design review board. (Ord. 3(1999) § 1) Section 8.4 provides specific design guidelines for Lionshead. A critical element of this section is the perception of building mass from the pedestrian level. This section of the Lionsehead Redevelopment Master Plan provides specific guidelines for articulation of wall, variation in building materials, step backs from major pedestrian ways, and variation in ridge height. V. DISCUSSION ISSUES Staff is still evaluating the design of the building with the assistance of Winston and Associates and will provide a detailed analysis of bulk and mass at a future PEC hearing. However, at this time the following are critical issues to evaluate. Tools to analyze height. Staff would recommend that a model either physically or electronically be provided to evaluate the core site bulk and mass with adjacent properties both existing and based on what is possible 3 0 0 with future development. A model of this type was prepared for the original Lionshead Redevelopment Master Plan. The applicant has developed a model of the cores site with existing development around the site. 2. Height: Staff will evaluate the height to confirm compliance to the Town Code. The applicant has stated that the height is in compliance to the zoning code. 3. Organization of the Building Mass: Winston Associates is further evaluating this important detail. The general concept of separating the building mass into four separate building areas as proposed by Vail Resorts is consistent with the Lionshead Master Redevelopment Plan 4. North South Orientation: A major goal of the Lionshead Master Redevelopment Plan is to create or establish penetrations through the building mass to allow light and air into public areas and a visual connection to Vail Mountain. Vail Resorts has significantly improved their penetration through the center of the core site with the addition of the ice skating rink. 5. Relationship with Lionshead Center Building: Staff and Winston Associates questioned the lack of separation between the Lionshead Center Building and the Core Site Building. Should there be a way to circulate between the two building more readily. This is both a design and circulation issue. The existing design does maximize the number of people that would walk through the new retail area proposed by Vail Resorts. 6. Use of Towers: Staff and Winston Associates would like to further evaluate the location of towers on the site. Should there be a greater focal point at the east entrance into the Core Site Hotel. 7. Step backs: On page 8-38 of the Lionshead Redevelopment Master Plan there is a summary of step back requirements from the pedestrian ways. The applicant has proposed step back to the building. Staff will be verifying the compliance of these step back based on page 8-38 of the Lionshead Redevelopment Master Plan 8. Interrelationships with pedestrian corridors: The delineation of the right of way in Lionshead needs to be finalized. The width of the pubic right of way varies around the core site building. Staff is further analyzing this width both from a building code stand point and based on the goals of the pedestrian areas identified in the Lionshead Master Redevelopment Plan. The goal of the plan was to have 30-40 feet wide pedestrian area. In some areas this width is reduced to 21 feet. At this width very little ornamentation can occur in the pedestrian way. This is also where steps-back are critical along major pedestrian ways to provide a comfortable pedestrian setting. VI. STAFF RECOMMENDATION As this is not a final review, the Community Development Department will not be making a recommendation at this time. Staff is recommending, however, that the Commission listens to the presentation and identifies any comments or concerns that the Commission may have at this time. Staff will be further refining the 4 schedule of PEC meetings on the Core site to ensure that we obtain closure with the Board on all the critical issues related to the Vail Resorts Core Site. Attachment 1: Lionshead Redevelopment Master Plan excerpts relating to the Core Site F:\Users\cdev\PEC\MEMOS\04\Core Site Hotel 0524f.doc 5 PLANNING AND ENVIRONMENTAL COMMI ON PUBLIC MEETING Monday, May 24, 2004 NO LUNCH PROJECT ORIENTATION - Community Development Dept. PUBLIC WELCOME 12:45 pm MEMBERS PRESENT David Viele Anne Gunion Bill Jewitt Chas Bernhardt Doug Cahill George Lamb Rollie Kjesbo MEMBERS ABSENT Site Visits : 1. The Wren - 500 South Frontage Road West Driver: George NOTE: If the PEC hearing extends until 6:00 p.m., the Commission may break for dinner from 6:00 - 6:30 p.m. Public Hearing - Town Council Chambers 2:00 pm A request for final review of a variance from Section 12-61-1-8, Density Control, Vail Town Code, to allow for the conversion of an existing commercial unit to a residential dwelling unit, located at 500 South Frontage Road West, Unit B-111 (The Wren)/Unplatted, and setting forth details in regard thereto. Applicant: Michael D. Krohn Planner: Matt Gennett APPROVED WITH AN AMENDED CONDITION 1. That the applicant plants a minimum of three, 10' tall evergreen trees on the northeast comer of the property near the existing trash enclosure, irrigated with the existing system, to better screen the parking and trash enclosure from view prior to the issuance of a building permit for Unit B111. The final location shall be reviewed and approved by staff. MOTION: Kjesbo SECOND: Jewitt VOTE: 6-1 (Lamb Opposed) Matt Gennett made a representation per the staff memorandum dated May 24, 2004. Based upon the review of the application and the criteria as outlined in the staff memorandum, staff is recommending approval of the applicant's request. Staffs recommendation of approval carried with it one condition as outlined on page 8 of the staff memorandum. The applicant had nothing new to add to the presentation. There was no public comment. The Commissioners discussed the application and expressed a concern with the proposed condition as stated regarding required landscaping and compliance with 12-61-1-11 of the Vail Town Code. The Commissioners generally agreed that the proposal complies with the criteria as outlined in the staff memorandum. TOW *VA[L'* 2. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 71-1-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Corporation Planner: George Ruther TABLED TO JUNE 14, 2004 MOTION: Kjesbo SECOND: Viele VOTE: 7-0 Russ Forrest made a presentation per the staff memorandum dated May 24, 2004. As this is not a final review of a proposed application, staff is not making a recommendation at this time. Doug Cahill asked about the over all timeline, to which Russ Forrest responded that we are still on course. Tom Braun, of Braun Associates, gave a presentation on the overall design of the project. Geoff Wright, speaking on behalf of the Landmark Condominium Association questioned the east-west orientation of the building, the location of build to lines and the ability to maintain similar rights of access to build to lines, and lastly, questioned how emergency access to the west end of. Lionshead would be addressed. The Commissioners expressed concern with regard to building height and the arrangement of the building mass on the site. Suggestions for rearranging the bulk and mass was made to improve upon the scale and character of the building in context to the urban design Lionshead. Questions of pedestrian flow and circulation around all of Lionshead were raised. A fear of creating a black hole was expressed and suggestions for improving the pedestrian traffic flow were provided. The Commissioners requested information from staff regarding compliance with zoning regulations and master plans recommendations (ie, master plan recommendations, sun/shade analysis, pedestrian scale model, etc.). The Commissioners agreed that the buildings were nicely designed and well thought out but questioned the future build out scenario given this design. A recommendation for breaking down continuous ridgelines was suggested. 3. A request for a recommendation to the Vail Town Council for the establishment of Special Development District No. 38, Manor Vail Lodge, to allow for the redevelopment of the Manor Vail Lodge, and a request for a conditional use permit to allow for the construction of Type III Employee Housing Units, pursuant to Section 12-61-1-3, Vail Town Code, located at 595 Vail Valley Drive/Lots A, B, & C, Vail Village 7th Filing, and setting forth details in regard thereto. Applicant: Manor Vail, represented by Melick and Associates Planner: Warren Campbell TABLED TO JUNE 14, 2004 MOTION: Kjesbo SECOND: Viele VOTE: 7-0 4. A request for a variance from Section 12-21-14, Restrictions In Specific Zones On Excessive Slopes, Vail Town Code, to allow for the construction of driveways and surface parking in excess of 10% of the total site area, located at 2388 Garmisch Drive/Lot 9, Block G, Vail das Schone Filing 2, and setting forth details in regard thereto. Applicant: Snow Now, LLC Planner: Warren Campbell TABLED TO JUNE 14, 2004 MOTION: Kjesbo SECOND: Viele VOTE: 7-0 5. A request for a final review of a variance from Section 12-6D-7, Height, Vail Town Code, to allow APON for a new single family residence to exceed the allowable building height, located at 4916 Juniper Lane/Lot 4, Block 5, Bighorn Subdivision 5th Addition, and setting forth details in regard thereto. Applicant: Vail Viking Limited, represented by Fritzlen Pierce Architects Planner: Matt Gennett 2 WITHDRAWN E 6. An appeal of an administrative interpretation of Section 12-15-3(A)(1)(d), Definition, Calculation, and Exclusions Gross Residential Floor Area, Vail Town Code, pursuant to Section 12-3-3(B), Administrative Action, Vail Town Code, determining that a proposed unenclosed area shall not be considered (GRFA) in the GRFA calculation for the Purchase Residence, located at 1310 Greenhill Court/Lot 17, Glen Lyon Subdivision, and setting forth details in regard thereto. Appealant: Barry E. Cunningham Planner: Matt Gennett WITHDRAWN 7. Approval of minutes MOTION: Kjesbo SECOND: Lamb VOTE: 7-0 8. Information Update GRFA 9. Adjournment MOTION: Kjesbo SECOND: Jewitt 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. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published, May 21, 2004 in the Vail Daily. 3 June 13, 2004 TO: Dwight Henninger Chief of Police FROM: Bruce Ramm Security Design Concepts SUBJECT: Lionshead Core Area Redevelopment The following are my observations and recommendations based upon a review of the architectural plans for this redevelopment project. Parking Garage The parking garage contains numerous elevators and stairways including several locations for owner's storage and retail/hotel storage. An overall concern is security of persons and vehicles in a garage which is typically not under constant surveillance by users of the property. 1. Parking Restrictions Who can park in the garage? Will there be controlled access such as a cardreader? If there is controlled access, is there enough "stacking distance" on the garage ramps to keep cars from backing out into the street or the dock area? How will the police gain access if it is controlled electronically (ie. Knox Box keyswitch)? 2. Elevators Elevator lobbies and doors to these lobbies should be glass in order to provide surveillance into this space and also allow users entering this area to see into it before actually opening a door. Building codes allow glass walls for parking garage elevator lobbies. 3. Stairways All stairway doors should have a glass window, 10" x 10", as allowed by the building code. This will provide users of the stairway to see into the stairs before entering them. Provide convex mirrors inside the stairways for persons to see around the corner. 4. Lighting The parking and walking surface should have a minimum maintained 1.25 footcandles of light using a vandal resistant fixture (polycarbonate lenses). Stairways should have a minimum maintained two-footcandles of light using a vandal resistant fixture. Both parking garage walls/ceilings and stairway enclosures should be painted a light color to reflect the light. 5. North end/East side stairway There is a stairway that extends from the second level parking garage to the second level of the building (retail space). Doors are located along the stairway at all floors except the first floor parking garage. It is unclear the purpose of the stairway as there are no exit corridors or exterior doors directly associated with it. On the building's first floor, the stairway accesses directly into the nightclub space. The second floor it accesses a corridor behind retail uses. By appearances and function, it seems to be only an internal stairway and not meant for emergency exiting. This arrangement has some significant problems because it is basically a back stairway, taking people along a route that will probably be used infrequently and thus lacking in natural surveillance. It is also an excellent escape route for committing a crime in the garage. Why would the stairway directly access a nightclub space? Is this planned to be an entry location? Will there be any type of camera surveillance in the stairways? Are the stairways planned to be controlled by either locking them or having an access control system installed? What is the purpose of this stairway? 6. East side/South end stairway There is an emergency exit stairway which goes from the second level garage to the first level of the building and can be accessed off of the two garage levels. It terminates just outside the Childrens' Ski School on the first level of the building. This exterior door should be kept locked from the outside at all times, only allowing exiting out of the stairway. Additionally, do not install any handles on the exterior of the first floor door. Owner Storage Rooms On the second level of the parking garage are two rooms designated for Owner Storage. How will access to the rooms be controlled (key/access control system/security personnel)? What type of locking devices are on the individual storage units and also what is the type of material used to construct these units? Will the door to these storage rooms be under camera surveillance and record who enters this space? Residential Exit Stairway-First Floor On the South side, west end by the restaurant, is an exterior door to the stairway which goes from this level to the second and third floor residential spaces, then to the fourth floor pool area. It is an emergency exit and the first floor door should be kept locked at all times, only allowing exiting out of the stairway. Additionally, do not install any handles on the exterior of the first floor door. • s Residential/Mechanical Room Stairway-First Floor On the West side, south end at the hotel lobby driveway entrance, is an exterior door to two different stairways. One is from the first and second floor garage area, servicing the Mechanical Room on the first floor and employee areas on the second garage level. The other stairway, which meets this garage stairway, services the second and third floor residential units. There is an interior stairway door, at the first building floor level, which should be kept locked at all times from interior residential stairway. The exterior door to both of these stairways should be kept locked at all times, only allowing exiting out of the stairway. Additionally, do not install any handles on the exterior of the first floor door. Night Club Placing the night club, which is on the first floor of the building in the northeast corner, is going to create a fairly intense entertainment zone since directly across the walkway is an arcade. This location is going to be filled with pedestrians, both traveling from place to place and hanging around outside these establishments. Typically night clubs have their guests wait in a line outside the entrance. This is due to a crowding problem inside where the club has to wait until guests leave before admit more people. Crowd control could definitely be an issue outside the night club. Use of stanchions and ropes along with "trained" security personnel can usually kept the outside crowd from becoming a problem. This is a location where extra police patrol will be required. Lynne Campbell June 14 Planning vironmental Commission Meeting Page 1 From: "Wright, Geoff' <GWright@ Destination Hotels. com> To: <commdev@vailgov.com> Date: 06/11/2004 4:51:48 PM Subject: June 14 - Planning & Environmental Commission Meeting "Please see that the attached is provided to the Commission Members prior to their June 14 meeting... Dear Commission Members, I regret I am not available to attend your 6/12 meeting to continue to follow the discussion of Item #5 Lionshead Core Site Hotel. The Landmark Condominium Association continues to remain concerned about some issues regarding the proposed development of the site. 1. Is an Emergency/Fire Access going to be provided to west end of Lionshead from south end of West Lionshead Circle along the west side of the new Core site on the public lands of Tract C? If so, is it going to require any crossing on Landmark property? 2. Is the Northwest Corner of the new building of the Core Site on Town property? If so, is this land going to be sold to Vail Resorts? 3. The Landmark believes they should be entitled the same rights for their future development as whatever the North side of the Core Site Building is allowed to build to. 4. Is there adequate width at the mall level to provide Emergency/Fire Access past the Northwest Corner of the new Ice-skating facility without passing over on the Landmark's Property? I appreciate you remaining aware of our concerns. Thanks, Geoffrey Wright General Manager - Destination Resorts Vail www.destinationresortsvail.com c rw e • MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 28, 2004 SUBJECT: A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Resorts Development Company Planner: George Ruther 1. SUMMARY The applicant, Vail Resorts Development Company (VRDC), represented by Jay Peterson, has requested a meeting with the Planning & Environmental Commission to discuss how the Lionshead Core Site Hotel proposal compares to the zoning regulations prescribed for development within the Lionshead Mixed Use - 1 zone district and the plan recommendations and site design guidelines outlined in the Lionshead Redevelopment Master Plan. To this end, staff, in cooperation with Jeff Winston, Winston Associates, has prepared a written analysis summarizing the proposed project's compliance with the multitude of requirements and guidelines outlined in the Lionshead Redevelopment Master Plan and the Town's Zoning Regulations. A detailed checklist of the policy/guideline statements from the master plan has been provided by the applicant and staff to be used in the review of the project. II. DESCRIPTION OF THE REQUEST The purpose of this meeting is to discuss how the Lionshead Core Site Hotel proposal compares to the zoning regulations prescribed for development within the Lionshead Mixed Use - 1 zone district and the plan recommendations and site design guidelines outlined in the Lionshead Redevelopment Master Plan. The applicant has submitted a set of preliminary plans for review and consideration. Additionally, the staff has reviewed the the recommendations and design guidelines prescribed for development with the Lionshead Master Planned area. The intended outcome of this meeting is for the Commission to have a greater understanding of the master plan recommendations and guidelines affecting the Core Site Hotel redevelopment and to allow the 0 0 Commission and public an opportunity to comment on the land planning issues. While the Commission will not be taking formal action on the development application at this time, the staff and the applicant are requesting that the Commission provides input and direction to the applicant on the land planning issues. As agreed to during the review of the proposed next steps for the review of the redevelopment applications, the applicant and staff are attempting to gain agreement around the various issues associated with the project (ie, traffic, mass and bulk, streetscape, mitigation of development impacts) as we progress with the review of the development applications. For ease of understanding, the land planning issues for discussion are outlined in greater detail in Section V of this memorandum. 111. BACKGROUND On April 12, 2004, the applicant appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present the design concepts behind the proposed design of the Lionshead Core Site Hotel project. Upon completion of the presentation, the Commission expressed their general support for the concepts behind the design and requested that staff and the applicant return to the Commission on April 26th with an outline of the next steps for the review of the Lionshead Core Site Hotel project development applications. On April 26, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present a detailed overview of the proposed plans for the redevelopment and to gain j acceptance of an outline of next steps for the review of the project. Upon presentation of the proposed plans and the recommended outline, the Commission voted unanimously to accept the outlined next steps. On May 10, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present the proposed pedestrian and vehicle circulation plans for the project. Upon presentation of the proposed circulation plans, the Commission generally found the information provided in the traffic study to be adequate and supported the conclusions of the report. There was, however, significant discussion regarding the overall circulation of vehicular traffic in Lionshead. The Commission asked that the applicant provides compares the potential circulation and traffic impacts of the proposal to existing levels and to the anticipated maximum loads projected in the Lionshead Redevelopment Master Plan. The applicant is required to follow-up to the10 issues raised in the staff memorandum, dated May 10, and from the Planning and Environmental Commission. On May 24, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to discuss the proposed bulk and mass of the Core Site Hotel and to better understand the overall design of the redevelopment project. IV. APPLICABLE PLANNING DOCUMENTS Lionshead Redevelopment Master Plan 2 Chapter 2, Introduction 2.1 Purpose of the Master Plan (in part) "This master plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives in the Lionshead study area. Both public and private interests have recognized that Lionshead today lacks the economic vitality of Vail and fails to offer a world class resort experience. Lionshead's economic potential has been inhibited by a number of recurrent themes: • Lack of growth in accommodation units ("hot beds'); • Poor retail quality, • Deterioration of existing buildings, • Uninteresting and disconnected pedestrian environment; • Mediocre architectural character, and the • Absence of incentives for redevelopment. This master is a comprehensive guide for property owners proposing to undertake development or redevelopment of their properties and the municipal officials responsible for planning public improvements. The plan outlines the Town's objectives and goals for the enhancement of Lionshead and proposes recommendation, incentives, and requirements for redevelopment and new development." 2.2 Definition of a Master Plan In the development of the Lionshead Master Plan, the following definition has been used as the basis for this work: A master plan is a guide, a flexible framework for future action. It articulates a community's fundamental land use policies, principles, and goals in a broad and general way. It plans for the future physical development or redevelopment of an area of the community, including its functional and circulation systems and its public facilities. The land use policies in a master plan are generally implemented through zoning ordinances. Existing zoning and land use codes may be modified and new provisions enacted in order to conform to the master plan and carry out the plan's objectives. A master plan does not convey approval for particular development proposals or concepts, nor can it be implemented in a short time frame. After adoption of the Lionshead Master Plan, every development proposal will have to go through the applicable development review and approval process, with its attendant public notices and public hearings. A proposal's adherence to the n n policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. 2.3 Policy Objectives The Town Council adopted six policy objectives on November 4, 1996 to outline the important issues to be addressed in the master plan and to provide a policy framework for the master planning process. 2.3.1 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded Awl* and additional activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ("live beds" or "warm beds") through new lodging products. 2.3.4 Improved Access and Circulation The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2.3.5 Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents. 4 2.3.5 Creative Financing for Enhanced Private Profits and Public Revenues Financially creative and fiscally realistic strategies must be identified so that adequate capital may be raised from all possible sources to fund desired private and public improvements. Chapter 4, Master Plan Recommendations - Overall Study Area This section of the master plan addresses issues that affect Lionshead as a whole. These issues, and recommendations to address them, should be considered in all planning and policy decisions as Lionshead develops. 4.1 Underlying Physical Framework of Lionshead The Lionshead resort area (that portion of the study area north of Gore Creek) is a mixed-use urban environment with several discernible land-use sub-areas, or "hubs" (see Map N). Although the hubs overlap somewhat, there is no consistent and comprehensive pedestrian connection between them. The primary goal of the master plan is to create a visually interesting and functionally efficient pedestrian environment that connects the hubs to create a cohesive and memorable resort environment. 4.1.1 Lionshead Master Plan Concept Two primary pedestrian streets form the backbone of Lionshead's physical plan: an east-west corridor connecting Dobson Ice Arena with the west end of Lionshead and a north-south corridor connecting the proposed north day lot transportation center with the ski yard. The circulation system and new retail and lodging components will follow the underlying pattern set by these corridors (see Map T) and the entry portals associated with them. 4.1.3 Resort Retail and Commercial Hub This area, also known as the Lionshead pedestrian core, is the heart of Lionshead and the epicenter of pedestrian and retail activity. A mixed-use environment, this area is comprised of retail shops, skier services, offices, residential units, and restaurants, but it has no coherent identity. More people access the mountain from here than from Vail village, yet the area experiences low retail sales and weak evening activity. Non-retail businesses in what should be a high volume retail environment further erode its retail potential. 5 0 0 The priority for this area is to reinforce and enhance the identity of a premier destination resort. This requires higher quality retail activity, an active pedestrian environment, greater diversity of public spaces, and a focus on lodgings that reinforce activity. All planning and design decisions should further this goal. A priority need identified by the master plan is a high quality resort hotel in the Lionshead core to provide the dynamic infusion of people that will support a vibrant retail district. A corollary need is a more identifiable pedestrian portal into the Lionshead core from the west; the absence of a well designed gateway from this side is a significant obstacle to the capture of the west Lionshead bed base by core area retailers. 4.3 Connections to the Natural Environment One of the outstanding characteristics of Vail Village is its spectacular visual connection to Vail Mountain, particularly the protected view corridors up Bridge Street from the village parking structure and toward the Gore Range from East Meadow Drive. Over the years the village has also strengthened its physical connections to the natural environment by improving creekside parks and trails and by integrating landscape into the built environment at every opportunity. Lionshead has no similarly strong connection to the natural environment even though it is situated even closer to the base of the mountain. To remedy this critical deficiency, the following recommendations are made: 4.3.1 Visual Connections As development and redevelopment occur in Lionshead, it will be vital to protect visual connections to the ski mountain. These visual relationships strengthen the identity of Lionshead as an alpine resort and provide a visual reference that helps Lionshead visitors to find their way through the core. Visual connections to the natural environment should be established utilizing the following techniques: 4.3.1.1 View Corridors Creating and establishing view corridors is an effective way to link the urban core of Lionshead visually to the natural environment of Gore Creek and the mountain. The master plan is recommending the creation of several dedicated public view corridors. In addition, all private development 6 and redevelopment should endeavor to create visual connections from and through their properties. View corridors do not have to be expansive to be effective. In many cases, a slender but well targeted view corridor can be just as effective as a broad view. Nor do visual connections have to be continuous; they can reoccur, providing intermittent views from different angles. 4.3.1.2 North-South Orientation of Buildings The predominant east-west orientation of buildings in Lionshead acts as a visual and physical barrier, interrupting the connection to the natural environment. It should be a priority in future development and redevelopment to orient vertical building masses along a north-south axis whenever possible. This will help to accomplish the following objectives: a. Sun Access During the winter months, the sun is low in the southern sky, providing the greatest solar exposure to the south faces of buildings and to streets and spaces open to the south. A north-south orientation of building masses will increase the amount of sun reaching the Lionshead pedestrian core and the buildings to the north. b. Views from New Buildings In double loaded buildings oriented on an east-west axis, units on the south side of the building get great views of the mountain, but units on the north side do not. Orienting the building mass on a north-south line creates angled southern views for both sides of the building, and units on both sides will get direct sun sometime during the day. c. Views from Existing Buildings Public input throughout the master planning process indicated that existing property owners in Lionshead are concerned that new development will block their private views to the mountain. By orienting new buildings on a north-south axis, the potential visual impact on existing buildings is reduced. d. Creation of Streets A strong view corridor in the Vail Village is Bridge Street. The orientation of the street toward the mountain provides a constant sense of direction and draws people to the destination at the top of the street. Likewise, the proposed north-south orientation of buildings in Lionshead will help to create streets oriented to the views, something that is almost completely lacking today. 7 4.4 Public View Corridors On May 20, 1997, recognizing the importance of visual connections, the Vail Town Council approved the use of the existing Town of Vail view corridor ordinance to designate the first protected public view corridors in Lionshead. In order to qualify for protection under the Town's ordinance, a view corridor must meet the following criteria: a. Is the view critical to the identity, civic pride, and sense of place of Lionshead? A nice view is not sufficient. b. Is the view seen from a widely used, publicly accessible viewpoint. Views from private property cannot be recognized or protected by this ordinance. c. Is the view threatened? Is there a possibility that development on nearby property would block the view? It is critical to note that the following recommended public view corridors will create a development constraint that will work with all other applicable development and regulatory guidelines and standards. The suggested location and outline of any view corridor is not intended to create a "build-to" line for a vertical architectural edge that would not be allowed under other applicable guidelines and standards. According to these criteria and following an intensive public input process, protection of the following public view corridors is recommended (see Map O): 4.4.1 Public View Corridors Protected under the Town of Vail View Corridor Ordinance It is proposed that two legally protected view corridors be established according to existing Town of Vail code: 4.4.2 Public View Corridors Where Redevelopment of the Viewpoint or the Foreground is Likely : It is proposed that the following three views be established as critical design parameters, but not as benchmarked and surveyed corridors. The extent to which an applicant for redevelopment creates or maintains these views will be a consideration for approval or disapproval by the reviewing board. Prior to approval of a redevelopment application by the Town Council the new view corridor should be surveyed and formally adopted in accordance with existing Town code. 8 4.4.2.2 View Corridor Four This view, seen from the southeast corner of the north day lot, looks south over the Vail Associates core site toward the ski slopes (see figure 4-4). In designating this view, the intent is to ensure that future development on the Vail Associates core site retains an upper-level visual connection to the mountain and the gondola lift line. Protection of this view corridor ensures that visitors will be able to see the Gore Creek corridor and the mountain when they arrive at the new transit center, much as one sees Pepi's Face from the bottom of Bridge Street. 4.4.2.3 View Corridor Five The intent of this view (see figure 4-5) is to provide both a visual and physical pedestrian connection through the Vail Associates core site to the ski yard. As seen from the main Lionshead plaza, this view will be framed by the architecture of the retail environment, not a panorama of the ski mountain. 4.6 Vehicular and Pedestrian Circulation 4.6.4 Visual Improvements It is essential that improvements for better traffic flow be accompanied with aesthetic improvements in order to break up the perceived width of the improved roadway and to give a stronger image to this north edge of Lionshead (see figure 6-5). Improvements could include landscaped medians and a consistent landscape treatment between the South Frontage Road and the eastbound lane of 1-70. Fragile understory plantings should be avoided in favor of street trees and hardy ground covers that can survive winter snowplowing activities. This corridor should also include new directional signage, described in section 4.10.1.1 4.6.4.1 East Intersection of W. Lionshead Circle and S. Frontage Road This intersection will experience the greatest increase in traffic volume due to the projected increase in lodging units and the proposed north day lot transit center. Mitigation measures may be required, as outlined in the traffic study (see appendix A). 9 4.6.4.2 Intersection of Lionshead Place and West Lionshead Circle Due to the projected volume of lodging traffic that will be accessing Lionshead Place (Monteneros, Antlers, Lionsquare Lodge, and the Vail Associates core site), it is recommended that this intersection be realigned so the primary through-traffic axis is north-south (see figure 4-10). West Lionshead Circle would form a T-intersection at the northeast corner of the Marriott. In addition to facilitating traffic flow, this realignment will create a much safer, logical pedestrian crossing from West Lionshead Circle into the Lionshead pedestrian core. 4.6.4.3 Pedestrian Sidewalks and Crossings A series of primary and secondary pedestrian walks should be created connecting the West Lionshead area with the Lionshead core, the frontage road, and the ski yard. These walks and crosswalks are identified on Map Q and Map T. 4.6.4.4 Visual Improvements As the road systems and adjacent lodging properties in aw, west Lionshead are upgraded it is critical that a consistent visual character be developed through the design of new pedestrian walkways, landscaping, retaining walls, lighting, and site furnishings. For further information on these systems, see chapter six, Site Design Guidelines. 4.7 Loading and Delivery 4.7.1 Properties with Direct Service Access As a general rule, properties that can provide for their own service and delivery needs should comply with the following guidelines: a. Loading and delivery facilities should be located deep enough into the property that the estimated peak volume of service vehicles does not back up into or block the access road or pedestrian areas. b. Service drives and loading docks must be screened with landscaping, fencing, retaining walls or other appropriate design techniques. c. All reasonable measures shall be taken to prevent noise and exhaust impacts on adjacent properties. d. In no case shall a property utilize the public roadway or pedestrian area to stage service and delivery vehicles. 10 n 0 4.7.3 Potential Sites for Centralized Service and Delivery Facilities The potential facilities described below would be designed to provide unloading and staging space for deliveries into the Lionshead core. Transport from the delivery truck to the retail destination will most likely be made by hand trucks, although the use of small golf cart-like delivery vehicles could be considered. The goods delivery system should be as quick and efficient as possible and should not cause noise, pollution, or congestion in the pedestrian core. 4.7.3.4 Vail Associates Core Site As the single largest service traffic generator in Lionshead, the Vail Associates core site redevelopment will provide for its own service and delivery needs. In addition, the preliminary plans presented to the Vail Town Council by Vail Associates during the master planning process indicated that one additional public use loading dock could be designed into the project. 4.8 Parking Parking is a critical component in a mixed-use resort environment such as Lionshead, and any efforts to enhance this component should adhere to the following goals and guidelines: a. Parking must be sufficient to meet demand. Correctly assessing parking demand in an environment such as Lionshead is difficult but extremely important. Overestimating parking demand can be as damaging as underestimating demand due to the extreme expense of parking space (especially if structured) in a real estate environment such as the Vail Valley. Likewise, parking is a large consumer of ground and should be designed to occupy as little real estate as possible. In tight margin developments such as mid-range hotels and locals/employee housing, the expense of parking can be the deciding factor as to the economic viability of the project. Due to these attributes of parking, it is important that true demand, or desired demand, be distinguished from actual usage. For example, the "free after three" program currently in place for the Town of Vail parking structures has undoubtedly increased the usage of these structures during the evening hours (the Lionshead structure filled in the evening for the first time in 1998). However, there has not been a corresponding increase in sales tax revenue, which was the original intent of "free after three". (Note- concrete studies regarding the utilization of the 11 0 "free after three" program have not been conducted and it is strongly recommended that this occur if the program is to continue). It is hypothesized that a significant portion of people utilizing the free parking program are in fact employees or people that would have used transit or other means of access if the parking were not as readily available. In other words, parking usage often will rise to fill the available space, but the profile of the user may not be who the parking was intended for. To be concise, the parking supply in Lionshead and the Town of Vail needs to not only meet the demand, it needs to meet the desired demand and should be structured or programmed in such as way to do so. Parking is important, but too expensive and land consuming to be provided without solid reasoning. d. Parking should be visually inconspicuous. Parking should be structured below ground whenever possible. Surface parking areas should be heavily screened with landscaping, berms, and walls. Expanses of asphalt should be interrupted with islands of landscaping or replaced with pedestrian quality paving materials. Surface parking areas should be avoided in or near the retail pedestrian core area. Although structured parking may be more desirable visually, it must be properly designed so as not to detract from the guest's arrival experience. 4.8.2 Residential Properties As a policy, all residential properties should provide their own parking within their property according to existing Town of Vail regulations and the parameters described above. 4.9 Housing Recent community surveys and grass-roots planning efforts such as Vail Tomorrow have identified the lack of locals housing as the most critical issue facing the Vail community. Early in the Lionshead master planning process, west Lionshead was identified as an opportunity area to implement some of the community's housing goals, particularly relating to employee housing. These opportunities and associated issues are outlined below. 4.9.1 No Net Loss of Employee Housing Ground rule number five of the master plan states that there shall be no net loss of employee housing in Lionshead as redevelopment occurs. 4.9.3 Policy Based Housing Opportunities 12 E E The first means of implementing housing goals in Lionshead is through policy based requirements such as the employee generation ordinance currently being pursued by the Vail Town Council. As required by a future ordinance, all development and redevelopment projects, as a prerequisite to project approval, should provide housing for employees generated and to the extent possible this housing should be located in the Lionshead area. 4.10 Gateways, Landmarks, and Portals The lack of spatial hierarchy or organizational clarity is a fundamental problem in the Lionshead pedestrian and vehicular network today. This section discusses the need to create a series of gateways, portals, landmarks and useful public spaces that will increase and enhance the character and identity of the pedestrian environment. 4. 10.1 Gateways and Portals Gateways and portals are elements that signify important points of entry and transition and serve to reinforce the identity and functionality of both. They are announcements of direction and relative importance. Gateways can be created using building forms, landscaping, paving patterns, or signage. Portals and gateways are discussed in the architectural design guidelines (see chapter 8). The creation of gateways and portals is encouraged as a basic component of redevelopment, especially in transition areas between different domains, or public, semi-public, and private areas. A change in the hierarchy of the surrounding environment should be announced and well delineated. There are several critical locations where gateway and portals need to occur (see Map R). 4.10.1.2 Pedestrian Portals/ Gateways Four primary pedestrian portals are critical to establishing the character and identity of Lionshead (see Map T): 1) the pedestrian entry on the west end of the parking structure; 2) the top of the grade transition from the north day lot into the retail mall; 3) the intersection of West Lionshead Circle and Lionshead Place at the western end of the retail mall; and 4) the transition between the ski yard and the retail mall. 4.10.2 Landmarks 13 C~ J A landmark is a significant architectural element that all the visitors to Lionshead can identify and remember. Landmarks signify important points of entry, turning points and critical intersections in the pedestrian network, as well as destinations and visual reference points. The single landmark in Lionshead today is the Gondola clock tower, which will be replaced with the Vail Associates core site redevelopment. Appropriate locations for new landmarks in Lionshead are the east pedestrian portal, the central retail mall adjacent to the main pedestrian plaza, and the west pedestrian portal adjacent to the intersection of West Lionshead Circle and Lionshead Place. In addition, the potential civic center complex at the east end of the parking structure should function as a significant architectural landmark for the east end of Lionshead. 4.11 Public Art Through the Art in Public Places board, the Town of Vail has long recognized the importance of public art in pedestrian environments. Future development and redevelopment projects in Lionshead, especially projects impacting the retail mall and primary pedestrian environments, should seek to incorporate public art according to the Town of Vail Art in Public Places Master Plan (not adopted as of the writing of this document). Pedestrian circulation systems, portals and gateways, landmarks, pedestrian plazas and architecture all present opportunities to incorporate public art. Chapter 5, Detailed Plan Recommendations This section of the Lionshead Master plan examines individual parcels and groups of parcels within the Lionshead study area, excluding the residential properties on the south side of Gore Creek. The intent of this chapter - and the Master plan as a whole - is to identify important functional relationships and visual objectives within the district and to propose a framework for the long-term redevelopment of Lionshead. The document does not intend to limit or eliminate ideas relating to specific parcels; any proposals consistent with this framework should be considered even if they are not anticipated in this document. The parcels addressed here are organized generally from east to west, starting with the civic hub on the eastern end of the parking structure. 5.8 Lionshead Retail Core The Lionshead retail core (see figure 5-8) is comprised of the Vail Associates core site, the surrounding pedestrian mall environment, and the retail faces of adjacent buildings. This central area is the heart and soul of Lionshead and constitutes the most critical area for public and private improvements. The Vail Associates core site represents the most likely near-term 14 redevelopment project, but it is essential that the Town of Vail take all available steps to encourage and facilitate other efforts to enhance and redevelop the retail core. Specific recommendations are as follows: 5.8.1 Build-To Lines A significant problem in the retail mall today is the excessive distance between opposing retail faces, which causes pedestrians to interact with only one side of the street. To remedy this, build-to lines are recommended (see Map S) to create a continuous, well-defined retail experience in which all ground floor spaces directly address the pedestrian street. Of special note, the corridor defined by the build-to lines between the existing Landmark retail and Sunbird Lodge is centered on Tract C. In other words, the build-to lines in this east-west corridor will impact both the Vail Associates property and the Landmark Retail property equally. 5.8.2 Ground Level Retail Expansion Opportunities Ground floor retail expansion should be encouraged on existing structures that do not currently extend to their designated build-to lines and are not likely to be completely redeveloped. The most significant places for ground floor retail expansion are the east face of the Vail 21 building and the south and west faces of the Lionshead Arcade building. 5.8.3 Pedestrian Connections Through the Core Site There is a critical north-south pedestrian connection between the ski yard and the proposed transit center on the north day lot. This connection will require at least one north-south penetration through the Vail Associates core site, and there is an opportunity to create a second one, as shown in figure 5-9. The east-west pedestrian corridor originating at the east Lionshead pedestrian portal should also be extended into the Vail Associates core site, connecting with the north-south corridors. These connections should be part of the "primary retail mall" (see site design guidelines, chapter 6) to reinforce the village character of the core. It is not necessary that flanking architectural forms be completely separated in order to define pedestrian corridors. Instead, opportunities to create significant architectural portals are encouraged to highlight the transition from one public space into another. It is not necessary that flanking architectural forms be completely separated in order to define pedestrian corridors. Instead, opportunities to create significant 15 architectural portals are encouraged to highlight the transition from one public space into another. 5.8.3 Hierarchy of Pedestrian Space The Lionshead retail core is composed of a hierarchy of primary and secondary pedestrian corridors and spaces (see site design guidelines, chapter 6), shown in figure 5-9. While both are important to the total retail environment, the primary should read as the dominant pedestrian flow pattern. Transitions between these different domains should be well defined. 5.8.5 Retail Space Allocation A primary goal of the Lionshead Master plan is to increase both the amount and the quality of retail space in the pedestrian core. The sunny south-facing sides of buildings (for example, at the Lifthouse Lodge and the creek side of the VA core site) are ideal for restaurants. The shadier north-facing sides are more appropriate for retail uses that do not benefit as much from a direct relationship with the outdoors. Use of ground floor commercial space for offices is not recommended on the primary pedestrian mall; these businesses should be located instead on the second story or outside the main pedestrian corridor. 5.8.6 Plazas and Nodes Dynamic pedestrian plazas and nodes are encouraged at each significant intersection in the retail core. Successful plazas are those that have good sun exposure, that are located on primary pedestrian corridors, and that are properly proportioned to encourage seating, eating, gathering and events. Successful nodes are concentrations of activities, landmarks and spaces where people want to congregate. Focal elements such as fountains, landscaping, and public art help to give each node a unique identify and serve as visual reference points. A fundamental objective of the master plan is to introduce these qualities in the Lionshead core. The central Lionshead public plaza, for example (shown in figure 5-10), presents an opportunity to create a vibrant center of activity surrounded by active retail and restaurant spaces and animated with an ice rink. The development of a small infill building at the north edge of the plaza is recommended to define the space and introduce additional retail opportunities. The building could incorporate an underground service and delivery corridor to the north day 16 0 0 lot transportation center. A food and beverage operation qw~ on a rooftop deck over this structure could provide a unique vantage point marking the new north Lionshead pedestrian portal and opening views into the central Lionshead plaza and up to the mountain. Because the Lionshead pedestrian mall is also an emergency vehicle access corridor, its proportions and the design of the elements within it must accommodate the turning movements and clearance requirements of fire trucks and other large vehicles. 5.8.7 The Core Site as a Priority Location for a Resort Hotel The Vail Associates core site has been identified as a priority location for a high-end resort hotel. Although the hotel would be a private development, the Town of Vail should take all reasonable measures to encourage and facilitate this goal. The benefits of a hotel in the Lionshead core, discussed throughout this document, include a significant increase in the Lionshead "live" bed base, an increase in the number of visitors in the retail core, and a stronger identity as a resort destination. 5.8.8 Pedestrian/ Retail Connection to West Lionshead Circle The most important missing link in the Lionshead retail mall is a direct connection between the east end of the Montaneros condominiums and the intersection of West Lionshead Circle and Lionshead Place. This connection would connect the Lionshead mall to West Lionshead Circle and would remove the awkward grade transition at Concert Hall Plaza. Figure 5-11 suggests that, at the least, a connection could occur between the north side of the Montaneros and the south side of a redeveloped Concert Hall Plaza. The optimum solution would entail the redevelopment of Montaneros, enabling a direct connection with retail frontage on both sides (see figure 5- 12). 5.11 Ski Yard Improvements recommended for the Lionshead ski yard are as follows: 5.11.1 Relationship to the Lionshead Pedestrian Mall There is a significant grade change between the ski yard and the retail mall. As suggested in figure 5-15, a better grade transition could be designed at the north edge of the 17 0 ski yard to make it a more usable public space and to articulate a strong linkage between the urban environment of the retail mall and the open environment of the ski yard. 5.11.2 Skier Bridge The existing skier bridge is a landmark but needs to be replaced. The new bridge should be visually compatible with the desired character of Lionshead and wide enough to separate skiers and pedestrians. 5.11.3 Connections As depicted in figure 5-15, pedestrian path connections should be provided from the north end of ski yard and the gondola terminal to the Gore Creek recreation path, the skier bridge, and the southeast corner of the Lion Square Lodge (location of the KB Ranch Restaurant). 5.11.4 Screening and Landscaping Lion Square Lodge should be involved in planning enhancements in the ski yard. Landscaping is desirable to screen the building at the west edge of the yard, but in the central area would conflict with skier operations and the yard's potential to function as a village green for community gathering and summer recreation. 5.12 Lion Square Lodge The Lion Square Lodge, located at the end of Lionshead Place, occupies two parcels. The main parcel (phases 1, 2, and 3) borders the ski yard and the Gore Creek recreation path. The north parcel (phase 4) is located north of the Lionshead Place cul- de-sac. Several issues arise because of this split configuration. 5.12.1 Traffic Concerns The primary concern of the Lion Square Lodge property owners is the existing and potential volume of traffic (both lodging vehicles and delivery vehicles) that accesses the Vail Associates core site. The current access into the core site passes between Lion Square's main and north properties, resulting in an unsafe and poorly defined connection between the buildings. When the Vail Associates core site is redeveloped, the mitigation of lodging and service vehicle impacts on the Lion Square Lodge will be essential. Service vehicles should not be allowed to stage outside of the core site or to cause visual, audible, or air pollution impacts. 18 5.12.2 Ski Yard Pedestrian Access The pedestrian path around the north end of the Lion Square Lodge should be upgraded to provide an attractive and safe pedestrian connection from Lionshead Place into the ski yard. Because the path is close to the residential units in the northern end of the Lion Square building, landscaping and other screening methods will be needed. It is not recommended that this pedestrian access be emphasized, but only that it be of better quality. The west Lionshead pedestrian portal is more important as the western point of entry into the core area. ' Chapter 6, Site Design Guidelines Chapters four and five identified important public spaces and pedestrian corridors that together define the underlying structure of Lionshead and form essential connections between the district's primary destinations. This chapter on site design guidelines describes the detailed elements that lend character and quality to the overall fabric of public spaces. The master plan envisions a hierarchy of pedestrian spaces and, as outlined in this chapter, demands increasing attention to detailing in areas where public use will be more intense. Any projects or situations that do not fall within the framework described below shall conform to the existing Town of Vail regulations. 6.1 Primary Pedestrian Mall The primary pedestrian mall is a heavily utilized pedestrian street or corridor characterized by ground level retail frontage on both sides. In Lionshead today, the pedestrian/ retail core area meets this definition. Areas within the primary mall (see Map P) shall conform to the Architectural Design Guidelines regarding building setbacks and build-to lines on a primary retail/ pedestrian street. 6.1.1 Spatial Proportions The appropriate dimensions of pedestrian nodes, plazas and corridors will vary depending upon the intended function and character of the space, the proportions of buildings at the edge, and exposure to views and sun. On double-sided retail streets, it is generally desirable that pedestrians are able to see storefronts on both sides of the street. 6.1.2 Pedestrian Surfaces Pavement in the primary pedestrian mall should be snowmelted. Consistency in paving materials is recommended, but variations in paving patterns are 19 encouraged to define spaces, transitions, and predominant traffic flow patterns. Refer to the Vail Streetscape Master Plan for recommended materials and design. 6.1.3 Site Furnishings Site furnishings such as benches, seat walls, trash receptacles and bicycle racks are essential to increase the level of activity in the primary pedestrian mall. Seating areas should be located where there are interesting view relationships with adjacent activities, people passing by, or special scenery. Seating should be concentrated at the edges of activity areas, slightly set back from the flow of pedestrian traffic. North facing walls and consistently shady areas are generally less desirable than sunny places for seating, although it is important to give people places to sit in the shade if they desire. The design and appearance of site furnishings should be consistent throughout the primary pedestrian environment. 6.1.4 Lighting Site lighting is encouraged in the primary pedestrian environment to make evening use safe and comfortable. Lighting must be shielded so as not to create a nuisance for upper level residential units. Where possible, site lighting should be incorporated into the adjacent architecture that defines the space. Variation in the light level to create pools of light is encouraged. Accent lighting (such as bollards, uplights, and tree-mounted lights) is encouraged at seating areas, grade transition areas, and other focal points. The design of fixtures and the color of light they emit (lamp type) should be consistent throughout the pedestrian environment. Fixtures should avoid cold or blue light; warmer or yellow light, such as from incandescent lamps, is preferred. The standard village fixture specified in the Streetscape Master Plan is recommended. 6.1.5 Signage Creativity is encouraged in individual retail business signage. Ordinary stock or prefabricated signage should be avoided in favor of custom designed and fabricated artisan signage. Consistent directional and identity signage installed by the Town of Vail is recommended at all intersections, portals and gateways in the retail environment and at all pedestrian points of entry to the core. Pedestrian directional signage should be attractive and understated, visually accessible and clear. 20 0 6.1.6 Landscaping Because the primary pedestrian/ retail mall is a more urban environment, landscaping will be less intensive than in more open pedestrian areas. Landscape areas should be used to provide accent, shade, and spatial definition around activity areas, decks, and the edges of plazas. Transparent landscape materials such as aspens and other deciduous trees are preferred. Dense screening trees such as spruce should be used only in accent situations; landscape screening should not be necessary in a cohesive, well designed retail environment. Great care must be taken not to create barriers between the pedestrian flow and the retail storefronts. Landscaping also can be used to create niches and quite areas out of the main flow of pedestrian traffic, as well as to focus views and provide focal points. To the extent possible, development and redevelopment projects should endeavor to relocate existing trees on site that otherwise would be cut down. 6.1.7 Artwork An objective of the community is to enhance the beauty of our environment by incorporating quality visual art in highly accessible and visible places, both privately and publicly owned, for the enjoyment of residents and guests. The master plan encourages art installations as permanent elements integral to the design of exterior spaces, architectural components, site furnishings, and paving. Artistic site furnishings and accessories could include, but are not limited to, benches, railings, bike racks, ski racks, signage, trash receptacles, lighting and utilities. Art is particularly effective in activity areas, at entrances, at the intersections of pedestrian corridors, and where views terminate. Art that is interesting and specific to the regional context of the valley is encouraged. Interactive artwork that can be enjoyed by both children and adults, such as found in the Boulder pedestrian retail mall, is highly encouraged. Artwork accessible to the public must be constructed of durable materials and be easy to maintain. The Design Review Board reviews artwork that is integral to structures or is displayed on private property. The Art in Public Places Board reviews proposals for art installations on public rights-of-way. Refer to the Vail Art in Public Places program Policies and Guidelines and the Vail Art Master Plan for further information. 21 6.1.8 Diversification of Activity in the Public Right-of-Way It is a fundamental goal of the master plan to intensify the level of activity in Lionshead's primary pedestrian mall area. Activities such as outdoor eating, childrens' play, and special event merchandising are encouraged to diversify the opportunities for recreation and enjoyment in the mall. Proposals by private businesses to use the public right-of-way for these activities are reviewed by the Town's Planning and Environmental Commission and Design Review Board. 6.2 Secondary Pedestrian Mall The secondary pedestrian mall area, like the primary, occurs adjacent to ground floor retail frontage. Unlike the primary mall, however, these areas are not located where pedestrian flow is most intense; they tend instead to be alcoves and smaller, more intimate spaces slightly removed from the primary pedestrian environment. 6.2.1 Pedestrian Surfaces Snowmelting is optional in secondary areas; the choice depends upon the anticipated intensity of use and the area's solar exposure. A higher degree of flexibility in the choice of paving type, color and design is permitted to allow these more intimate areas to develop their own unique character and sense of place. Creativity is encouraged, but quality of materials is as essential here as it is in the primary mall. 6.2.2 Site Furnishings Site furnishings such as benches, seat walls, trash receptacles and bicycle racks are as important in secondary areas as they are in the primary pedestrian mall. Furnishings can be placed wherever warranted by exposure to views and sun and where they will not obstruct pedestrian traffic or emergency access. North facing walls and consistently shady areas should generally be avoided as seating areas. Greater flexibility in design and appearance of site furnishings is permitted in secondary mall areas. 6.2.3 Lighting The lighting of a secondary pedestrian mall area should conform to the same guidelines that apply to the primary pedestrian mall. 22 6.2.4 Signage The signage in a secondary pedestrian mall area should conform to the same guidelines that apply to the primary pedestrian mall. 6.2.5 Landscaping In the secondary pedestrian mall areas, there is a greater opportunity for landscaping and for more intricate planting composition. Otherwise, the same guidelines outlined for the primary mall area also apply in secondary areas. 6.3 Primary Pedestrian Walk A primary pedestrian walk is a heavily utilized, linear pedestrian corridor, most often associated with a street edge (see figure 6-2). Outside the pedestrian/ retail core, the overall east-west pedestrian connection between Dobson Ice Arena and west Lionshead falls into this category. 6.3.1 Pedestrian Surfaces Under most conditions, snowmelting of pavements in these areas should not be necessary. Consistent with the Town of Vail Streetscape Master Plan, paverstones are preferred over poured concrete walks for durability and aesthetics. 6.3.2 Width Primary pedestrian walks should be a minimum of eight feet wide, potentially wider at street intersections and extremely high volume pedestrian areas. 6.3.3 Site Furnishings Site furnishings such as benches, seat walls, and trash receptacles are encouraged on an intermittent basis along these corridors, concentrated primarily at intersections, in view corridors, and other logical gathering or resting areas. Site furnishings should be placed out of the flow of pedestrian traffic, creating comfortable but easily accessible opportunities to sit and rest. Site furnishings should be consistent along primary pedestrian walks. 6.3.4 Lighting Lighting should comply with the parameters of the Vail Streetscape Master Plan. 23 6.3.5 Landscaping Street trees and understory plantings are strongly encouraged along primary pedestrian walks. The landscape treatment need not be homogeneous. A mix of deciduous and evergreen trees is desirable, although deciduous trees are favored to protect views or sun exposure. Ornamentals, perennials, and annual flowers are encouraged to provide a wide variety of textures and seasonal color. Landscaping material should not interfere with the pedestrian walk or snow storage requirements at mature growth. 6.4 Secondary Pedestrian Walk Secondary pedestrian walks (see figure 6-3) are similar to primary pedestrian walks except that they are not located on primary pedestrian corridors and thus carry a lower volume of pedestrian traffic. The suggested minimum width for these secondary walks is six feet, although wider walkways may be required where anticipated pedestrian traffic volumes are greater. Poured concrete may be used as a paving material. All other design parameters that apply to primary pedestrian walks also apply here. 6.9 Compliance with Town of Vail Streetscape Master Plan A goal of the Lionshead master plan is to improve the connections and relationships between Lionshead and Vail Village. Towards that end, it is recommended that all site design issues not dealt with in this chapter, including but not limited to site furnishings, site lighting, landscape principles, paving types, and signage conform to the intent of the Town of Vail Streetscape Master Plan. An exception is the opportunity to create a distinct character of site furnishings, lighting, and other site design elements for the Lionshead pedestrian and retail core. Consistent with section 6.1.7 above, artwork, the creative use of otherwise standard site elements (benches, trash receptacles, phones, light standards, grate inlets, etc..) is encouraged to help establish a strong, vibrant, and distinct character and sense of place for the Lionshead core area. Zoning Regulations Lionshead Mixed Use -1 Zone District 12-71-1-1: PURPOSE: 24 The Lionshead Mixed Use 1 District is intended to provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Lionshead Mixed Use 1 District, in accordance with the Lionshead Redevelopment Master Plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the District by establishing appropriate site development standards. This District is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead Redevelopment Master Plan. This Zone District was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this Zone District include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead Redevelopment Master Plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent with the Lionshead Redevelopment Master Plan. Additionally, the incentives are created to help finance public off-site improvements adjacent to redevelopment projects. With any development/redevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated: streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. (Ord. 3(1999) § 1) 12-71-1-2: PERMITTED AND CONDITIONAL USES; BASEMENT OR GARDEN LEVEL: A. Definition: The "basement" or "garden level" shall be defined as that floor of a building that is entirely or substantially below grade. B. Permitted Uses: The following uses shall be permitted in basement or garden levels within a structure: Banks and financial institutions. Commercial ski storage. Eating and drinking establishments. Personal services and repair shops. Professional offices, business offices and studios. Public or private lockers and storage. Recreation facilities. Retail establishments. Skier ticketing, ski school, skier services, and daycare. Travel agencies. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. C. Conditional Uses: The following uses shall be permitted in basement or garden levels within a structure, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Conference facilities and meeting rooms. Liquor stores. 25 0 Lodges and accommodation units. Major arcade. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III (EHU) as provided in Chapter 13 of this Title). Radio, TV stores, and repair shops. Theaters. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 6(2000) § 2: Ord. 3(1999) § 1) 12-71-1-3: PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET LEVEL: A. Definition: The "first floor" or "street level" shall be defined as that floor of the building that is located at grade or street level along a pedestrianway. B. Permitted Uses: The following uses shall be permitted on the first floor or street level within a structure: Banks, with walk-up teller facilities. Eating and drinking establishments. Recreation facilities. Retail stores and establishments. Skier ticketing, ski school, skier services, and daycare. Travel agencies. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. C. Conditional Uses: The following uses shall be permitted on the first floor or street level floor within a structure, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Barbershops, beauty shops and beauty parlors. Conference facilities and meeting rooms. Financial institutions, other than banks. Liquor stores. Lodges and accommodation units. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III (EHU) as provided in Chapter 13 of this Title). Radio, TV stores, and repair shops. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 6(2000) § 2: Ord. 3(1999) § 1) 12-71-1-4: PERMITTED AND CONDITIONAL USES; SECOND FLOOR AND ABOVE: A. Permitted Uses; Exception: The following uses shall be permitted on those floors above the first floor within a structure: 26 Lodges and accommodation units. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III (EHU) as provided in Chapter 13 of this Title). Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. B. Conditional Uses: The following uses shall be permitted on second floors and higher above grade, subject to the issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Banks and financial institutions. Conference facilities and meeting rooms. Eating and drinking establishments. Liquor stores. Personal services and repair shops. Professional offices, business offices and studios. Radio, TV stores, and repair shops. Recreation facilities. Retail establishments. Skier ticketing, ski school, skier services, and daycare. Theaters. Time-share units and fractional fee clubs. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 6(2000) § 2: Ord. 3(1999) § 1) 12-71-1-5: CONDITIONAL USES; GENERALLY (ON ALL LEVELS OF A BUILDING OR OUTSIDE OF A BUILDING): The following conditional uses shall be permitted, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Bed and breakfast as further regulated by Section 12-14-18 of this Title. Brew pubs. Coin-operated laundries. Commercial storage. Private outdoor recreation facilities, as a primary use. Public buildings, grounds, and facilities. Public or private parking lots. Public park and recreation facilities. Public utility and public service uses. Ski lifts and tows. Television stations. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 3(1999) § 1) 12-71-1-6: ACCESSORY USES: 27 The following accessory uses shall be permitted in the Lionshead Mixed Use 1 District: Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of Section 12-14-12 of this Title. Loading and delivery and parking facilities customarily incidental and accessory to permitted and conditional uses. Minor arcade. Offices, lobbies, laundry, and other facilities customarily incidental and accessory to hotels, lodges, and multiple-family uses. Outdoor dining areas operated in conjunction with permitted eating and drinking establishments. Swimming pools, tennis courts, patios or other recreation facilities customarily incidental to permitted residential or lodge uses. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. (Ord. 3(1999) § 1) 12-7H-7: EXTERIOR ALTERATIONS OR MODIFICATIONS: A. Review Required: The construction of a new building or the alteration of an existing building that is not a major exterior alteration as described in subsection B of this section shall be reviewed by the design review board in accordance with chapter 11 of this title. 1. Submittal Items Required: The submittal items required for a project that is not a major exterior alteration shall be provided in accordance with section 12-11-4 of this title. B. Major Exterior Alteration: The construction of a new building or the alteration of an existing building which adds additional dwelling units, accommodation units, fractional fee club units, timeshare units, any project which adds more than one thousand (1,000) square feet of commercial floor area or common space, or any project which has substantial off site impacts (as determined by the administrator) shall be reviewed by the planning and environmental commission as a major exterior alteration in accordance with this chapter and section 12-3-6 of this title. Any project which requires a conditional use permit shall also obtain approval of the planning and environmental commission in accordance with chapter 16 of this title. Complete applications for major exterior alterations shall be submitted in accordance with administrative schedules developed by the department of community development for planning and environmental commission and design review board review. 1. Submittal Items Required, Major Exterior Alteration: The following submittal items are required: a. Application: An application shall be made by the owner of the building or the building owner's authorized agent or representative on a form provided by the administrator. Any application for condominiumized buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations. 28 b. Application; Contents: The administrator shall establish the submittal requirements for an exterior alteration or modification application. A complete list of the submittal requirements shall be maintained by the administrator and filed in the department of community development. Certain submittal requirements may be waived and/or modified by the administrator and/or the reviewing body if it is demonstrated by the applicant that the information and materials required are not relevant to the proposed development or applicable to the planning documents that comprise the Vail comprehensive plan. The administrator and/or the reviewing body may require the submission of additional plans, drawings, specifications, samples and other materials if deemed necessary to properly evaluate the proposal. C. Work Sessions/Conceptual Review: If requested by either the applicant or the administrator, submittals may proceed to a work session with the planning and environmental commission, a conceptual review with the design review board, or a work session with the town council. D. Hearing: The public hearing before the planning and environmental commission shall be held in accordance with section 12-3-6 of this title. The planning and environmental commission may approve the application as submitted, approve the application with conditions or modifications, or deny the application. The decision of the planning and environmental commission may be appealed to the town council in accordance with section 12-3-3 of this title. E. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article shall lapse and become void two (2) years following the date of approval by the design review board unless, prior to the expiration, a building permit is issued and construction is commenced and diligently pursued to completion. Administrative extensions shall be allowed for reasonable and unexpected delays as long as code provisions affecting the proposal have not changed. (Ord. 5(2003) § 11: Ord. 8(2001) § 2: Ord. 3(1999) § 1) 12-7H-8: COMPLIANCE BURDEN: It shall be the burden of the applicant to prove by a preponderance of the evidence before the planning and environmental commission and the design review board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead mixed use 1 district, that the proposal is consistent with applicable elements of the Lionshead redevelopment master plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. (Ord. 3(1999) § 1) 12-71-1-9: LOT AREA AND SITE DIMENSIONS: The minimum lot or site area shall be ten thousand (10,000) square feet of buildable area. (Ord. 3(1999) § 1) 12-7H-10: SETBACKS: The minimum building setbacks shall be ten feet (10') unless otherwise specified in the Lionshead redevelopment master plan as a build-to line. (Ord. 3(1999) § 1) 29 0 0 12-71-1-11: HEIGHT AND BULK: Buildings shall have a maximum average building height of seventy one feet (71') with a maximum height of 82.5 feet, as further defined by the Lionshead redevelopment master plan. All development shall comply with the design guidelines and standards found in the Lionshead redevelopment master plan. Flexibility with the standard, as incorporated in the Lionshead redevelopment master plan, shall be afforded to redevelopment projects which meet the intent of design guidelines, as reviewed and approved by the design review board. (Ord. 3(1999) § 1) 12-71-1-12: DENSITY (DWELLING UNITS PER ACRE): Up to a thirty three percent (33%) increase over the existing number of dwelling units on a property or thirty five (35) dwelling units per acre, whichever is greater shall be allowed. For the purpose of calculating density, employee housing units, accommodation units, time share units, and fractional fee club units shall not be counted as dwelling units. Additionally, a "lodge dwelling unit", as defined herein, shall be counted as twenty five percent (25%) of a dwelling unit for the purpose of calculating density. A dwelling unit in a multiple-family building may include one attached accommodation unit no larger than one-third (1/3) of the total floor area of the dwelling. (Ord. 31(2001) § 5: Ord. 3(1999) § 1) 12-71-1-13: GROSS RESIDENTIAL FLOOR AREA (GRFA): Up to two hundred fifty (250) square feet of gross residential floor area shall be allowed for each one hundred (100) square feet of buildable site area, or an increase of thirty three percent (33%) over the existing GRFA found on the property, whichever is greater. Multiple-family dwelling units in this zone district shall not be entitled to additional gross residential floor area under the 250 ordinance, section 12-15-5 of this title. (Ord. 3(1999) § 1) 12-7H-14: SITE COVERAGE: Site coverage shall not exceed seventy percent (70%) of the total site area, unless otherwise specified in the Lionshead redevelopment master plan. (Ord. 3(1999) § 1) 12-71-1-15: LANDSCAPING AND SITE DEVELOPMENT: At least twenty percent (20%) of the total site area shall be landscaped, unless otherwise specified in the Lionshead redevelopment master plan. (Ord. 3(1999) § 1) 12-71-1-16: PARKING AND LOADING: Off street parking and loading shall be provided in accordance with chapter 10 of this title. At least one-half (1/2) the required parking shall be located within the main building or buildings. (Ord. 3(1999) § 1) 12-7H-17: LOCATION OF BUSINESS ACTIVITY: A. Limitations; Exception: All offices, businesses and services permitted by zone district, shall be operated and conducted entirely within a building, except for permitted unenclosed parking or loading areas, the outdoor display of goods, or outdoor restaurant seating. 30 B. Outdoor Displays: The area to be used for outdoor display must be located directly in front of the establishment displaying the goods and entirely upon the establishment's own property. Sidewalks, building entrances and exits, driveways and streets shall not be obstructed by outdoor display. (Ord. 3(1999) § 1) 12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS: Property owners/developers shall also be responsible for mitigating direct impacts of their development on public infrastructure and in all cases mitigation shall bear a reasonable relation to the development impacts. Impacts may be determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. Mitigation of impacts may include, but is not limited to, the following: roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank improvements, public art improvements, and similar improvements. The intent of this section is to only require mitigation for large scale redevelopment/development projects which produce substantial off site impacts. (Ord. 3(1999) § 1) V. DISCUSSION ISSUES 1. Completeness of the Application 2. Lionshead Redevelopment Master Plan Compliance The Town staff in cooperation with Jeff Winston, Winston Associates has completed an analysis of the proposed project. The purpose of the analysis was to determine whether the proposed project complies with the policy/guideline and recommendations outlined in the Lionshead Redevelopment Master Plan. As previously discussed, the master plan was created to respond to the deteriorating conditions of Lionshead. In reviewing the plans for the proposed Lionshead Core Site Hotel it is clear that the applicant has relied heavily upon the recommendations prescribed in the Lionshead Redevelopment Master Plan to design the project. For example, as the plan intends, the core site . View Corridors b. No Net Loss of Employee Housing VI. STAFF RECOMMENDATION As this is not a final review, the Community Development Department will not be making a recommendation at this time. 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N S 41 C O n y m •y O p rn y 'C m 'O o 75 t m a 4) j m y C 10 0 7 J E j L U 42 'wg O) V p U C O .O N C_ 4) -8 O O L a y N V E w w U -Y O) m .0 a ` 0-0 C H V V p° y p U) L E 2~ m 0 c c m m 4Zi 'C5 ° m CL O M N V U) y C c a) 0) L y y C •O L y m •tn l0 L y C C L U w9 'O m OI N a T y ~w E E p-- m c c ~v m o c a) 75 0 75 e U O f m t E rn N > Q C y 4> 0 -0 U 0 d ~ L w y O O L V U N O L y •'n w N N > 0 CL - N O> U y O) 'O p 7 a •O N 'O to N E C a T .L-. y O Q) 0) Vi L m ?C• L yT V a) 'O T> E y L U) C I m a co L E i E ;g L C a U Q) y l0 y C y E L o a 4) C a •c m U Eow~~Euai - 0 d w 4) 4) fO t p r o ~~~(7m°)nEa U) N C E L U v c m U) v m - CL a _ 'm H LL U C W O1 N N C) d 7 fA 06 06 vi Q) io U O U) co Q O C 0 ~ N ~ M m M DESIGN REVIEW MEMORANDUM 22 June 2004 To: George Ruther TOV PEC/DRB From: Jeff Winston Project: Vail LionsHead Core Site Drawinqs: 42/40 Architects, drawing set dated This is an exciting project that will make a profound difference in LionsHead. In addition to removing removing two longstanding eyesores, it will replace them with a collection of buildings with old-world charm to frame new pedestrian spaces with variety and visual interest. The end result has the potential to be a major step in nothing less than transforming the very image and, we hope, the success of LionsHead. Having said that, the project also raises a number of questions about how to insert such a grand and different statement into the existing fabric of LionsHead. What will it feel like? How will it fit with the character of the existing buildings? To what degree will/can the surrounding buildings remodel? If they do, what pattern do they follow? What happens if they don't? We'll try to address these, and other questions in this design review summary. CONTEXT-BASED REVIEW To start with, this design review is primarily a contextual one. It does not address specific compliance with existing zoning, parking spaces, GRFA, or other technical details best addressed by Town staff. Rather, we address the broader issues of how this project fits into the context of LionsHead-what happens to the public spaces that result, how other buildings may respond, and what is the ultimate cumulative image that results. REVIEW STANDARDS We have used the Lionshead Redevelopment Master Plan (LRMP) as the fundamental basis for this analysis for several reasons: The LRMP was jointly funded by the Town and Vail Associates, it had extensive public input from LionsHead property owners, and it has been adopted by the Town. Further, the Core Site design has relied significantly on the LRMP for its general direction. LH design review_622-04 Page 1 2299 PEARL STREET, SUITE 100 • BOULDER, CO 80302 0 303.440.9200 • FAX 303-449-6911 jtwinston@winstonassociates.com ® 0 Design Review Memorandum Vail LionsHead Core Site 6/23/2004 A detailed checklist of policy/guideline statements from the LRMP have been provided by the applicant as an aide to design review. l checklist, including our comments on each topic, are attached to this memorandun'l. Whereas the checklist follows the order that the policies/guidelines occur in the LRMP, this memorandum revises the order to address issues somewhat in their order of importance relative to their impact on LionsHead. ISSUES: 1 Creating a "visually dynamic variation at the pedestrian level" to "establish a variety of experience". Two key observations that underlie the LRMP (Section 8.1) are: ❑ the over-wide pedestrian streets whose store fronts are too far apart to both be seen from the same spot), and ❑ the grid-like structure of the pedestrian street that results in "monotonous", "static and uninteresting" spaces with a "lack of animation. (We agree with both of these observations.) In response, the LRMP establishes a "build-to" line as an objective for ground floor expansions. In most locations the build-to line not only narrows the spaces but also creates an irregular edge to address the issue alluded to above. The sequence of spaces proposed for the route from E LionsHead Circle to LH Center is a good example. While there isn't a build-to line identified for the interior of the Core Site, it nevertheless has a very lively and non-gridlike character that creates a series of irregular spaces that will be very 'european' and charming. However, along the north and east sides of the Core Site, the build-to line is very linear, in seeming contradiction to the LRMP objectives of creating a "visually dynamic variation at the pedestrian level" and "establish[ing] a variety of experience." As a result, the north and east side of the Core Site project are very much like a wall. Since the opposing build- to line is also relatively straight and grid-like, the resulting pedestrian corridor with or without expansion of the adjacent properties will remain very rectilinear and will have none of the variety and informality of either the entry corridor or the interior court of the Core Site. Potential remedies? In order of increasing impact to the design, consider: 1.1 Create more variation in the facades of the north and east side of the Core Site. Increasing the horizontal and vertical indentations in the facade, will help to break up its linearity, especially if accompanied by bringing the individual identity of the "buildings" (implied in the elevations) all the way to the ground (for example, breaking up the long LH design review_&22-04 Page 2 WINSTON ASSOCIATES • 2299 PEARL STREET, SUITE 100 • BOULDER, CO 80302 • p303.440.9200 • f303.449.6911 9 , Design Review Memorandum Vail LionsHead Core Site 6/23/2004 arcade structure opposite the Landmark building). Increasing the second floor 'step back' in this area will also increase the horizontal variation. Actions to increase variation in the east fagade might include: making significant vertical steps in the roof ridge (currently fairly uniform from one end to the other), and indenting the facade in one or more areas (such as the facade of the tunnel portal). (See attached sketch) 1.2 Adjust the build-to line to reduce its rectilinear quality. A slightly tapering build-to line, along both sides, along with a few non-right-angle indentations would also help to remove the grid-like quality of the central area of LionsHead. This will obviously create additional work for the design team, but the adjustments need not be large to have the desired effect. (See attached sketch) 1.3 Reconsider the location of the ice rink. The applicant has said, or implied, that one of the reasons that the building maximized at its exterior, both horizontally and vertically, is due to the amount of building volume lost to the ice rink. True, the benefits of the proposed rink location are significant: the central plaza is greatly enlarged, there are expansive views and much less shade impact on the upper fountain plaza. However, there are also several negatives: the horizontal and vertical massing maximized all along the build-to line, the overall greater height of the Core Site building, the narrow passages beside the rink, and the fence that separates the amphitheater from the upper plaza. Also, the large two-block plaza left during the summer may end up being intimidating if not full of people. An alternative is to push the ice rink back north to the location identified in the LRMP. This space is ideally suited for the rink, has a ready-made overlook from the North Day Lot. The smaller resulting plaza, with infill commercial at the north end (per the LRMP) will be small enough to have a lively sense of activity winter and summer. With the expanded footprint available to the Core Site the north and east buildings could meander more (vertically and horizontally); and a smaller, winding connection to the upper plaza (per the LRMP) could still provide views, varied spaces, and even additional store frontage (now lost to the escalator). (See attached sketch) Further, we raise the possibility that the amphitheater seating will actually turn out to be more of a barrier between the upper and lower plaza: the terraces direct pedestrian traffic to narrow stairs at the sides; the height of the seating steps now requires a fence around the upper circumference; will there be enough activities to keep it filled? Even with the Flower Wall, potted trees and a water fountain, will it generate enough activity to be a 'people place'? 2 Creating areas for Outdoor Furniture and Landscape The LRMP accurately observes, LH design review_r-22.04 Page 3 WINSTON ASSOCIATES • 2299 PEARL STREET, SUITE 100 • BOULDER, CO 80302 9 p303.440.9200 0 f303-449.6911 • Design Review Memorandum Vail LionsHead Core Site 6/23/2004 Site furnishings such as benches, seatwalls, trash receptacles and bicycle racks are essential VW to increase the level of activity in the primary pedestrian mall. Seating areas should be located where there are interesting view relationships with adjacent activities, people passing by, or special scenery. Seating should be concentrated at the edges of activity areas, slightly set back from the flow of pedestrian traffic. North facing walls and consistently shady areas are generally less desirable than sunny places for seating, although it is important to give people places to sit in the shade if they desire. The design and appearance of site furnishings should be consistent throughout the primary pedestrian environment. (6.1.3) In the interior of the Core Site there appear to be numerous "eddies"-nooks and crannies just on the edge of the pedestrian flow-to allow copious amounts of sitting areas and landscape opportunities. However, we do not see similar opportunities existing around the exterior of the Core Site, particularly when taking into account the clear zone for emergency access. Understandably, much of the exterior is on a north facing wall, which will be less desirable for sitting, but still it should not be devoid of furniture. With regard to landscape materials, while the LionsHead central area is urban, and will become more urban, it still should not be devoid of landscaping. The generous areas of mature trees in LionsHead have several benefits: the provide a soft, park-like character in many areas, and from the pedestrian level they screen out some of the taller buildings that detract from a resort character. With the proposed architecture this contrast of architecture will be even more pronounced, especially if the screening tree canopy is removed. The guideline is fairly explicit about the fact that there will be less landscape in the primary pedestrian area, but that it will still be important, Because the primary pedestrian/ retail mall is a more urban environment, landscaping will be less intensive than in more open pedestrian areas. Landscape areas should be used to provide accent, shade, and spatial definition around activity areas, decks, and the edges of plazas. Dense screening trees such as spruce should be used only in accent situations; landscape screening should not be necessary in a cohesive, well designed retail environment. Great care must be taken not to create barriers between the pedestrian flow and the retail storefronts. Landscaping also can be used to create niches and quite areas out of the main flow of pedestrian traffic, as well as to focus views and provide focal points. And Wherever possible the natural landscape of the Gore Creek corridor should be allowed to penetrate into the more urbanized portions of Lionshead (see Map O). This will open up access points to the Gore Creek corridor, enhance the quality of individual properties, and improve the image of Lionshead as an alpine resort. (4.3.2.1) Again, there appear to be a number of areas in the interior of the Core Site where landscaping can be introduced, but there are very limited places for either landscaping LH design review 6-22-04 Page 4 WINSTON ASSOCIATES • 2299 PEARL STREET, SUITE 100 • BOULDER, CO 80302 • p303.440.9200 9 203-449.6911 i 0 Design Review Memorandum Vail LionsHead Core Site 6/23/2004 or site furnishings around the exterior of the Core Site. Further, it appears that many of the existing planters, with mature trees, will be removed by the proposed building expansions to the build-to" lines. We strongly support the language of the LRMP with regard to both street furnishing and landscaping. If preserved, the large trees in LionsHead will give a sense of maturity that will take many years to reproduce. Until significant redevelopment of other buildings take place, the mature trees will continue to screen from view the upper levels of the existing buildings that are not consistent with the new design theme, and focus attention on the pedestrian level. We recommend that even at this preliminary stage of review, serious attention be paid to preserving/creating areas for benches and planting throughout LionsHead, consistent with the directions of the LRMP, on both sides of the pedestrian way. Potential actions include: 2.1 Create areas around the exterior of the Core Site buildings for site furnishings (benches, sculptures, newspaper stands, small fountains, etc.) and landscaping in the form of large pots, street trees in grates, and planters. This might involve creating pockets or niches in the building footprint and/or setting a whole building back a sufficient distance from the fire service zone. 2.2 Revising the build-to line to make sure site furnishing and landscape areas are created/preserved in conjunction with future expansions of adjacent buildings. 3 Sun Shade While recognizing that LionsHead has taller buildings than the Village, and that there are successful public streets that accommodate taller buildings, nevertheless, in a mountain resort setting sun/shade considerations are also paramount. The LRMP does not specifically address sun/shade except to point out that, "Successful plazas are those that have good sun exposure, (LRMP 5.8.6). We feel it will be important to fully understand the potential shade-impact of the proposed building on existing public ways, especially plazas and outdoor dining areas. How much of the pedestrian areas will be in shade and for how much of the year? Could minor adjustments in the building, especially the height and/or location of towers make a significant difference in shade impact on public spaces and plazas? Potential actions include: 3.1 If it will make a meaningful reduction in shade impacts on existing public spaces and outdoor dining areas, adjust the height, mass and/or location of towers on the proposed Core Site building. 3.2 If the shade impacts on public spaces are significant, consider more significant reductions in building heights along the north wall, perhaps in conjunction with 1.3 above. AdWl sw~ w, LH design review 6-22-04 Page S WINSTON ASSOCIATES • 2299 PEARL STREET, SUITE 100 • BOULDER, CO 80302 • p303.440.9200 • f303.449.6911 0 0 Design Review Memorandum Vail LionsHead Core Site 6/23/2004 4 Flat roofs The LRMP stipulates that roofs for LionsHead shall be: "predominantly gables and hips, with shed or flat roofs permitted at smaller, secondary roofs (less than 500 s.f.)." (Section 8.4.7.2) The LRMP permits flat roofs larger than 500 s.f. "if the general intent of fragmented forms and visual harmony is met" and even mansard roofs "where pitched roofs would be impractical," -which is even more ambiguous (what is the standard for impracticality?). It does add some clarification that: "these [flat] types of roofs should be considerate not only of views from the pedestrian street, but also those from the ski mountain." Do we interpret "considerate" to mean "not visible from"? There are a number of flat roofs proposed that are in excess of 500 s.f. Several of them occur as long recessed corridors that are narrow enough to be barely perceptible from a distance and will for all practical purposes be perceived from ground level as a gable form. This seems to fit perfectly within the intent of the guidelines. However, there are a number of other flat roofs that greatly exceed 500 s.f., and are on the southern arms of the Core Site building, that will likely be visible as flat roofs from the ski mountain. One of them is the rooftop swimming pool. Along the ridge of the west wing are in fact two parallel flat roofs of different heights that have both been included in the height calculations (to lower the overall average height?). The flat roofs, visible from the ski slope and appear to violate both the letter and the spirit of the guidelines. They will not only undermine the overall impression of a European village, but they will likely establish a precedent for future development. Possible actions include: 4.1 Accept the deviation and clarify the guidelines to establish a more definite standard for flat/mansard roofs. 4.2 Interpret the guidelines more narrowly and require adjustments to the roofs to remove all flat roofs that exceed 500 s.f. except for narrow flat ridges that will be relatively imperceptible from a distance. 5 Enclosure and Building 'step-backs' The LRMP adopts the "enclosure" height/width ratio pioneered in the Vail Village guidelines over 20 years ago-establishing a ratio for LionsHead that can range from 1:x/2 to 1: 1'/2. However, rather than the 2 to 3 story overall building heights allowed in Vail Village, the LRMP allows much higher buildings (82' max) in LionsHead. To maintain a comfortable pedestrian "enclosure" with tall buildings and a relatively narrow pedestrian way separating them, the LRMP allows enclosure to be calculated to the "nearest" walls that line the street. To sufficiently separate the lower walls from the upper walls and make LH design review 6-22-04 Page 6 WINSTON ASSOCIATES • 2299 PEARL STREET, SUITE 100 • BOULDER, CO 80302 0 p303.440.9200 9 203.449.6911 i i Design Review Memorandum Vail LionsHead Core Site 6/23/2004 Ark, sure the perceived enclosure is created by the lower walls the LRMP then stipulates that there must be a minimum of 12' 'step back' between the lower and upper walls. Further, to avoid "uniform blocks of building mass," and create variety, the guideline requires that at least 50% of the building face be up to 16' tall (before the step back) and the remaining percentage may be up to 36 feet tall (before the step back). The LRMP diagrams make clear the intent to create a "segmented street front." The Core Site building design creates a lower fagade 16'-17' tall for most of the buildings. This fagade is topped with a balcony used by the residential (or other) uses on the second floor. This approach meets the letter of the fagade height guideline (at least 50% up to 16' tall). With regard to step back, since the applicant has set the building back 3' from the build-to line, they propose to 'step back' the upper fagade of the building only 9' (rather than the 12' stipulated in the LRMP). There are several significant questions as to whether this approach meets the enclosure guideline: ❑ Does the 9' step back sufficiently separate the lower fagade from the upper one such that the enclosure ratio is kept below 1:1'/2 ? ❑ Is the use of a balcony railing as effective as a roof overhang (per the LRMP diagrams) in separating the lower and upper fagades? ❑ Does not the almost 100% use of a 16' fagade violate the objective of "segmented forms and masses per the following guideline: "These building 'skirts' should not be uniform one- or two-story masses, but rather fragmented forms that offer interest and diversity." (end of Section 8.4.2.2) Potential actions include: 5.1 Break the uniform fagade "skirt" along the base of the building and let portions of the upper building fagade extend to the ground level. The upper levels of the building are clearly designed to appear as individual buildings constructed separately over time. This will bring that character and diversity down to the pedestrian level. There can still be additional embellishment and differentiation of the commercial store fronts at the ground level, as seen in the applicant's photo examples from Europe. 5.2 Create some lower facades that are greater than 16' tall, especially if needed to capture internal space lost in the previous action. 5.3 In some areas increase the step back between lower and upper facades to at least, preferably more than, 12' (per the LRMP 12' is to be the minimum step back). 6 Overall Wall Heights A second aspect of the wall-height guideline also appears to be violated by the tall middle facades of the Core Site buildings, namely the requirement that no vertical wall should be more than 35' in height without a step back of at least 24" (see 8.4.2.3, Wall Surface Criteria). ~K= LH design review-6-22-04 Page WINSTON ASSOCIATES • 2299 PEARL STREET, SUITE 100 • BOULDER, CO 80302 • p303-440-9200 • f303.449.6911 Design Review Memorandum Vail LionsHead Core Site 6/23/2004 Potential actions include: 6.1 Amend the guidelines to permit unbroken wall heights greater than 35' 6.2 Create minor stepbacks and cantilevers in the appropriate facades. 7 Articulating, and Lowering, the East Building Elevation The east side of the Core Site building presents a fairly imposing wall to pedestrians approaching from the parking structure. In spite of the portal tunnel entrance at the base of the building, the uniformity of the wall and ridge line tends to create an imposing barrier and separates rather than links the pedestrian way to the interior courtyard. The scrolled parapet that stands above the oval balcony in the roof tends to further emphasize the height of the structure. Potential actions include: 7.1 Reduce the height of the scrolled parapet structure so that it does not loom above the roof ridgeline as one approaches from the east. (Note: the applicant has already submitted a revised concept that responds to this suggestion) 7.2 Drop the height of the roof line above the portal (tunnel). This helps reinforce the portal as a "filled in" building above the portal and creates a stronger visual connection to the interior courtyard. (Note: the applicant has already submitted a revised concept that responds to this suggestion) Ark. 7.3 Step back slightly the building section above the portal, to add horizontal variety along with the vertical variation in 7.2 above. 7.4 A more radical action would be to move the clock tower from the north building fagade to a location immediately north of the east side portal (careful to avoid encroaching into the view corridor). This would have several benefits: ❑ it would place the clock tower back to a location similar to that of the old gondola building (which would be a pleasant, familiar reminder to old- timers); ❑ this location would be visible as a landmark to more visitors than would the north location; ❑ it would help reinforce the portal in a vernacular form similar to the European examples presented by the applicant; ❑ it would add horizontal and vertical variety to an otherwise fairly linear building fagade; ❑ it could be an extension of the residential units to which it attaches; ❑ it could become part of the stairway down to the Rathskellar; LH design review 6-22-04 Page 8 WINSTON ASSOCIATES • 2299 PEARL STREET, SUITE 100 • BOULDER, CO 80302 • p303-440-9200 9 f303-449.6911 Design Review Memorandum Vail LionsHead Core Site 6/23/2004 ❑ This location may have less shadow impact on the pedestrian way than the northern location. The northside tower location could be converted to a shorter tower (just tall enough to incorporate the living areas, but lowering the steep roof), or the whole west wing of the northside building could be expanded slightly eastward, preserving or even expanding the dwelling space currently in the tower, without decreasing the width of the ice rink opening. 8 Continuous Streets Twenty five years ago Vail Village had a number of dead-end streets. Pedestrians tended to go partway down, see the end and turn around before they reached. Over the years we have been successful in creating a continuous network or looped streets, lined with stores-there is always something around the corner to draw one on. Now there are very few 'dead' commercial areas. LionsHead has to have a similar objective. We understand that this means that there is can be "back-of-the-building"-there is a need not just for pedestrian connections, but pedestrian attractions, on all sides. Otherwise, the shops at the end of the street suffer. There are two weaker links in the Core Site pedestrian system: ❑ The west side passage, along the Montaneros, is in fact, the back of the house. The path is long and linear. True, there are window display boxes to add visual interest. Can anything be done to make the route more interesting? Meander the walk? Add planting areas and trees (to match those of the Montaneros)? Widen it slightly so it doesn't feel quite so enclosed? ❑ The connection from West LionsHead Circle to the Ski Yard around the north end of Lions Square Lodge is identified in the LRMP as an important pedestrian connection for the entire west LionsHead residential area to get to the gondola. Admittedly the route is currently on the Lions Square Lodge property and they have some responsibility to make improvements. We suggest however that some additional width be reserved on the Core Site side so that a viable, attractive connection can be made. 9 Hierarchy of Windows (Smaller dormers) 10 Defining LionsHead's new architectural character The LRMP is overall a very comprehensive guide for redevelopment. Even though it is a Master Plan, and a guideline, it also has quasi-regulatory authority. It is the primary, adopted standard by which development in LionsHead is to be evaluated. As such, it is G important not to ignore, or gloss over, elements that are not consistent with the LRMP. , LH design review 6-22-04 Page 9 WINSTON ASSOCIATES • 2299 PEARL STREET, SUITE 100 9 BOULDER, CO 80302 9 p303-440.9200 • 203.449.6911 Design Review Memorandum Vail LionsHead Core Site 612312004 This project could establish a number of precedents (such as interpretations of the guidelines) that other property owners would have a legitimate right to expect for themselves. For example, the design character of the Core Site proposal is somewhat different than that expressed in the guidelines. Which direction should the next project follow? The experience in Vail Village has shown the power of consistent design direction. Many aspects of the Core Site design are consistent with the Master Plan. There are a number of departures too. Some of the departures can be attributed to realities that couldn't be anticipated at the time, and level of detail, of the LRMP. However, there are also a number of departures that can be attributed simply to a change of design philosophy and programmatic objectives. Where do we go from here? In the interest of maintaining consistent overall direction it is important that the Core Site approval process not lose sight of the impact on, and implications for, the surrounding properties. For example, in light of the realities revealed by this project is the build-to line correctly identified? If everyone builds according to the current line will there be sufficient room for pedestrian amenities and landscape features? If not, can/should adjustments to the build-to line be made only to the adjacent properties? This suggests that policy decisions and amendments to the LRMP need to be identified and incorporated into the approval process for the Core Site. This is not to suggest that the approval process be lengthened or made more complicated. Rather, it places a greater burden on the Town staff and committees to identify, be comfortable with, and document, the implications associated with the Core Site approvals. It may also require adjustments to the Core Site design if/when required for fair, even-handed application of the LRMP. Potential actions might include: 10.1 Document in the Core Site review/approval process, all clarifications, assumptions, and changes to, the LRMP. Be sure that some form of public awareness is instigated. Establish a formal process and timeframe for amending the LRMP. LH design review-6-22-04 Page 10 Amir- qkw~ WINSTON ASSOCIATES • 2299 PEARL STREET, SUITE 100 9 BOULDER, CO 80302 . p303.440.9200 0 f303.449.6911 0 PLANNING AND ENVIRONMENTAL COMMISSION OVAO" PUBLIC MEETING TM OP Monday, June 28, 2004 PROJECT ORIENTATION - Community Development Dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESENT David Viele Anne Gunion Bill Jewitt Chas Bernhardt George Lamb Rollie Kjesbo MEMBERS ABSENT Doug Cahill Site Visits : 1. Lionshead Core Site - 675 Lionshead Place 2. Gore Creek Place - 730, 724, 714 West Lionshead Circle 3. Eagle River Water and Sanitation - 646 West Forest Road Driver: George NOTE: If the PEC hearing extends until 6:00 p.m., the Commission may break for dinner from 6:00 - 6:30 p.m. Public Hearing -Town Council Chambers 2:00 pm 1. A recommendation to the Vail Town Council of a major amendment to a Special Development District (SDD), pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to the recorded conditions of approval prohibiting the operation of restaurants within Special Development District No. 35, Austria Haus, located at 242 East Meadow Drive/Part of Tract B, Block 5B, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Sonnenalp Properties, Inc., represented by Johannes Faessler Planner: George Ruther MOTION: KJESBO SECOND: VIELE VOTE: 5-1 (JEWITT OPPOSED) APPROVED WITH CONDITIONS: 1. That no rooftop or other exterior ventilation or exhausting equipment (hoods) be installed on the building for the expressed purpose of ventilating the kitchen or restaurant area of the tenant space (Starbucks). 2. That any future proposal to expand the area of the restaurant be reviewed and approved by the Town of Vail pursuant to the applicable development review process. 3. That all loading and delivery activity for the Austria Haus be conducted on the Austria Haus property in the loading dock area provided on the east side of the property. Loading and delivery for the Austria Haus shall not be conducted from the designated loading and delivery spaces in front of the Mountain Haus. 4. The applicant, Johannes Faessler, or his authorized agent, shall cause the agreement which outlines the Town's conditions of approval to be recorded with the Eagle County Clerk & Recorder's office within 30 days of approval on second reading. Additionally, this same language shall be inTuded in all future lease or rental agreements made by and between Johannes Faessler, or his authorized agent, and any future tenant of the space. Failure to comply with this condition shall cause this approval to become null and void. George Ruther made a presentation per the staff memorandum. Mr. Faessler was present and spoke on behalf of the application. He stated that the subject area is currently a bar and is proposed to be a coffee shop, which is a low impact use. Mr. Jim Lamont, Vail Village Homeowners, spoke on behalf of the homeowners concerned about odors from food preparation, trash removal and noise, and type of delivery trucks. Staff stated that the proposed use will not impact the adjacent neighbors more than the existing bar. Commissioner Jewitt opposed the proposal because the development needs to respect the land use rights of the adjacent neighbors. 2. A final review of a conditional use permit, pursuant to Section 12-913-3, Private Or Public Off- Street Vehicle Parking Structures, to allow for an amendment to an existing conditional use permit for private parking, located at 364 Gore Creek Drive/Lot P-3, Block 5A, Vail Village Filing 5, and setting forth details in regard thereto. Applicant: Vail Resorts Planner: Elisabeth Eckel MOTION: KJESBO SECOND: LAMB VOTE: 6-0 APPROVED WITH CONDITIONS 1. That the applicant, VRDC, submits a revised set of building plans to the Building Department of the Town of Vail Community Development Department prior to August 1, 2004, illustrating the changes in improvements, as required by the Planning and Environmental Commission. Commissioner Kjesbo stated that he is under contract to purchase one of the subject parking spaces but did not feel it was a conflict of interest. Neither the public nor the Commission had comments. 3. A request for a floodplain modification, pursuant to Chapter 14-6, Grading Standards, Vail Town Code, to allow for snowmaking system improvements within the Gore Creek floodplain, located at an unplatted parcel (adjacent to the Eagle River Water and Sanitation facilities, 646 West Forest Road), a complete metes and bounds legal description is available for review at the Town of Vail Community Development Department, and setting for details in regard thereto. Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: Bill Gibson MOTION: JEWITT SECOND: VIELE VOTE: 6-0 APPROVED WITH CONDITIONS: 1. The applicant shall submit verification of US Army Corp of Engineers approval of all applicable permits to the Town of Vail Community Development Department prior to the issuance of building and grading permits. 2. The applicant shall submit a stamped Improvement Location Certificate and "as- built" topographic survey to the Town of Vail Community Development Department for review and approval, prior to Town of Vail final construction inspection. 3. The applicant shall comply with all requirements of all necessary state and federal permits and approvals. Neither the public nor the Commission had comments. 2 4. A final review of a condii nal use permit, pursuant to Section 124-5, Conditional Uses; Generally (On All Levels of a Building or Outside of a Building), Vail Town Code, to allow for eight two-family residential structures (Gore Creek Place), located at 730, 724, and 714 West Lionshead Circle/Tracts A, B, C, & D, Morcus Subdivision, and Lot 7, Marriott Subdivision, and setting forth details in regard thereto. Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: Warren Campbell MOTION: KJESBO SECOND: JEWITT VOTE: 6-0 APPROVED WITH CONDITIONS 1. That the Developer shall not sell, rent, lease, or otherwise transfer any of the sixteen (16) additional parking spaces located within the below grade parking structure. The additional parking spaces shall only be used by those permitted, conditional, or accessory uses allowed on the West Day Lot Development Site. 2. That the applicant shall complete the West Day Lot Approved Development Plan spreadsheet (Attachment F) which will identify all remaining development potential for each of the three parcels within the West Day Lot Development Site, prior to submitting for building permits. The completion of the spreadsheet will allow future development to occur without the need for joint property owners sign off as all future development potential will already have been established. 3. That the approval of this conditional use permit constitutes approval of an Approved Development Plan for Parcel 2 of the West Day Lot Development Site and any change to the Approved Development Plan for Parcel 2 shall require a new conditional use permit approval. 4. That bed and breakfast operations shall be prohibited in Parcel 2 of the West Day Lot Development Site. 5. That two-family residential structures shall be the only permitted or conditional uses allowed in Parcel 2 of the West Day Lot Development Site. Accessory uses shall be permitted useless otherwise specifically prohibited. 6. The applicant shall record the new West Day Lot Development Site plat and easements prior to requesting either a Temporary Certificate of Occupancy or a Certificate of Occupancy inspection. 7. That the applicant records private access easements for the pathways leading from West Lionshead Circle to the emergency vehicle/public pedestrian path and from the emergency vehicle/public pedestrian path to the Town bike path which permits access to Vail Spa and all parcels within the West Day Lot Development Site. The pathways with the above easements shall not be gated or signed to restrict or discourage public access and the easements shall not be permitted to be removed in the future by the owners of parcels within the West Day Lot Development Site. Staff and the applicant discussed the public access easements through the site and their compliance with ADA regulations and the Lionshead Redevelopment Master Plan. Mr. Jim Lamont, Vail Village Homeowners, questioned the closest sidewalks and pedestrian connections through the project. Staff's recommendation for the provision of access easements is based on the Lionshead Redevelopment Master Plan for pedestrian connections. Without the connections as recommended by staff, future connections could not be made for other adjacent sites. The applicant stated that the paths will be provided, but was hesitant to make it public access which would require ADA compliance. An amended condition would be to have a private pedestrian access easement that will never be obstructed or removed. 3 0 0 5. A request for final review of a major amendment to a special development district (SDD), pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for a major amendment to Special Development District No. 6, Vail Plaza Hotel East, located at 100 East Meadow /Lot M, N, O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Daymer Corporation, represented by Zehren and Associates, Inc. Planner: George Ruther MOTION: KJESBO SECOND: VIELE VOTE:6-0 APPROVED WITH AMENDED CONDITIONS That the Developer provides a centralized loading/delivery facility for the use of all owners and tenants within Special Development District No. 6. Access or use of the facility shall not be unduly restricted for Special Development District No. 6. The loading/delivery facility, including docks, berths, freight elevators, service corridors, etc., may be made available for public and/or private loading/delivery programs, sanctioned by the Town of Vail, to mitigate loading/delivery impacts upon the Vail Village loading/delivery system. The use of the facility shall only be permitted upon a finding by the Town of Vail and the Developer that excess capacity exists. The Developer will be compensated by the Town of Vail and/or others for the common use of the facility. The final determination of the use of the facility shall be mutually agreed upon by the Developer and the Town of Vail. 2. That the Developer submits detailed civil engineering drawings of the required off-site improvements (street lights, drainage, curb and gutter, sidewalks, grading, road improvements, etc.) as identified on the off-site improvements plan to the Town of Vail Public Works Department for review and approval, prior to application for a building permit. 3. The sd d a .al time FegUiFements and- limitations of Sen4ion 12-13 12 shall GOntinue to apply tG Qrd*nanne No. 7, SeFies of 2003 (S ptembeF 4, 2004). That the Developer shall submit a complete building permit application to the Town of Vail Community Development Department for the construction of the Vail Plaza Hotel by no later than 5:00 pm, Friday, September 3, 2004. The Chief Building Official shall determine the completeness of the application. The Developer shall diligently pursue the issuance of a building permit by no later than October 15, 2004. Failure to comply with this condition shall cause this sdd approval to become null and void on September 4, 2004, pursuant to the time requirements and limitations of Section 12-9A-12, Vail Town Code, and Ordinance No. 21, Series of 2001, or on October 16, 2004, depending on whether a building permit application has been submitted. The phasing of the construction of the hotel shall not be permitted. 4. That the Developer submits the following plans to the Department of Community Development, for review and approval, as a part of the building permit application for the hotel: a. An Erosion Control and Sedimentation Plan; b. A Construction Staging and Phasing Plan; C. A Stormwater Management Plan; d. A Site Dewatering Plan; and e. A Traffic Control Plan. 5. That the Developer records public pedestrian easements between the hotel and the Phase III Condominiums, between the hotel and the Phase V Building, and 4 along the Vail I tad frontage. The easements shall begirepared by the Developer and submitted for review and approval of the Town Attorney. The easements shall be recorded with the Eagle County Clerk & Recorder's Office prior to the issuance of a Temporary Certificate of Occupancy. 6. That the Developer records a deed-restriction, which the Town is a party to, on the Phase IV property prohibiting the public use of the spa facility in the hotel. Said restriction may be revoked if the Developer is able to demonstrate to the satisfaction of the Town that adequate provisions for vehicle parking have been made to accommodate the public use of the spa. The restriction shall be recorded prior to the issuance of a building permit. 7. That the Developer submits a comprehensive sign program proposal for the Vail Plaza Hotel for review and approval of the Design Review Board, prior to the issuance of a Temporary Certificate of Occupancy. 8. That the Developer posts a bond with the Town of Vail to provide financial security for the 125% of the total cost of the required off-site public improvements. The bond shall be in place with the Town prior to the issuance of a building permit. 9. That the Developer installs bollards or similar safety devices at the intersection of the delivery access driveway and the sidewalk along the South Frontage Road to prevent conflicts between pedestrians and vehicles, prior to the issuance of a Temporary Certificate of Occupancy. 10. That the Developer coordinate efforts with the owners of the Gateway Building, Phase II, Phase III and Phase V to create a below ground access for loading and delivery to the Gateway from the Vail Plaza Hotel to resolve potential loading and delivery concerns at the Gateway. If a coordinated effort can be reached the Developer shall submit revised plans to the Town of Vail Community Development Department for review and approval, prior to the issuance of a building permit. The intent of this condition is to create an interconnected underground loading and delivery system accessible to all of Special Development District No. 6, Vail Village Inn. 11. That the Developer, in cooperation with the Town of Vail Public Works Department, designs and constructs a left-turn lane on Vail Road and reconfigure the landscape island in the South Frontage Road median to eliminate left-turns from the loading/delivery. The construction shall be completed prior to the issuance of a Temporary Certificate of Occupancy. 12. That the Developer submits a complete set of plans responding to the design concerns expressed by Greg Hall, Director of Public Works & Transportation, in his memorandum to George Ruther, dated 12/13/99. The drawings shall be submitted, reviewed and approved by the Town Engineer, prior to first reading of an amending ordinance by the Vail Town Council. 13. That the Developer submits revised plans to the Town of Vail Community Development Department for review and approval of the thirteen (13) issues identified in the letter from the Public Works Department, dated June 7, 2004, prior to first reading of an amending ordinance by the Vail Town Council. 14. That the Developer provides 75 on-site parking spaces within the area of Phase IV, Vail Village Inn, and as indicated on the Approved Development Plan, to 5 address the Apace parking deficit currently existinfwithin Special Development District No. 6, Vail Village Inn. Said parking spaces shall be made available to meet the parking demand of those uses permitted within the Special Development District. The 75 parking spaces shall not be sold, transferred, traded, or otherwise conveyed for ownership to users located outside of Special Development District No. 6, Vail Village Inn. George Ruther made a presentation per the staff memorandum. Staff addressed PEC comments from previous meetings and addressed the issues in the memorandum. The only new condition was number 13 regarding the Department of Public Works. The applicant addressed the list of conditions, such as CDOT approval off of Frontage Road, and requested a time extension of an additional 90 days to obtain a building permit. The Commissioner were not in favor of a 90 day extension but instead suggested an amended condition which might afford the applicant slightly more time to obtain a building permit. Commissioner Kjesbo questioned the parking and whether or not the spaces will be sold outside of the shareholders in the development. Mr. Losa stated that four spaces have been sold within the SDD. The Commission and the applicant agreed that the ownership of parking spaces would be restricted to parties involved in the SDD. The Commission and staff proposed several revised conditions of approval. 6. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 71-1-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Corporation Planner: George Ruther MOTION: BERNHARDT SECOND: LAMB VOTE: 6-0 TABLED TO JULY 12, 2004 7. A request for a recommendation to the Vail Town Council for the establishment of Special Development District No. 38, Manor Vail Lodge, to allow for the redevelopment of the Manor Vail Lodge, and a request for a conditional use permit to allow for the construction of Type III Employee Housing Units, pursuant to Section 12-6H-3, Vail Town Code, located at 595 Vail Valley Drive/Lots A, B, & C, Vail Village 7th Filing, and setting forth details in regard thereto. Applicant: Manor Vail, represented by Melick and Associates Planner: Warren Campbell MOTION: BERNHARDT SECOND: LAMB VOTE: 6-0 TABLED TO JULY 12, 2004 8. A request for a variance from Section 12-21-14, Restrictions In Specific Zones On Excessive Slopes, Vail Town Code, to allow for the construction of driveways and surface parking in excess of 10% of the total site area, located at 2388 Garmisch Drive/Lot 9, Block G, Vail das Schone Filing 2, and setting forth details in regard thereto. Applicant: Snow Now, LLC Planner: Warren Campbell MOTION: BERN HARDTSECOND: LAMB VOTE: 6-0 TABLED TO JULY 12, 2004 9. A request for a conditional use permit pursuant to Section 12-71-5, Conditional Uses; Generally 6 (On All Levels of a Building or Outside of a Building), Vail Town Ade, and a variance from Title 14, Chapter 5, Parking Lot and Parking Structure Design Standards for All Uses, Vail Town Code, to allow for the construction of an unpaved private parking lot, located at 923 South Frontage Road West/unplatted. (A complete metes and bounds legal description is available for review at the Town of Vail Community Development Department). Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC Planner: Matt Gennett MOTION: BERNHARDT SECOND: LAMB VOTE: 6-0 TABLED TO JULY 12, 2004 10. A request for a conditional use permit, pursuant to Section 12-61-1-3, Conditional Uses; High Density Multiple Family, Vail Town Code, to allow for a public utility and public services use, located at 501 North Frontage Road (Solar Vail Condominiums)/ Lot 8, Block 2, Vail Potato Patch Filing 1, and setting forth details in regard to. Applicant: Verizon Wireless, represented by Kelley Harrison, Closser Consulting Planner: Clare Sloan MOTION: BERNHARDT TABLED TO JULY 12, 2004 9. Approval of minutes MOTION: VIELE TABLED TO JULY 12, 2004 10. Information Update 11. Adjournment MOTION: BERNHARDT SECOND: LAMB VOTE: 6-0 SECOND: LAMB VOTE: 6-0 SECOND: LAMB VOTE: 6-0 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. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published, June 25, 2004 in the Vail Daily. 7 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: July 12, 2004 E SUBJECT: A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Resorts Development Company Planner: George Ruther 1. SUMMARY The applicant, Vail Resorts Development Company (VRDC), has requested a meeting with the Planning & Environmental Commission to discuss the policy intent of the Lionshead Redevelopment Master Plan. Upon review of the master plan, the staff and the applicant believe that a discussion regarding the implementation policies prescribed within the plan is warranted. After reviewing the implementation policies prescribed in the plan, staff is recommending that the Commission directs the staff to prepare an amendment to the master plan that no longer distinguishes between a "new" project and a "redevelopment" project as these terms relate to implementation policies of the Lionshead Redevelopment Master Plan. Instead, staff recommends that the Town of Vail Planning & Environmental Commission directs the staff to prepare an amendment to the Lionshead Redevelopment Master Plan that clarifies the language of the implementation policies and affords flexibility with regard to the application of the design guidelines and standards to all projects, whether they are deemed to be a new project or a redevelopment project, that is deemed to meet the intent of the Lionshead Redevelopment Master Plan. If. DESCRIPTION OF THE REQUEST The Community Development Department and the applicant, Vail Resorts Development Company (VRDC), are requesting a public hearing with the Town of Vail Planning & Environmental to discuss the implementation policies of the Lionshead Redevelopment Master Plan. As a result of the discussion, the staff and the applicant are requesting that the Commission makes a determination of the implementation policies of plan and, if necessary, directs staff to prepare an amendment to the master plan that clearly defines and clarifies the implementation policies for future development in Lionshead. The question that the Commission needs to answer is: Should the Lionshead Redevelopment Master Plan be amended to remove the existing distinction made between a "new" project and a "redevelopment" project and as a result afford flexibility with regard to the application of the design guidelines and standards to all projects which meet the intent of the Lionshead Redevelopment Master Plan? In answering this question, however, staff believes that there are numerous other questions that must also be answered by the Commission to ensure that the goals, objectives and policies of the master plan are met. Those questions include: • In terms of implementing the Lionshead Redevelopment Master Plan, what is the significance of differentiating between "new" development and "redevelopment"? • Why did the creators of the master plan make this differentiation? • What impacts, positive or negative, result from making a distinction between new development and redevelopment? • What might the unintended consequences be if a distinction were not made? And what might they be if a distinction were made? • Can the goals and objectives of the master plan be attained if there were no differentiations made at all? III. BACKGROUND The Lionshead Redevelopment Master Plan makes numerous references to "redevelopment" and "new" development throughout the document. For instance, in Chapter 2, Introduction, Section 2.1, Purpose of the Master Plan, it states, in part, "This master plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives within the Lionshead Study Area. " And, "The plan outlines the Town's objectives and goals for the enhancement of Lionshead and proposes recommendations, incentives, and requirements for the redevelopment and new development of public and private properties." 2 In addition, according to the purpose statement of the Lionshead Mixed Use - 1 zone district, in part, "The Lionshead Mixed Use 1 District is intended to provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Lionshead Mixed Use 1 District, in accordance with the Lionshead Redevelopment Master Plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the District by establishing appropriate site development standards. This District is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead Redevelopment Master Plan." Furthermore, and more importantly, the master plan and zoning regulations make the design standards and architectural design guidelines, as outlined in Chapters 7 & 8 of the plan, regulatory in nature by virtue of citing compliance with the master plan as criteria for review when evaluating development applications for projects in Lionshead. For instance, Section 12-71-1-11, Height and Bulk, Vail Town Code, states, "Buildings shall have a maximum average building height of seventy one feet (71) with a maximum height of 82.5 feet, as further defined by the Lionshead redevelopment master plan. All development shall comply with the design guidelines and standards (ie, Chapters 7 & 8) found in the Lionshead redevelopment master plan. Flexibility with the standard, as incorporated in the Lionshead redevelopment master plan shall be afforded to redevelopment projects which meet the intent of design guidelines, as reviewed and approved by the design review board." Also, to further illustrate the point that portions of the master plan were intentionally created to be regulatory in nature and not just guidelines for consideration Chapter 7, Development Standards, of the Lionshead Redevelopment Master Plan, states, "Adoption of special provisions for redevelopment of properties that already violate existing development standards should also be considered. [emphasis added]." As a result of the above recommendation made by the creators of the master plan, the qualifying sentence, "Flexibility with the standard, as incorporated in the Lionshead redevelopment master plan shall be afforded to redevelopment projects which meet the intent of design guidelines, as reviewed and approved by the design review board."; was incorporated into Section 12-71-1-11, Height and Bulk, Vail Town Code. Lastly, as a final point of confirmation, Section 12-71-1-8, Compliance Burden, Vail Town Code, states, 3 "It shall be the burden of the applicant to prove by a preponderance of the evidence before the planning and environmental commission and the design review board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead mixed use 1 district, that the proposal is consistent with applicable elements of the Lionshead redevelopment master plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. " From the examples demonstrated above and the many others that can be found throughout the master plan, staff believes that the master plan intentionally distinguishes "new" development from "redevelopment" and that the design standards and architectural design guidelines were clearly intended to be regulatory for both new projects and redevelopment projects, with flexibility in their application afforded to redevelopment projects only. III. DISCUSSION ISSUES As previously mentioned, in order to answer the question posed by the staff at the beginning of this memorandum, it is important to discuss and answer several related questions first. To facilitate discussions on whether the master plan should be amended, staff has analyzed the following questions: • In terms of implementing the Lionshead Redevelopment Master Plan, what is the significance of differentiating between "new" development and "redevelopment"? • Why did the creators of the Master Plan make this differentiation? • What impacts, positive or negative, result from making a distinction between new development and redevelopment? • What might the unintended consequences be if a distinction were not made? And what might they be if a distinction were made? • Can the goals and objectives of the Master Plan be attained if there were no differentiations made at all? Staff Response: There appears to be numerous reasons why the implementation policies of the master plan were drafted and adopted the way they were. When reviewed in its entirety, the master plan clearly intends for "new" projects to fully comply with the requirements of the master plan and zoning regulations. It was likely believed that a "new" project would not be encumbered by the constraints of an existing build on a site, and as such, the developer could comply with the prescribed guidelines and standards. For example, recent changes to the Marriott Hotel 4 were determined to be a "redevelopment" project and not a "new" project. The redevelopment of the Marriott Hotel required the developer to work within existing conditions and constraints which would have made fully complying with such architectural design guideline requirements as wall surface and sloping roof pitch requirements nearly impossible. However, had the Hotel been demolished and rebuilt, compliance with these requirements could have been more easily met. It was also very likely believed that through the implementation of specific standards and requirements, "expectations" would be created for both the Town and the developer that clearly defined the goals of development. Unlike the special development district process which often lacks clear expectations for the developer, Town and other interested or affected parties, the implementation policies prescribed in the master plan which are very specific (ie, Chapter 8, Architectural Design Guidelines), create clear expectations for all parties involved. A developer is no longer faced with shooting at moving target that they may never hit, the Town Boards and Commissions do not need to get involved in a long and protracted negotiation with -the developer about whether a project complies or not, and interested and affected parties (ie, adjacent property owners) have a set of guidelines that they can rely on when development occurs on adjoining property. In the end, the belief may have been that with such a specific set of guidelines and criteria, the development review process would be more predictable, save valuable time, and result in clearer expectations for all parties involved with the hope that if the project complies to the guidelines. If it complies it shall be approved. If it does not comply it shall be denied. It is obvious the master plan was created with only positive intent in mind. The creators of the master plan, which included the Town Council, Design Review Board, Planning & Environmental Commission, Town Staff, a long list of outstanding consulting teams, Vail Associates, Inc., and numerous community members, wanted what was believed best for the redevelopment of all of Lionshead. That in mind, the Core Site Hotel development review application has afforded us all with the first real opportunity to roll up our sleeves and dig into the contents of the master plan. In now doing so, we believe we may have uncovered a few things that warrant more discussion and consideration. For example, an unintended consequence of distinguishing "new" projects from "redevelopment" projects is that no flexibility is afforded to "new" projects when applying the design guidelines. Therefore, the document infers that if an applicant designs a building in full compliance with the master plan, it will be a great building. In some ways the plan suggests that there is only one way to attain compliance with the goals and objectives of the master plan; fully comply with all the guidelines. No design latitude or ability to demonstrate compliance with the intent of the guidelines is permitted even if it is agreed that an alternate design, which fails to meet the specific plan guideline, results in a better outcome than an alternate that does comply. A potential result of this implementation policy is the incentive for an applicant to either apply for a variance from the design guidelines or make application for a special development district as a way of gaining flexibility within the design process. Either way, in the end flexibility is afforded to a "new" project and the development review process is carried out just as though the application involved a "redevelopment" project. 5 All in all, staff believes that the question that must be addressed is whether the goals and objectives of the master plan can still be met regardless of whether a project is determined to be a "new" project or a "redevelopment" project. The master plan clearly articulates its purpose, goals and objectives. Staff believes that the plan's goals and objectives can still be met within the parameters of a development review process that affords all types of development, "new" or otherwise, varying degrees of flexibility in complying with the design guidelines and criteria. What is important, however, is that all projects be reviewed for compliance with the intent of the guidelines and when deviations are permitted, the resulting design alternate adheres to the intent of the plan. By way of example only, the Core Site Hotel deviates to varying degrees from several of the prescribed guidelines of the master plan. Without passing judgment on the deviations, three examples of proposed deviations on the Core Site Hotel include the wall surface design of the western fagade, the application of flat roofed areas, and the roof dimensional guidelines (ie, depth of eaves and overhangs). As a "new" project that involves the complete demolition of an existing building, the existing plan language prohibits the Boards and Commission from approving the Core Site Hotel project, as designed, even if it is believed that the design alternatives proposed meets or exceeds the intent of the master plan. VI. STAFF RECOMMENDATION The Community Development Department recommends that the Town of Vail Planning & Environmental Commission directs staff to prepare an amendment to the Lionshead Redevelopment Master Plan that clarifies the language of the implementation policies and affords flexibility regard to the application of the design guidelines and standards to all projects, whether it is deemed to be a "new" project or a "redevelopment" project, which meets the intent of the Lionshead Redevelopment Master Plan. In preparing the amending language, staff further recommends that the new language be drafted in such a manner that the degree of flexibility afforded to a project be directly related to the magnitude of development proposed. For example, the demolition and rebuild of an existing building would be afforded a lesser degree of flexibility from the design standards and architectural design guidelines than that of a remodel, addition or expansion to an existing building. In the end, however, it shall remain the burden of the applicant to demonstrate to the satisfaction of the Planning & Environmental Commission and the Design Review Board that the proposal for development is in compliance with the purposes of the zone district, that the proposal is consistent with applicable elements of the Lionshead redevelopment master plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. 6 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: July 26, 2004 SUBJECT: A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Resorts Development Company Planner: George Ruther 1. DESCRIPTION OF THE REQUEST The Community Development Department is requesting a public hearing with the Town of Vail Planning & Environmental to present a text amendment to the Lionshead Redevelopment Master Plan. The proposed text amendment amends the implementation policies of the Lionshead Redevelopment Master Plan regarding the application of the Architectural Design Guidelines prescribed in Chapter 8 of the Master Plan, and further codified in Title 12, Zoning Regulations of the Vail Town Code. The purpose of the amendment is to clarify and afford all types of development projects, new or redevelopment, flexibility in the application of the Architectural Design Guidelines. The purpose of the amendment, however, is NOT to amend or otherwise alter the overall goals, objectives and policies as stated in the Master Plan. This amendment is being proposed and shall be considered in accordance with Section 2.8, Adoption and Amendment of the Master Plan, Lionshead Redevelopment Master Plan. II. BACKGROUND On July 12, 2004, the Town of Vail Planning & Environmental Commission directed staff to prepare an amendment to the Lionshead Redevelopment Master Plan that would afford all types of development projects, new or redevelopment, flexibility in the application of the Architectural Design Guidelines (Chapter 8). Upon directing staff to prepare the amendment for the Commission's consideration and recommendation to the Vail Town Council, the Commission specifically stated that the degree of flexibility afforded to a development project shall bear proportionately to the extent of the improvements proposed. For example, a development application that proposes the construction of a new structure which includes the demolition of an existing structure shall more fully comply with the prescribed architectural design guidelines outlined in Chapter of the master plan than an application which proposes a renovation or addition to an existing building, as already contemplated in Section 8.3, Existing Structures, Lionshead Redevelopment Master Plan. The Commission was also clear in their intentions that if flexibility is to be afforded, compliance with the intent of the Guidelines and the tenets described in the master plan shall be considered. That said, it would be understood that a development project, new or redevelopment, which proposed deviations to the Guidelines which failed to meet the intent of the Guidelines shall be denied. It was further understood by the staff that when deviations to the Guidelines were granted, that direct and discernible public benefit was achieved. Flexibility in the application of the Guidelines must be a "two-way" street and shall not only benefit the developer. III. PROPOSED TEXT AMENDMENT The proposed amendments to the text of the Lionshead Redevelopment Master Plan are indicated in BOLD (additions) and (deletions). CHAPTER 8 Architectural Design Guidelines 8.1 Vision Statement The Lionshead neighborhood in Vail presents the opportunity to establish a dynamic and exciting community within one of the premier resorts in the world. Lionshead's mountain location, proximity to the ski slopes, and ample residential base evokes the vision of a truly special place, full of vitality and interest. This vision can be achieved through redevelopment of the community by addressing site and architectural issues, and through consistent and effective transitions from existing to new buildings. The pedestrian experience of the public spaces within Lionshead is the most critical issue for redevelopment. Many of the existing spaces are static and uninteresting, due to a prevailing grid organization and lack of animation and architectural coherency within the spaces. One of the most effective ways to intensify this experience is through careful design of the architecture which defines the public spaces. Visually dynamic variation at the pedestrian level can help avoid a monotonous streetscape, and judicious use of ornament, detail, artwork, and color can reflect individuality and establish a variety of experience. 2 0 0 The architecture of Lionshead is envisioned as a unified composition of buildings and public spaces based on the timeless design principles of form, scale, and order, made responsive to their setting and environment. It is not envisioned as a strict dictation of a specific "style" or "theme." Many existing buildings within the community are built of monolithic concrete slabs and lack any sense of order or personality. The new image for Lionshead should move towards the future-using historical alpine references and Vail Village as antecedents. This design framework will allow individual property owners freedom of expression within the personalities of their buildings while establishing and maintaining an overall unifying character and image for the entire community. In addition, it is paramount that the redevelopment effort address specific design considerations generated by the location, climate, and surrounding environment, such as addressing views, using indigenous building materials, and reflecting the alpine heritage. Designing in response to our regional heritage, adhering to a consistent architectural order, and enhancing the public experience will enable Lionshead to define its own identity-making it a distinct and special place not just within the context of Vail, but within kindred mountain communities around the world. 8.2 Organization, Purpose and Scope The organization of the Lionshead Architectural Design Guidelines is based upon describing the "big picture" of the redevelopment effort first, and then F7g S-t: The un ge gfLionsheadshould contribute to Its "Sense 01 place, studying the more detailed aspects. Sections 8.1 and 8.2 begin with the "big picture" and offer the "vision" for Lionshead, and provide explanatory information regarding organization, purpose, and scope. Section 8.3 contains special provisions for new and existing structures, including redevelopment priorities, triggers, and transition tools. This Section addresses how flexibility in the application of the Guidelines should be applied to development applications under consideration by the Town's Boards and Commissions. Section 8.4 contains the Guidelines themselves, but begins first with the "big picture" of planning considerations which may overlap with the Lionshead Master Plan. Prospective developers and/or designers should study this portion of Section 8.4 carefully, to see what design criteria must be met if their project occupies a special site relative to building roles, pedestrian streets, or transition spaces. The latter portion of Section 8.4 deals with the architectural principles of the Design Guidelines, starting first with overall issues such as building form and massing, then moving into more detailed issues such as dimensional criteria for architectural components, materials, and colors. Section 8.5 provides a "quick glimpse" of the quantitative values outlined in the Guidelines. The purpose of the Lionshead Architectural Design Guidelines (ADG) is to work in concert with the Lionshead Master Plan to enhance the existing experience within the community, improve the quality of life, focus direction for future growth, create visual harmony, and improve property values for businesses and homeowners. This document constitutes a design philosophy for the community, which when integrated with the Lionshead Master Plan, helps to establish Lionshead as a coherent, dynamic village with a true "sense of place." These Guidelines are intended to direct the growth of the community through distinct levels of perception, from views of the neighborhood from the mountain and the highway, to perceptions within its pedestrian streets, to the detail level of artistry and ornamentation on the structures themselves. Fi 0-2: Portals gfier, presew tJre;/first trncrg-ex of the eomrrrrrtrftr to Im'destrians._ The scope of the Design Guidelines includes all criteria related to the architectural design of new and redevelopment remedel projects within Lionshead, along with site and planning criteria which relate directly to architecture. Other site and planning criteria may be found in the Lionshead Master Plan, and should be reviewed concurrently with these Guidelines. Structures which have been reviewed and approved by regulatory agencies for Lionshead prior to the endorsement date of this document may present special circumstances with respect to the criteria cited within these Guidelines, and will be handled per Section 8.3. 5 8.3 New and Existing Structures 8.3.1 Special Provisions While these Guidelines offer a roadmap for the redevelopment of Lionshead, they are not intended to limit the efforts of developers and/or designers involved with new and existing structures. It is understood that many of the buildings within the community or may be unable to comply with some of the criteria described in the ADG. Many existing buildings, for instance, may already exceed the height criteria identified. Some existing roof pitches within the community may not meet the numerical values described. And many of the existing pedestrian streets may fall well short of the "ideal" proportions depicted. These and similar issues will be handled on a case-by-case basis, with determination of compliance based upon whether the building meets the general intent of these Guidelines and the tenets described herein. Similar to existing structures, it is also understood that from time to time the Town may determine that it is desirable to afford flexibility in strict application of the Guidelines to new development projects. In these instances, the reviewing body shall rely upon the stated review criteria for deviations to the Architectural Design Guidelines outlined in sub-section 8.3.3.A contained herein. Proposed renovations or additions which meet the general intent of the ADG will be offered more latitude with respect to specific non-compliant items than those which stray from the overall vision of Lionshead as described within-variances will be granted from the detail of the Guidelines if the overall intent is met. In addition, any meaningful efforts to enhance existing structures will be recognized as positive progress, and strict compliance with the "letter" of these Guidelines is not meant to discourage potential improvements. 8.3.2 Development Master Plans Since many of the structures within Lionshead are pre-existing, Development Master Plans are highly encouraged to define long-range goals for buildings within individual parcels. These Plans should be presented to the Design Review Board (DRB) for review when applying for initial building design approval, and should include information such as: • Overall architectural "vision" for all buildings within the site • Design strategies for maintaining consistent architectural language between renovations and new construction within the site • Proposed phasing plans 6 8.3.3 Redevelopment Prioritization and "Triggers" Consistent with Section 8.3.1 above, existing properties are encouraged to renovate and rehabilitate, to the greatest extent possible, the exterior of their buildings according to the parameters of the ADG. It is recognized, however, that a single, complete, and comprehensive exterior renovation may not be economically possible for all existing structures, and incremental improvements must be allowed. Having said this, the following potential exterior improvements should be considered as priorities by both private property owners and the Town of Vail. All reasonable efforts to encourage, provide incentives, and facilitate these improvements should be made. • Renewed and expanded retail frontage. For properties fronting the Lionshead retail mall and retail pedestrian streets, the renovation and expansion of the ground floor retail level is perhaps the most critical element in revitalizing the Lionshead retail core. • Roofs. As outlined in the ADG, the roofscape of Lionshead is a critical component in "knitting" together the built environment and providing visual cohesion to the urban fabric of Lionshead. • Planning considerations. All buildings in Lionshead, both existing and new development, should seek to fulfill the roles of landmarks, portals, turning points, and other roles as outlined in the Master Plan. • Form, massing and height criteria. • Building surface treatment- walls, doors, windows, signage, etc. • All other components of the architectural design guidelines. A critical question regarding the renovation of existing structures is when compliance with the architectural design guidelines is "triggered" or required. Regarding this, the following guidelines should be considered: To the greatest extent possible, renovating properties should endeavor to make significant and meaningful improvements to their properties as opposed to small, insignificant improvements. This does not discount the importance of any improvement to a properties exterior. Any single incremental improvement to one building element will not necessarily trigger compliance on all remaining building elements. However, any portion of the building being improved should do so according to the parameters of the architectural design guidelines. For example, if a property applies to resurface 7 the walls of their building, this resurfacing should be done according to the ADG, but will not in and of itself also require the replacement of the roof, or another major modification, at the same time. 8.3.3.A Review Criteria for Deviations to the Architectural Design Guidelines for New Development Similar to the implementation policies of the ADG prescribed for existing structures, the Town has determined that there may be instances where flexibility in requiring strict compliance with the Guidelines for new development maybe in the best interest of the community and the furtherance of the goals and objectives stated in the Lionshead Redevelopment Master Plan. That said, however, it is acknowledged that such instances are rare and extraordinary, and shall be considered on a case-by-case basis. To aid in determining when flexibility shall be afforded to new development for strict compliance with the Guidelines, review criteria have been established. The following criteria shall be used by the Design Review Board to determine if deviations to the Guidelines should be granted • The design deviation meets or exceeds the intent of the specific design standards as prescribed in Section 8.4; and, • A public benefit is achieved as a result of the design deviation; and, • The design deviation furthers the goals, objectives and purposes as stated in Sections 2.3, 2.5 and 8.2 of the Lionshead Redevelopment Master Plan. 8 ® o IV. STAFF RECOMMENDATION The Community Development Department recommends that the Town of Vail Planning & Environmental Commission directs staff to prepare an amendment to the Lionshead Redevelopment Master Plan that clarifies the language of the implementation policies and affords flexibility regard to the application of the design guidelines and standards to all projects, whether it is deemed to be a "new" project or a "redevelopment" project, which meets the intent of the Lionshead Redevelopment Master Plan. In preparing the amending language, staff further recommends that the new language be drafted in such a manner that the degree of flexibility afforded to a project be directly related to the magnitude of development proposed. For example, the demolition and rebuild of an existing building would be afforded a lesser degree of flexibility from the design standards and architectural design guidelines than that of a remodel, addition or expansion to an existing building. In the end, however, it shall remain the burden of the applicant to demonstrate to the satisfaction of the Planning & Environmental Commission and the Design Review Board that the proposal for development is in compliance with the purposes of the zone district, that the proposal is consistent with applicable elements of the Lionshead redevelopment master plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. 9 CHAPTER 8 ARCHITL AL DESIGN GUIDELINES CHAPTER 8 Architectural Design Guidelines 8.1 Vision Statement The Lionshead neighborhood in Vail presents the opportunity to establish a dynamic and exciting community within one of the premier resorts in the world. Lionshead's mountain location, proximity to the ski slopes, and ample residential base evokes the vision of a truly special place, full of vitality and interest. This vision can be achieved through redevelopment of the community by addressing site and architectural issues, and through consistent and effective transitions from existing to new buildings. The pedestrian experience of the public spaces within Lionshead is the most critical issue for redevelopment. Many of the existing spaces are static and uninteresting, due to a prevailing grid organization and lack of animation and architectural coherency within the spaces. One of the most effective ways to intensify this experience. is through careful design of the architecture which defines the public spaces. Visually dynamic variation at the pedestrian level can help avoid a monotonous streetscape, and judicious use of ornament, detail, artwork, and color can reflect individuality and establish a variety of experience. The architecture of Lionshead is envisioned as a unified composition of buildings and public spaces based on the timeless design principles of form, scale, and order, made responsive to their setting and environment. It is not envisioned as a strict dictation of a specific "style" or "theme." Many existing buildings within the community are built of monolithic concrete slabs and lack any sense of order or personality. The new image for Lionshead should move towards the future-using historical alpine references and Vail Village as antecedents. This design framework will allow individual property owners freedom of expression within the personalities of their buildings while establishing and maintaining an overall unifying character and image for the entire community. In addition, it is paramount that the redevelopment effort address specific design considerations generated by the location, climate, and surrounding environment, such as addressing views, using indigenous building materials, and reflecting the alpine heritage. Designing in response to our regional heritage, adhering to a consistent architectural order, and enhancing the public experience will enable Lionshead to define its own identity-making it a distinct and special place not just within the context of Vail, but within kindred mountain communities around the world. LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-1 ® CHAPTER 8 ARCHITIOUAL DESIGN GUIDELINES 8.2 Organization, Purpose and Scope The organization of the Lionshead Architectural Design Guidelines is based upon describing the "big picture" of the redevelopment effort first, and then studying the more detailed aspects. Sections 8.1 and 8.2 begin with the "big picture" and offer the "vision" for Lionshead, and provide explanatory information regarding organization, purpose, and scope. Section 8.3 contains special provisions for existing structures, including redevelopment priorities, triggers, and transition tools. Section 8.4 contains the Guidelines themselves, but begins first with the "big picture" of planning considerations which may overlap with the Lionshead Master Plan. Prospective developers and/or designers should study this portion of Section 8.4 carefully, to see what design criteria must be met if their project occupies a special site relative to building roles, pedestrian streets, or transition spaces. The latter portion of Section 8.4 deals with the architectural principles of the Design Guidelines, starting first with overall issues such as building form and massing, then moving into more detailed issues such as dimensional criteria for architectural components, materials, and colors. Section 8.5 provides a "quick glimpse" of the quantitative values outlined in the Guidelines. The purpose of the Lionshead Architectural Design Guidelines (ADG) is to work in concert with the Lionshead Master Plan to enhance the existing experience within the Page 8-2 LIONSHEAD REDEVELOPMENT MASTER PLAN F`it; $-1: f lie image «fLi«jrslteod shaii(tic•onmrhute to its -sense= of plac'e. - CHAPTER 8 ARCHIT*AL DESIGN GUIDELINES 9 community, improve the quality of life, focus direction for future growth, create visual harmony, and improve property values for businesses and homeowners. This document constitutes a design philosophy for the community, which when integrated with the Lionshead Master Plan, helps to establish Lionshead as a coherent, dynamic village with a true "sense of place." These Guidelines are intended to direct the growth of the community through distinct levels of perception, from views of the neighborhood from the mountain and the highway, to perceptions within its pedestrian streets, to the detail level of artistry and ornamentation on the structures themselves. The scope of the Design Guidelines includes all criteria related to the architectural design of new and remodel projects within Lionshead, along with site and planning criteria which relate directly to architecture. Other site and planning criteria may be found in the Lionshead Master Plan, and should be reviewed concurrently with these Guidelines. Structures which have been reviewed and approved by regulatory agencies for Lionshead prior to the endorsement date of this document may present special circumstances with respect to the criteria cited within these Guidelines, and will be handled per Section 8.3. LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-3 Fig 8 Portals o ien present the first ini ges o/ the t'ommunih` to pedestrians. CHAPTER 8 ARCHITAUAL DESIGN GUIDELINES 8.3 Existing Structures 8.3.1 Special Provisions While these Guidelines offer a roadmap for the redevelopment of Lionshead, they are not intended to limit the efforts of developers and/or designers involved with existing structures. It is understood that many of the buildings within the community may be unable to comply with some of the criteria described in the ADG. Many existing buildings, for instance, may already exceed the height criteria identified. Some existing roof pitches within the community may not meet the numerical values described. And many of the existing pedestrian streets may fall well short of the "ideal" proportions depicted. These and similar issues will be handled on a case-by-case basis, with determination of compliance based upon whether the building meets the general intent of these Guidelines and the tenets described herein. Proposed renovations or additions which meet the general intent of the ADG will be offered more latitude with respect to specific non-compliant items than those which stray from the overall vision of Lionshead as described within-variances will be granted from the detail of the Guidelines if the overall intent is met. In addition, any meaningful efforts to enhance existing structures will be recognized as positive progress, and strict compliance with the "letter" of these Guidelines is not meant to discourage potential improvements. 8.3.2 Development Master Plans Since many of the structures within Lionshead are pre-existing, Development Master Plans are highly encouraged to define long-range goals for buildings within individual parcels. These Plans should be presented to the Design Review Board (DRB) for review when applying for initial building design approval, and should include information such as: Overall architectural "vision" for all buildings within the site Design strategies for maintaining consistent architectural language between renovations and new construction within the site • Proposed phasing plans 8.3.3 Redevelopment Prioritization and "Triggers" Consistent with Section 8.3.1 above, existing properties are encouraged to renovate and rehabilitate, to the greatest extent possible, the exterior of their buildings according to the parameters of the ADG. It is recognized, however, that a single, complete, and comprehensive exterior renovation may not be economically possible for all existing structures, and incremental improvements must be allowed. Having said this, the following potential exterior improvements Page 8-4 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITSUAL DESIGN GUIDELINES should be considered as priorities by both private property owners and the Town of Vail. All reasonable efforts to encourage, provide incentives, and facilitate these improvements should be made. • Renewed and expanded retail frontage. For properties fronting the Lionshead retail mall and retail pedestrian streets, the renovation and expansion of the ground floor retail level is perhaps the most critical element in revitalizing the Lionshead retail core. • Roofs. As outlined in the ADG, the roofscape of Lionshead is a critical component in "knitting" together the built environment and providing visual cohesion to the urban fabric of Lionshead. • Planning considerations. All buildings in Lionshead, both existing and new development, should seek to fulfill the roles of landmarks, portals, turning points, and other roles as outlined in the Master Plan. • Form, massing and height criteria. • Building surface treatment- walls, doors, windows, signage, etc. • All other components of the architectural design guidelines. A critical question regarding the renovation of existing structures is when compliance with the architectural design guidelines is "triggered" or required. Regarding this, the following guidelines should be considered: To the greatest extent possible, renovating properties should endeavor to make significant and meaningful improvements to their properties as opposed to small, insignificant improvements. This does not discount the importance of any improvement to a properties exterior. Any single incremental improvement to one building element will not necessarily trigger compliance on all remaining building elements. However, any portion of the building being improved should do so according to the parameters of the architectural design guidelines. For example, if a property applies to resurface the walls of their building, this resurfacing should be done according to the ADG, but will not in and of itself also require the replacement of the roof, or another major modification, at the same time. Any proposal to add significant volume or mass to a property will trigger full and reasonable compliance to the Master Plan and Architectural Design Guidelines. LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-5 CHAPTER 8 ARCHITAL DESIGN GUIDELINES 8.3.4 Transition Tools Transition tools used to revitalize Lionshead are generally outlined in the specific design criteria within these Guidelines, but are important enough to merit their own subsections. 8.3.4.1 Build-to Lines Build-to lines can be used to better define the existing public spaces, and to create new ones. Delineation of these build-to lines is illustrated within the Master Plan. When using these planning parameters to define public space, designers should give careful consideration to the "ideal" pedestrian street width- to-height relationships illustrated in Section 8.4.1.3. Design of new building edges within E"Tisting approved build-to lines should be carefully evaluated to make maximum use of the new retail space, and how the added building mass adds to the overall pedestrian experience. 8.3.4.2 Roof Replace-ments 7 ~ e. E r~stlnr New Fivs 8-3 4- S-4: I.risting buildings can he updated using retail-level c•alonnadec, new rogfji)rms. door and windoir trim, and uppropriate deviling, The replacement of flat roofs with pitched roofs can greatly improve the image of Lionshead, and roofing projects for existing structures which incorporate the criteria described herein should be considered whenever possible (see criteria for existing roof compliance in Section 8.4.2.7). Roofing projects which are part of planned building maintenance programs should be used as opportunities to add life and interest to buildings, through the addition of pitched (or mansard) roofs which meet the form, pitch, material, and color criteria Page 8-6 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARcMTAUAL DESIGN GUIDELINES identified within these Guidelines. These retrofitted roofs will greatly enhance the image of the individual structures, and will also act to tie dissimilar structures together within the community. 8.3.4.3 Door and Window Enhancements Enhancements to doors and fenestration can also serve to add vitality and interest to otherwise uninspiring buildings. Doors at primary entries and retail frontages should be improved whenever possible, to encourage pedestrian interest and add to the vitality of the streetscape. Modifications to overall building fenestration and window detailing (at lintels, trim, jambs and sills) can be used to articulate the notion of base, middle, and top on buildings, and to introduce mountain-friendly windows to the community in terms of energy efficiency and views. 8.3.4.4 Building Finishes Simple improvements to building finishes, such as covering drab, monolithic precast concrete panels with textured stucco, or applying stone veneer to tie buildings to their sites, can act as successful transition tools, with relatively minimal costs. New finishes add to the aesthetic appeal of buildings but can also be used to provide tangible, value-added improvements to structures, such as installing exterior insulation and finish systems (EIFS) to increase thermal performance of buildings, or stone veneer to protect lower levels from impact damage during snow removal. 8.3.4.5 Detail and Ornamentation And finally, the addition of ornamentation and other detail appropriate to Lionshead-used in conjunction with one or more of the previously mentioned strategies-can greatly refine the quality of architecture throughout the community. Well-crafted retail fronts will entice passers-by into shops and other commercial areas, while careful detailing at eave lines on new roofs will interlock roofs with building masses and tie new roofs to the overall building language. Custom lintels over doors and windows will also add visual interest, and detail on building finishes-such as articulated bands on stucco or finely- crafted stone caps on stone veneer-will add to the overall quality of structures within Lionshead. LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-7 ® CHAPTER 8 ARCHITIOUAL DESIGN GUIDELINES 8.4 Design Guidelines 8.4.1 Planning Considerations 8.4.1.1 Introduction As noted earlier, most criteria governing site issues relative to Lionshead redevelopment may be found in the Master Plan. However, some site issues relate directly to the architecture of the community and are therefore described within this section. Issues such as special "roles" buildings may play within the community, comfortable proportions for pedestrian streets, and the notion of domain are crucial concepts which rely heavily on the architectural entities which define them, and are therefore described in detail on the following pages. 8.4.1.2 Building "Roles" Certain building sites within Lionshead occupy special locations within the urban "fabric," or "texture" of the community. To make best use of these special sites and energize the pedestrian experience, buildings on the sites will be required to meet the criteria that immediately follow, in addition to the general criteria described throughout the rest of the document. The locations of the special sites are identified within the Lionshead Master Plan. This section outlines specific architectural requirements for buildings which occupy these critical sites, based upon the types of buildings, or building "roles" most appropriate to the sites, including portals, edge definers, space definers, and landmarks. Portals Portals act as the "front doors" to communities or urban spaces and therefore often present the first images to pedestrians. Buildings which are located on key sites need to act as inviting and "friendly" portals to or within Lionshead. Stand-alone structures can act as portals through appropriately-scaled, large openings and significant mass, while multiple structures can accomplish this through proper siting and relationship to one another. Human scale can be achieved with portals by introducing horizontal architectural components which relate to the surrounding context, such as retail frontage heights and other critical eave heights. This can also be achieved through careful design of detail which is considerate of the human form; that is, detail which relates to dimensions people are most comfortable with, such as railing heights, head heights, story heights, and similar proportions. Portals within Lionshead can be effective if they present enough mass Page 8-8 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHIT*UAL DESIGN GUIDELINES to enclose the spaces they are defining, with enough open area to present the sense of entry needed for a community of its size and complexity. They may serve additional functions as well, such as living areas, bridges, or enclosed connectors, which can help to further animate the portals and provide additional income- generating space. Edge Definers Whereas portals act as the "front doors" to urban communities, edge- defining buildings act as the "exterior walls" for communities. Where the edges of Lionshead meet areas exterior to the community such as Vail Village, the Gore Creek Corridor, and the highway, buildings must present appropriately-scaled, well-defined edges to contain Lionshead or act as distinct transition zones from one neighborhood to the next. The form, massing, and height guidelines identified in Sections 8.4.2.2 and 8.4.2.3 will direct much of the design of these edges, but additional considerations such as building siting, scale, and architectural image should be taken into Fi 8-6' fludding mass used to dtftne m4Zv, account as well. LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-9 rig 8-5 1Vithin portals, detail can help achieve human .scale, ® CHAPTER 8 ARCHIT*uAL DESIGN GUIDELINES Building siting should allow for openings to occur between structures which make up the community edge, to encourage passers-by to take inviting glimpses inside Lionshead. In addition, buildings along edges should be scaled according to nearby structures. Architectural language should be used to offer a consistent image of Lionshead from the outside-proportions of buildings and the ways in which they are detailed need to reflect the overall image found within the community, and "loud," self-promoting buildings which reference only themselves should be avoided. Public Space Definers To continue the analogy, structures which define public space act as the "interior walls" of Lionshead. These buildings should address public spaces with their primary facades, and should not "turn their backs" to the spaces. Buildings which define public space should have distinct wall planes, with relatively minor plan and elevation offsets. Building footprints which are based upon rigid grid layouts should be avoided; instead, designers are encouraged to develop more inviting, irregular public spaces which offer surprises to travelers as they proceed through Lionshead. Definition of the corners of public spaces is critical to contain those spaces, and can be accomplished through significant massing at the corners. In addition, important heights such as tops of shopfronts and prominent eave lines should be reinforced on buildings which define public space, because they encourage the eye to follow the "walls" of the public space around its perimeter, thereby strengthening the sense of enclosure. Landmarks A landmark provides a sense of orientation for the community, and reinforces its "sense of place" or image. As such, it must be visible from key locations within the community, such as portals and major public spaces, and must offer an image consistent with Lionshead. As Page 8-10 LIONSHEAD REDEVELOPMENT MASTER PLAN l° rg 8- C'reulmq "iralls " around space. CHAPTER 8 ARCHITAWUAL DESIGN GUIDELINES 0 a unique architectural element, a landmark should be designed to clearly stand out from the rest of the community, while still presenting a consistent design language. Care should be taken to provide a clear hierarchy between the village landmark and other, secondary landmarks. Landmarks are most successful when they serve special functions such as bell towers, clock towers, monuments, or public art, rather than being self-serving. Furthermore, they should be carefully scaled to the buildings adjacent to them, as well as to the overall scale of the urban village. image of'L:ionshead 8.4.1.3 Pedestrian Streets Width-to-Height Relationships Ratios of width to height at pedestrian streets and other outdoor spaces are crucial to the success of those spaces. While ideas of comfortable, inviting scale differ greatly between cultures and individuals, for the purposes of these Guidelines, European mountain antecedents- integrated with our Colorado resort location-have been used as the basis for determining "comfort." With this in mind, pedestrian streets shall be designed with cross-sections exhibiting 1:1/2 to 1:1 %2 width- to-height ratios. Approved cross-sections for pedestrian streets will be calculated using the nearest walls which line the streets. Walls which are 16' high or less (to the eave) from ground level will not be considered as part of width and height calculations. Walls greater than 16' high (to the eave), however, interrupt pedestrian site lines from street level, and offer a strong sense of enclosure for pedestrians. Therefore, these walls will be included as part of street width and height calculations. The sketches shown in this section illustrate some examples of acceptable ratios, using both "short" and "tall" walls. DONSHEAD REDEVELOPMENT MASTER PLAN Page 8-11 Qg S-&- Landmarks reinforce the CHAPTER 8 ARcMTEWAL DESIGN GUIDELINES ,e ~ ti ~ , ms ti Setback 2 4' Width :Setback Fig 8-10: 1.1 112 ratio r2 high wallsr, The intent of the width-to-height principles is to direct the development of comfortable, human-scaled pedestrian streets. However, all other criteria identified within the Lionshead Master Plan and the rest of this document, such as build-to lines, form and massing criteria, and height restrictions, take precedence over the ratios identified herein. Within these parameters, exceptions to the listed ratios may be considered if the intent has been met. Fig 8-1 1: C'onrf ortable transition from Public to Semi- Public domains at streelfi-o zt. Public and Private Domain Proper understanding of the notion of public and private domain presents the opportunity to introduce another level of pedestrian movement through Lionshead-one in which traffic flows laterally across outdoor spaces, rather than simply along them. This lateral flow also reinforces the concept of weaving the sides of outdoor spaces Page 8-12 LIONSHEAD REDEVELOPMENT MASTER PLAN Fig R-9: 1:1 2 ratio !2 high walls), CHAPTER 8 ARCHITIUAL DESIGN GUIDELINES 10 Fig 8-12:. trcades, lgzgias, and primarl, entries should remain transparent to pedestrian streets, together, through psychological, visual, and physical ties. Specific levels of domain can range from public, semi-public, semi- private, to private. Designed properly, the varying relationships between these levels can act to strengthen the ties within a village, and add to the spatial interest-or quality level-of the outdoor spaces. These additional "layers" of space along public ways add excitement and vitality by presenting varying strategies of design and detailing to pedestrians as they travel through the layers from public to private space, or vice-versa. In addition, they provide comfortable transition spaces from public to private, rather than presenting an abrupt experience from one domain to the next. However, poor design of domain and the ways in which the different levels interact can lead to psychological, visual, and physical segregation of the levels, leading in turn to empty and monotonous public spaces rather than active and interesting ones. The aim of these Guidelines is to reinforce the concept of transparency between public and semi-public, or street and shop. Segregation of these levels of domain shall be avoided whenever possible. To this end, colonnades, arcades, porticos, and other covered ways along shopfronts shall be designed to invite-rather than repel-pedestrian traffic. This may be accomplished through thoughtful design of visual and artistic elements such as signage, window displays, shopfront lighting, and the like, and physical elements such as columns, planters, and artwork. As visual and physical barriers are removed, psychological ones will follow suit. Design of street-edge sidewalk cafes, patios, and colonnades are described in Section 8.4.1.4 of this document. LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-13 ® CHAPTER 8 ARCHITLWAL DESIGN GUIDELINES 8.4.1.4 Transition Spaces General For the purposes of these Guidelines, transition spaces are defined as the architectural components which line pedestrian streets and other public spaces. With this in mind, all structures which form transition spaces shall be designed with the transparency and other characteristics described earlier in this document, along with the dimensional criteria to follow. The intent is to create a layer of frontage with interest and life, rather than the typical homogeneous shopping center so common today. To this end, great latitude is permitted for the design of transition spaces. Outdoor Dining/ Sidewalk Cafes Semi-public areas such as outdoor dining and sidewalk cafes offer the opportunity to engage pedestrians with dining activities and serve to animate the public spaces with the presence of people. As Fiq 8-13: "Outdoor rooms such as outd6or dining and "outdoor rooms" cafes Grin eggage the pedevrian, themselves, these types of spaces create a high level of transparency between public and semi-public domains. Minor grade changes can actually be very effective in these areas, and planter walls, guardrails, and the like can act to define the spaces and add another level of detail to the public ways. However, the subtle awareness and interaction of people from the public spaces with people inside the dining areas or cafes is important, and therefore severe physical or visual barriers should be minimized whenever possible. Page 8-14 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHIUWAL DESIGN GUIDELINES 10 Streetfront Patios, Courtyards, and Gardens As semi-private spaces, patios, courtyards, and gardens which serve hotels, residences, and other private uses must maintain the solitude for which they were designed, while at the same time allowing for some interaction between resident or hotel guest and the pedestrian traveler. In addition, as components which contribute to the fabric of public spaces, patios, courtyards, and gardens with street frontage must work in concert with the street and add to its dynamic nature, through careful attention to scale, materials, and detailing. These semi-private amenities should be scaled small enough to avoid competing with significant public spaces, to maintain the hierarchy of the outdoor rooms, and make clear distinction between the public, semi-public, and semi-private domains. Moreover, the materials which define the ground plane (such as pavers or tiles), the walls of the space (such as stucco or wood), and the ceiling of the space (such as wood trellises), must work in harmony with the architectural language of the building itself, and with the materials used along the street frontage. Details used to articulate these areas can also contribute to the overall image of the public space and reinforce to its "sense of place." Colonnades, Loggias, and Arcades Architectural features such as colonnades or loggias-comprised of columns supporting one edge of a roof and often called arcades-offer yet another way to provide successful transitions from public space to semi-public space. To maintain transparency, however, the components which make up these features-such as columns, piers, and planter walls-should be designed to allow unencumbered pedestrian movement around and through them. A minimum clear space of 6' shall be kept between building faces and streetfront columns, piers, and planter walls. This clear space will encourage two-way circulation along retail fronts, and foster comfortable movement. In addition, the ratio of solid mass (expressed by the column or pier width) to open area (expressed by the widths of the openings between the columns or piers) should be designed so it does not act as a barrier which prevents pedestrians from traveling along or through the colonnade. Changes in ground plane between public spaces and colonnades, loggias, and atria can also hinder freedom of pedestrian movement, and should therefore be generally limited to 12" or less. The overall intent of this section is to direct the careful design of architectural entities so they do not act as barriers between public spaces and the buildings those spaces serve. Within these principles, LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-15 ® CHAPTER 8 ARCHITAWAL DESIGN GUIDELINES other factors such as elegant proportions, appropriate scale, and accessibility must also be considered. 8.4.2 Architecture 8.4.2.1 Introduction The architectural portion of these Guidelines is intended to provide a unified, conceptual framework using historical alpine references. It is imperative that the redevelopment effort address specific architectural design considerations generated by the location, climate, and surrounding environment-such as addressing views, using indigenous building materials, and reflecting the alpine heritage. However, within this framework, the architectural language of buildings within Lionshead should strive to reinterpret its heritage and look to the future, instead of simply mimicking the past. 8.4.2.2 Building Form and Massing Building form and massing-as design determinants-are especially AW critical to the success of Lionshead as an interesting, inviting resort. so The forms of buildings and the ways in which they are massed offer opportunities to present a comfortable, pedestrian scale to the Lionshead traveler, and to strengthen the continuity of the streetscape throughout. Other vital corridors within Lionshead which are not along primary pedestrian/retail routes-such as the Gore Creek Corridor-can also benefit from well-designed massing which relates to the scale of those corridors. Form and massing act to marry a building to its site, whether the site is part of a paved plaza or sits within natural topography, and serve to "break down" the scale of the village fabric when viewed from the ski hill. The overall design strategy of building form and massing shall relate to the horizontal organization found within Lionshead (such as shopfront heights, important floor lines, and critical eave lines), and to the planning considerations outlined in the Lionshead Master Plan (such as build-to lines, sun pockets, and view corridors). The intent of this section is to guide the creation of a village which is appropriately scaled through the use of segmented forms and masses. The underlying fabric shall be constructed of structures which rise out of the ground gradually, rather than being vertical blocks set on the ground plane. At the pedestrian scale, the street level should be Page 8-16 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHIT*UAL DESIGN GUIDELINES dynamic and interesting, by varying forms and masses at the bases of CW buildings. These building "skirts" should not be uniform one- or two- story masses, but rather fragmented forms which offer interest and diversity. 8.4.2.3 Building Height General The following building height and massing criteria shall apply to the Lionshead Master Plan study area, excluding all residential properties south of Gore Creek. Primary Retail Pedestrian Frontages On any property edge fronting a retail pedestrian street or mall (see site design guidelines for definition and locations), at least 50% of a building face shall have a maximum 16' initial eave height, at which point that face must step back a minimum of 12'. The remaining percentage of building face may have a maximum 36' initial eave height, at which point the building face shall step back a minimum of 12'. Eave height is defined as the distance from finished grade to the initial primary eave of the structure. Gable faces of buildings are also measured to their eaves, excluding the actual wall area which comprises the gable. The intent of this retail/pedestrian street requirement is to present a dynamic, fragmented streetfront to outdoor spaces, rather than uniform blocks of building mass (see Section 8.4.2.2). Fig 8-14: At retail/ pedestrian streets. the intent is to form segmentedV st; eet- )runis. tising Wand 36' maxintum eave heights and 12'step backs. i I IN LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-17 CHAPTER 8 ARCHITAUAL DESIGN GUIDELINES Ski Yard and Open Space Frontages This paragraph applies to the portion of any property not meeting the criteria of the Primary Retail Pedestrian Frontages section above, and fronting on the ski yard or the Gore Creek corridor. Due to the unique and highly visible nature of these areas, building faces fronting them shall be limited to maximum initial eave heights of 48', at which point those faces shall step back a minimum of 12'. It is critical to note that the 48' maximum initial eave height does not allow for an unarticulated, flat building face from grade to 48'. The horizontal and vertical maximum unbroken building face requirements, as well as all other guidelines contained in this chapter and the Master Plan, shall apply. Remaining Building Frontage Building faces that do not meet the special site criteria of the sections above may have a maximum initial eave height of 60', at which point those faces must step back a minimum of 12'. To the extent possible, all new and redeveloped buildings in Lionshead should avoid "turning their backs" on other buildings or important pedestrian corridors. However, it must be acknowledged that very few buildings have prime frontage on all sides and almost all buildings will have different programmatic requirements and visual characteristics on their different faces. Toward that end, a building's greatest vertical mass and "back of house" functions should occur on the frontage with the least volume of pedestrian traffic. In addition, components of a building with the greatest vertical mass should be oriented north-south to minimize the blockage of southern views and sunlight. It is critical to note that the 60' maximum initial eave height does not allow for an unarticulated, flat building face from grade to 60'. The horizontal and vertical maximum unbroken building face requirements, all other guidelines contained in this chapter and the Master Plan, and DRB review and approval, shall still apply. Wall Surface Criteria Notwithstanding the previous height and setback requirements, there shall be no vertical wall face greater than 35' on a building without a secondary horizontal step in the building face (the horizontal step may be a cantilever or a setback). This requirement is intended to prevent large, unbroken planes in the middles of building faces, to further Page 8-18 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITIWUAL DESIGN GUIDELINES mitigate the visual impact of building height, and to provide for higher quality and more interesting articulation of structures. While many instances will necessitate a distance of at least 24" for this movement, it shall be incumbent upon the developer to demonstrate that the intent of this requirement has been met. Absolute Maximum Heights Absolute Maximum Height is defined as the vertical distance from existing, finished or interpolated grade - whichever is more restrictive - to the ridge of the nearest primary roof form to that grade. With this in mind, the Average Maximum Height of any building shall not exceed 71 ft. Notwithstanding the notion of Average Maximum Height, the Absolute Maximum Height of any building shall not exceed 82.5 ft. Within any building footprint, height shall be measured vertically from the ridgeline of the primary roof form on a proposed or existing roof to the interpolated or existing grade directly below said point on a proposed or existing roof to the imaginary plane created by the interpolated grades (see Figure 8-15a-c) Calculation of Average Maximum Height The intent of implementing an Average Maximum Height for buildings is to create movement and variety in the ridgelines and roof forms in Lionshead. Toward that end, the Average Maximum Height of a building shall be calculated based upon the linear footage of ridgeline along primary roof forms. Any amount of primary roof form ridgeline that exceeds 71 ft. must be offset by at least an equal amount of primary roof form ridgeline falling below 71 ft., with the distance below 71 ft. equivalent to or greater than the distance exceeding 71 ft. The average calculation shall be based on the aggregate linear footage of primary roof forms across an entire structure, not separate individual roof forms (see Figure 8-15c) Average Maximum Height Calculation Average Maximum Height = [Primary Ridge Length (A) X Average Height of Ridge (A)] + [Primary Ridge Length (B) X Average Height of Ridge (B)] +[Primary Ridge Length (C) X Average Height of Ridge (C)] ] [Primary Ridge Length (A) + Primary Ridge Length (B) + Primary Ridge Length (C) + DONSHEAD REDEVELOPMENT MASTER PLAN Page 8-19 CHAPTER 8 ARCHITWAL DESIGN GUIDELINES Additional Requirements/Exceptions All buildings, regardless of permitted building heights and massing principles, shall conform to all established Public View Corridors (see Lionshead Redevelopment Master Plan). Special "landmark" building elements, such as chimneys, towers, or other unique architectural forms, may exceed the Absolute Maximum Height, subject to approval by the reviewing board. This provision is intended to provide for architectural creativity and quality of building form, and shall not be used as a means or circumventing the intent of the building height limitations. In addition, regardless of final building height, buildings shall avoid monotonous, unbroken ridge lines, and shall provide visual interest through the use varied peak heights, roof forms, gables, and other appropriate architectural techniques. Page 8-20 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITAAL DESIGN GUIDELINES d~ ~W a' a a c4 a v o~ m 4 .ti i h ti 00 of i `p 'r LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-21 CHAPTER 8 ARCHIT*UAL DESIGN GUIDELINES r r w a ~d o a ~d a o a h w W 1 w ~ ooh 2 F F C U ~ ~ O F a 1 r'' / ~ ~ W r h W x t 00 l T 10d Q 1 o ao 04 U ~i° 0 U Q O a O 00 - 0 1 00 d z 1` p r "'WOWWWrrWjo a o ,a a q ~ w A 0 I h ti 00 t ao Z Page 8-22 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITOUAL DESIGN GUIDELINES 0 o~, r ti t •r 1 t V w .4 0. f v ` o~ h d F, 1 ~ 1 .tx~s~ a~at~ a~vnssy ~0 i 1 Fw o ti' w w ~a x N. d ~ ~ y ! x ~ '-a x a A w 4 ~ x ~ 0 1 C i aq l ti w x 1 o_~ c f A4 o~ l i o w ~ Q o i 94 x 9 LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-23 CHAPTER 8 ARCHITWAL DESIGN GUIDELINES 8.4.2.4 Exterior Walls General Exterior walls within Lionshead shall be designed with clear definition of base, middle, and top. This organizing principle will weave the separate pieces of the community into a consistent fabric. The tripartite strategy of base, middle, and top will establish key datums, or special horizontal layers, within the community which reinforce the form, massing and height guidelines described earlier. To this end, the three-part definition of buildings shall relate directly to organizing principles such as existing datums, architectural elements such as storefront colonnades and awnings (where applicable), and massing strategies such as building setbacks and maximum heights. This strategy can relate to form and massing principles through the development of street-level setbacks defining the bases of buildings where appropriate, and minor setbacks relating to the middles and tops of buildings. The bases of buildings should be visually dynamic to heighten the pedestrian experience. In addition, their interface with the topography of the site is crucial, as they act as the transition zones between man- made structures and natural grade. Visual dynamics at street level are most effectively accomplished through the introduction of secondary forms, materials, colors and detailing. Page 8-24 LIONSHEAD REDEVELOPMENT MASTER PLAN Fig 8-16: Clear definition of tease. middle. top. CHAPTER 8 ARCHITOUAL DESIGN GUIDELINES F._risting f New Fig k-J Transhion tools used to define ease. middle, toll at esistitng structures. However, the use of indigenous materials at the primary elements (see following sections for definitions) is critical in tying buildings to their sites. Rhythm and order should be introduced to guide the traveler through the streetscape, and offer an enhanced sense of movement through Lionshead. To reinforce this intent, street-level walls shall not span more than 30 feet horizontally without significantly varying at least 2 of the following 5 characteristics: • Massing or Height • Material, Fenestration, or Color LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-25 F ga 848 S lasonn, -veer ran he a ea to "Connect - buildings to their sues. 0 CHAPTER 8 ARCHIT*UAL DESIGN GUIDELINES When massing or height are varied, buildings with street-level walls may vary material, fenestration, or color to meet the 30-foot span requirement; however, if massing or height are not varied within 30 feet, material, fenestration, and color must be varied. Existing buildings may disregard the 30'-maximum horizontal wall guideline if their structural bays or other organizing elements exceed 30', provided that the distance over 30' falls within reasonable limits. An existing building with 36' structural bays, for instance, is not required to further divide those bays; however, an existing building with 48' structural bays may be required to divide those bays into 24' sections, depending upon the nature of the pedestrian street frontage. The middles of buildings within Lionshead shall read as "quiet" masses when compared to building bases and roofs, and should act as a unifying background throughout the community. This should be done through the use of simple materials, such as stucco, and more consistent, repetitive fenestration and detailing (see Sections 8.4.2.5 and 8.4.2.9). Building middles should not be designed as less important, banal elements, but rather as elements which present interest and articulation through subtle detailing-through fenestration, shutters, trim, and the like-instead of massing. The tops of walls shall be designed to comfortably engage their pitched roofs, without the abrupt changes in form and massing so commonly found in structures with primarily flat roofs. Walls should also be used to Page 8-26 LIONSHEAD REDEVELOPMENT MASTER PLAN F• z 8-19: Colonnade and shopfront criteria. CHAPTER 8 ARCHITSUAL DESIGN GUIDELINES 0 visually reduce roof heights, through the careful design of lowered plate heights and integrated dormers, which help to merge wall planes with roof forms and interlock building masses with roof masses. The tops of buildings shall be capped with well-proportioned, pitched roofs, acting as the uppermost unifying image within the architectural fabric of Lionshead. Roofs viewed from pedestrian streets should nearly disappear from view as travelers approach, due to their pitches relative to ground-level sightlines. However, viewed from a distance, roof forms within Lionshead should offer a consistent roofscape to the observer within the community or on the mountain adjacent to it. Guidelines which direct the design of the roofscape are described in Section 8.4.2.7. Materials (General) As mentioned earlier, building materials should be carefully selected to recall the heritage of our alpine antecedents, yet look forward to the vision of Lionshead as a modern resort community. The specific requirements and limited palette of major building materials described herein are intended to reinforce the visual harmony envisioned for the community and act as additional unifying thread for the resort. Materials used at primary building elements-defined as those which exceed 500 square feet (SF) in wall surface area-shall recall and relate to the indigenous materials of the area and enhance the sense of our Colorado mountain resort heritage. They are described below according to their most appropriate locations within the tripartite order of individual structures. Secondary building elements, or those which cover an area of 500 SF or less, may be comprised of varying materials to add design flexibility, encourage individual expression, and enhance visual interest. They are not specifically listed within these Guidelines, but may include materials such as painted steel, canvas and similar textiles, colored unit masonry, and the like. Within this framework, creative use of materials is encouraged, but "patchwork" designs of inconsistent material locations or patterns should be avoided. All secondary building elements will be approved at the discretion of the reviewing body. Base Materials Materials selected for the bases of buildings must balance the transparency required at retail shopfronts with the strong, anchoring LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-27 ® CHAPTER 8 ARCHITIOUAL DESIGN GUIDELINES elements needed to tie buildings to their sites. That is, they must successfully integrate the notions of mass wall and frame wall. In addition, they should offer both large- and small-scale texture at the ground plane, to add varying levels of interest and heighten the pedestrian experience. With this in mind, building bases shall be primarily constructed of individual pieces or unit materials such as stone veneer. When using stone, veneers should be selected which lend authenticity to mass walls-thin veneers or those which appear as mere surface applique should be avoided. Battering may be used as an additional-but optional--design tool to visually strengthen the bases of structures. As mentioned earlier, secondary elements within building bases may incorporate accent materials, but these materials should be carefully selected to act in concert with the rest of the architecture. Shopfronts and other special street-level amenities have the most latitude with respect to material selection, but can be very successful if constructed of hand-crafted, durable materials. These types of materials can hold up to the careful scrutiny of the street-level observer, along with the physical abuse common to public ways. Acceptable accent materials include-but are not limited to-wood, wrought iron, forged or formed metals, and etched glass. Middle Wall Materials The middles of buildings shall be constructed of neutral field materials such as true stucco, EIFS, or wood. These types of materials help to establish the "quiet" or "background" vertical surfaces necessary at the major wall planes which typically make up the bulk of structures. In addition, they offer an interesting difference between the dynamic nature of building bases and the more repetitive, subtle patterns of building walls above street level. Materials such as stucco should be designed as an expression of mass, rather than infill between structural members. Where building walls meet roofs, materials which successfully integrate the tops of buildings to their middles, such as wood in the form of brackets, rafter tails, and the like, are most effective. Approved materials for use on building roofs are described in Section 8.4.2.7 of these Guidelines. Colors Building colors for structures within Lionshead should be chosen to blend structures with the mountain environment, while offering visual and psychological warmth to observers. To this end, earth tones and Page 8-28 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITWAL DESIGN GUIDELINES other low-intensity colors derived directly from the surrounding APPIN mountains should be used on primary building elements, defined as those which cover more than 500 SF. Earth tones include hues such as off-whites, beiges, tans, and light grays, introduced in shades slightly darker than their natural counterparts. Colors inherent to the materials used, such as natural stones and naturally-weathering woods, generally offer the hues and textures most desirable within Lionshead, and such materials should not be painted. However, integrally-colored concrete, stucco, and semi-transparent wood stains are acceptable as well. In an effort to limit the palette of colors used on buildings and avoid the "patchwork" effect, no more than three colors should be used on primary building elements. Secondary building elements (500 SF or less in area) may be clad in accent colors to add visual interest to the overall streetscape. They should act as highlighting elements at storefronts, primary entries, and signage, and are most appropriate at lower levels to engage pedestrian interest. Upper levels, in an effort to act as the more "quiet" fabric of Lionshead, should avoid brighter colors and remain true to the earth tones listed above. When used, accent colors should reflect the natural mountain environment of Lionshead, with golds, oranges, reds, and shades of green, blue, and purple used most often. Colors foreign to the mountain setting should be avoided. Trim Trim colors, generally used on elements to express structure, door and window openings, significant floor lines, fascias, and the like, shall act in concert with field and accent colors. This is most effectively accomplished through the selection of deep or vibrant colors having the same or similar hues, but using different shades or tints. At street level, accent colors may be used on trim to express storefronts and reinforce the rhythm of the streetscape. 8.4.2.5 Exterior Doors and Windows General In the tradition of mountain antecedents, openings for exterior doors and windows in buildings within the Lionshead community shall be treated as recessed elements in mass walls of stone, concrete, or stucco, rather than flush surfaces on them. Within frame walls, they shall be expressed as infill material between structural members, and LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-29 ® CHAPTER 8 ARCHITSUAL DESIGN GUIDELINES recessed from those members. This treatment lends itself to the image CW of structures comprised of significant mass or structure, instead of curtain walls clad over lightweight frames. Given this general approach, however, door and window sizes, shapes, types, materials, and colors should relate to the tripartite order established through development of base, middle, and top. Exterior Door Sizes, Shapes, and Types Door sizes should be appropriate to their materials, with rustic, "heavy" doors generally used in stone or concrete to accentuate mass, and glazed, "light" doors used in field materials such as stucco and wood siding, or at window wall assemblies (see commercial front exceptions to follow in this Section). Entry doors located along retail streets and other public ways offer the first true glimpse of F;g 8-20: E'ni , doors at retail buildings when approached from shops shouid express rattail and rrafts,rtnnship. those spaces, and should therefore be designed with hand-crafted quality and attention to detail. These doors should be oversized when possible, but in proportion to the frontage of which they are a part. Entry doors for large retail centers or hotels should be significantly larger than those found in smaller, more intimate shops. Other doors for structures, regardless of location, should be designed as part of an obvious hierarchy, with primary entry doors the largest, secondary entry doors somewhat smaller, and private or egress-only doors smaller yet. Shapes of doors should relate directly to their locations on the building, with rectangular shapes being the most prevalent. Specially- shaped doors and double doors are encouraged at primary entries along retail frontages, or as custom portals for private residences, while the middles of buildings should be characterized by more standard shapes. Special shapes should not be overused or used in a random, ad-hoc fashion; shapes such as arched heads or square, overhead doors should relate to the overall building architecture. Page 8-30 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITOUAL DESIGN GUIDELINES and art cis inviting portals for pedestrians. Exterior Door Materials and Colors All exterior doors within Lionshead shall be constructed of high- quality, durable materials such as wood, metal-clad wood, or metal; doors at primary hotel, condominium, or retail entries may also include large areas of glass to attract pedestrians. Glass doors should relate to building orientation, views, or functions, with large areas of glass generally avoided in locations other than those noted. Maintenance- free materials such as copper, baked aluminum, and naturally- weathering woods are encouraged-painted metals and woods should be avoided whenever possible. Copper cladding and wrought iron doors may be left to patina naturally, while industrial metals such as steel and aluminum should be baked or anodized with finish colors to match building trim. Commercial fronts and private entries offer the unique ability to introduce hand-crafted, custom-built portals for businesses and private residences, and must also have the ability to display shop wares. They are therefore permitted more latitude with respect to materials, colors and amounts of glazing. Aluminum storefronts may be used on commercial structures, provided they are finished in factory finish. All-glass doors are permitted as well, with no limits set on the amount of glass permitted at retail level. Etched glass is encouraged to bring a level of detail to special storefronts. Doors which are part of window LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-31 1 ig 8-Z1: (I ell-crafted commercial frotus ltc io at in;a.-te th< strcetsr°ape ® CHAPTER 8 ARCHITOUAL DESIGN GUIDELINES wall assemblies may also have large glass areas, to take full advantage of mountain views. All exterior door glazing shall be non-reflective, to minimize off-site glare, particularly from the ski mountain. Exterior Door Hardware Variations in designs and materials for exterior door hardware at primary entries are encouraged to bring a level of fine detail and creative expression to buildings within the community. Approved materials include brass, copper, wrought iron, wood, and industrial metals such as aluminum or steel. Industrial metals should be prefinished in colored or clear factory finish systems to reduce maintenance problems. Door hardware in areas other than primary entries should complement the surrounding materials and details. Window Sizes, Shapes and Types As with exterior doors, window sizes should be appropriate to their surrounding wall materials, with narrow, relatively tall windows used in stone or concrete, and larger, more expansive windows used in field materials such as stucco and wood siding, or in window wall assemblies. Fenestration within field materials should be designed with decorative trim and sills, or _ - - heavy structural frames, so they do r nr not appear as "punch-outs" within those materials. Windows located along retail streets and other public ways offer locations in which to display goods to pedestrians, and should therefore be designed with t~ tr` F{ ~ 1. E particular care. Window walls 1 should be designed in proportion to - f their associated frontages, with windows at large retail centers or hotels significantly larger than those found in smaller, more intimate shops. Other fenestration, regardless of location, should be designed as part of an obvious ' hierarchy, with lower-level, retail street openings the largest, and t-??. Clear mirulou lriertrrc/rt windows above somewhat smaller. br base; twiddle. and tvl), Page 8-32 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHIT&UAL DESIGN GUIDELINES Shapes of windows should also relate directly to their locations on the building, with rectangular shapes being the most prevalent. Fenestration located within the middles of buildings should be shaped and organized into fairly regular patterns, to establish rhythm and continuity. Specially-shaped windows are encouraged at walls along retail frontages, or as custom openings in distinct areas of private residences. They are also appropriate at dormers and other special roof elements. As with doors, specially-shaped windows should relate to the overall building architecture. And as a general rule, the variety of geometric shapes used should be limited to 3 on any given building. Acceptable window types include high-quality fixed, double-hung, awning, and casement units. Sliding windows and multiple-opening units such as jalousie are generally lesser-quality units not conducive to the mountain environment and should be avoided. At retail levels, bay, box and bow windows are encouraged to animate the pedestrian street and integrate public and semi-public domains. All windows should strive to add visual interest through careful design of mullions, muntins, and divided lites. The intent of the Guidelines is to recall the regional heritage through the thoughtful design of fenestration and how it relates in scale, proportion, and materials, to the tripartite order of structures within the community. Window Materials and Colors Windows within Lionshead shall be painted or stained wood, or clad in maintenance-free metals such as copper, or aluminum and steel with baked finishes. Copper cladding may be left to patina naturally, while baked enamel colors for aluminum and steel cladding should be similar to trim colors, and in similar complementary hues to wall colors or stained wood colors. Factory finishes should be selected to withstand the intense ultraviolet radiation found at higher elevations, and prolonged fade-resistant warranties should be considered. In addition, LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-33 Fig 8-'3: li'irrdoi+'s should be thouglttfulle designed and relate to the wall uuuerials which surround them. ® CHAPTER 8 ARCHITOUAL DESIGN GUIDELINES glazing shall be non-reflective, to minimize off-site glare, particularly from the ski mountain. Decorative shutters are permitted within Lionshead only if they are designed to operate or appear to operate. When used, they should be constructed of wood and finished with durable stains or paints. Their design and placement should be consistent and should not take on a random or haphazard appearance. Design freedom is encouraged within these parameters, and within the context of the other architectural elements found on the building, including handrail designs, ornamental iron, and similar detailing. 8.4.2.6 Balconies, Guardrails, and Handrails Location and Size Balconies should be carefully located with respect to their orientation to the sun, involvement with public spaces, and snow and watershed from structures above and onto structures or passers-by below. They should be sized as outdoor rooms, with ample space for outdoor furniture and other amenities, or merely as small, private parapets used as "step-outs" to allow fresh air into the adjacent room. False balconies and balconies which straddle these two roles should be Figs 8-24 & 8-2?: Custom guardrails and baiconv detaiis are encouraged within design parameters. avoided, as they tend to lack the benefits of either and are often left unused. Proper location and size will ensure that balconies become animated spaces, rather than outdoor storage areas. As animated spaces, their placement in public plazas and pedestrian streets- Page 8-34 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHIAUAL DESIGN GUIDELINES straddling the semi-private and public domains-will infuse those spaces with the vitality needed to draw visitors to Lionshead. Balconies which face service alleys or are located within other socially "dead" spaces, or are susceptible to water or snowshed are generally unsuccessful spaces and should be avoided in Lionshead. The intent of this Section is to infuse public spaces with the energy of occupied balconies, and encourage designers to avoid the design of lifeless balconies which remain unoccupied and therefore detract from public spaces. Materials and Designs Custom designs for balconies, guardrails, and handrails offer the opportunity for truly creative expression within these Guidelines, and unique design solutions are encouraged. Approved materials for primary elements such as guardrails, handrails, posts, and support brackets include stucco-covered walls (for guardrails only), naturally weather-resistant woods, wrought iron and other decorative metals, and steel. Materials such as glass, plastic, pipe rails, and metal panels are strongly discouraged. Secondary elements such as pickets and ornamental detailing may use other materials not listed above but will be reviewed on a case-by-case basis. Materials which meet the intent of the Guidelines and work in harmony with the architectural language of the building can lead to positive solutions, but all secondary building materials will be approved at the discretion of the reviewing body. Drainable balconies-or those which shed water off them via waterproof membranes as opposed to letting water trickle through them-shall be designed whenever other balconies, pedestrian streets, or other public ways are exposed to water or snowshed from those balconies. Placement of the drain systems should be carefully considered to avoid passers-by below. Non-drainable balconies may be used in all other locations and should be constructed of weather- resistant woods or ornamental metals. Within these general parameters, balcony, guardrail, and handrail designs should be patterned after a rational order of structure and detail. Primary structural or decorative members should be in proportion to the balconies they are supporting, which in turn should relate to the overall building scale. An honest, straight-forward expression of structure should be sought whenever possible, avoiding LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-35 ® CHAPTER 8 ARCHITOUAL DESIGN GUIDELINES design faux pas such as stucco-covered beams or grossly undersized brackets. 8.4.2.7 Roofs General In keeping with the spirit of the area's mountain architecture, primary roofs within Lionshead are to be predominantly gables and hips, with sheds or flat roofs permitted at smaller, secondary roofs. Primary roofs are defined as roofs which cover more than 500 SF of roof area, while secondary roofs are those which cover 500 SF of roof area or less. Secondary roofs which occur at logical breaks in building massing may exceed 500 SF if the general intent of fragmented forms and visual harmony is met. Free-standing sheds and butterfly roofs are not permitted. Mansard roofs are permitted on buildings where pitched roofs would be impractical, if the mansards are of similar form, pitch, the building 's architectural language. material, color, and detail to other roofs within the community (and identified within these Guidelines). If used, these types of roofs should be considerate not only of views from the pedestrian street, but also those from the ski mountain. To this end, areas of flat roof within the slopes of the mansard shall be limited to the practical minimum, and the materials for the flat roof shall be black or in a color to blend with the sloped roof. In addition, rooftop equipment within the flat areas shall be painted to blend with the roof material (see "Miscellaneous Equipment" Section to follow). The overall image for Lionshead takes its cue from the simple, fragmented, gabled roof forms of European alpine villages, where views of the roofscapes from the mountains are paramount. All new construction shall comply with the following roof criteria. Substantial expansions and renovations shall also adhere to these Guidelines, along with the remaining portions of the building which are not being expanded or renovated (see exceptions above, in Sections 8.3.1, 8.3.4.2, and later in this Section). Roof framing shall be Page 8-36 LIONSHEAD REDEVELOPMENT MASTER PLAN Fig 8-26: Eave members slzouid visually sturdy. and detailed to relate to the rest of CHAPTER S ARCHIT*UAL DESIGN GUIDELINES expressed wherever possible, particularly through exposed ridge beams, outriggers, rafter tails, and fascia boards. Dimensional Guidelines Roofs should be constructed with 30" minimum eave and rake overhangs, with dimensions dependent upon overall building size. Secondary roofs may have overhangs as small as 18", but should work with the overall scale of the roofscape. Ridge beams and outriggers should be of visually sturdy members (6x or 8x material for wood, and equivalent sizes for other materials), sized to support rafters and overhangs; decorative end cuts or patterns are encouraged. Rafter tails shall also appear sturdy (2x or 3x material for wood) and be exposed to express structure. Eave and rake fascias shall be wide enough to screen end profiles at metal roofs, and to offer a consistent image with respect to structural roof members. 7- Pitch l: i , N , end "texture " to the overall roolkape of I ionshead. Roof pitches for primary roofs shall be from 6:12 to 12:12, inclusive. Pitch breaks are permitted when they occur at architecturally appropriate locations such as plate lines, changes in plane, etc. To add variety to the Lionshead roofscape, secondary sloped roofs may have pitches ranging from 4:12 to 12:12, and flat roofs may have limited use as secondary forms. Existing structures with especially large footprints may deviate from the pitch requirements if they meet the overall intent of the roof guidelines and are responsive to views from both the pedestrian street and the ski mountain. Steep mansard roofs which exceed the 12:12 maximum pitch criteria are not encouraged, but may be necessary in certain instances when excessive building dimensions make the 12:12 pitch requirement impractical. These buildings will be handled on a case- by-case basis, and evaluated on intent rather than quantitative criteria. LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-37 0 CHAPTER 8 ARCHIT*UAL DESIGN GUIDELINES Materials and Colors Primary roofs shall be covered with a limited palette of unit materials to present a coherent image for Lionshead. Approved materials for primary roofs include-but are not limited to-metal shingles, cementitious shingles, concrete tiles, wood shakes or shingles, and high=quality asphalt shingles which offer acceptable colors and depth. Metal shingles may be of copper (16 oz/SF minimum weight), terne metal, or other materials with natural patina. Secondary roofs may be covered with metal panels, in corrugated, rolled, or standing seam profiles. Primary roofs shall be in neutral, earth-tone colors, with brown or gray tones-bright colors or reflective materials are not permitted. Roofs may incorporate blends to achieve desired colors- on-site mock-ups are required when blends are proposed. At retail levels, accent colors are permitted for secondary roofs to add vitality to the streetscape. Changes in roof materials or colors shall take place in logical locations, such as changes in pitch or changes in plane. Dormers Dormers are considered secondary roof elements, and as such are permitted some latitude in terms of form, pitch and material. Dormers may be gables, hips, or sheds, with pitch as identified previously for secondary roofs. When designed as an extension of upper-level walls, they should be constructed in the more traditional manner, above broken eaves on both sides of the dormers, as opposed to continuous eaves up and over the dormers. Design freedom is encouraged, and dormers with non-compliant forms or pitches will be considered if the overall roofscape provides the image intended. F7q 8-28: Snoirguard details should relate to other architectural elements on the rtcildirtq. Snowguards, Gutters and Downspouts Snowguards or snowclips shall be used wherever significant amounts of snow may accumulate over occupied areas, such as pedestrian streets, entries, patios, decks, balconies, or uncovered parking areas. Pitched roofs which face north are particularly susceptible to snow and Page 8-38 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITOUAL DESIGN GUIDELINES 0 ice accumulation, as are lower roofs to the north of-and therefore in the shadow of-their higher neighbors. In these cases several rows of snowguards or many snowclips may be necessary. Snow and ice accumulation on metal roofs-which heat quickly during sunny winter days-is especially dangerous to unsuspecting persons or equipment. Metal roofs which face south or are located significantly higher than adjacent, lower roofs shall be equipped with snowguards or snowclips to prevent injury to people or damage to lower roofs. Outdoor gathering areas which face south and are not completely covered may be exposed to water drip from the roofs above them. These locations-which may include heavily-used public spaces such as sun pockets or pocket plazas-are ideal candidates for gutters and downspouts. Where roofs are in constant shadow or have northern exposures, gutters and downspouts used in conjunction with heat tape may work well. Gutters used below snowguards should be designed to take the load of the accumulated snow and ice which snowguards frequently release. Approved materials for gutters and downspouts within Lionshead include aluminum or steel with baked finish, and copper or lead-coated copper. Gutter sections may be traditional or half-round. Snowguards shall be constructed of painted plate steel vertical supports (painted black, or to match roof or building trim color) with horizontal members made of materials which recall the structure of the building, such as timbers, logs, or tube steel . Large structures, where snowguards are not readily visible from street level, may use the more utilitarian expanded metal or mesh dams, welded to steel horizontal sections and vertical supports. All exposed steel shall be painted. Miscellaneous Equipment All miscellaneous rooftop equipment, including roof vents, antennas and satellite dishes, shall be painted to blend with the roofs to which they relate. Major pieces of equipment on commercial buildings shall be strategically located to conceal them from view, or hidden in cupolas or other structures-exposed equipment is not permitted. All flashings shall be copper or painted metal to match those found on exterior walls. The intent of these provisions is to present a well- blended roofscape throughout the community, as seen from the public spaces as well as from the mountain. LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-39 CHAPTER 8 ARCHITOUAL DESIGN GUIDELINES Skylights/Solar Panels Skylights and solar panels are permitted within Lionshead if they are less than 3 feet higher than the surrounding roof. Both elements must be included in maximum roof height calculations, and shall be well- hidden from street level and the mountain. 8.4.2.8 Fireplaces and Chimneys Fireplace Requirements Fireplaces shall be designed to meet all applicable Codes, including the restriction on wood-burning units within Lionshead. Exposed flues and vents for gas-operated fireplaces or other equipment such as furnaces should be hidden from primary views, and painted to blend with the nearest building materials. Chimney Sizes and Shapes All flues 6" diameter or greater which penetrate roofs shall be designed with chimneys. The sizes of chimneys should be in scale with the architecture of the building- not small enough to be lost in the massiveness of the structure, but not large enough to overwhelm the structure. Chimneys should be designed with relatively slender ri,! 8-29.- Decoronve chunney caps proportions when viewed from at can add itzterest to the roofscape, least one profile, with height greater than width, and in rectangular shapes. Heights of gas-burning chimneys or boiler flues shall be designed to proportionally match their wood-burning counterparts, to lend authenticity and consistency to the overall roofscape. Chimney Materials Chimneys within Lionshead shall be covered in stone veneer (to match building veneer) or stucco, to express the alpine heritage of the area. Wood or metal-clad chimneys are permitted at small, residentially- scaled buildings only. Page 8-40 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITOUAL DESIGN GUIDELINES 10 Chimney Caps Chimneys may terminate in decorative caps of stone, stucco, or metal. Creative designs, such as arched openings within caps, barrel or pitched metal roofs, and the like are encouraged to lend interest to the building roofscape. Chimney caps should act as elegant crowns to nicely-proportioned chimneys, and should not seem bulky or top- heavy. When flat or pitched stone caps are used, they shall have a minimum thickness of 4". All chimney caps shall be designed to screen spark arrestors and other utilitarian equipment as much as possible. 8.4.2.9 Detail Detail should be introduced to the architecture of Lionshead to infuse heritage, culture, and artistry to the Lionshead environment. Well- designed ornamentation can serve to complement and perhaps intensify the other architectural principles discussed in these Guidelines, but should be designed to work in harmony with-and not against-the basic architecture. The design of signage, brackets, lightposts, and the like should present a hand-crafted quality, particularly at street level. Detail at the middles of buildings should rely more upon pattern or carefully-designed repetition to visually connect parts of a building together or separate buildings to one another. Figs 8-30 thru 8-32: Derail should reflect heritage and regional coweyt. LIONSHEAD REDEVELOPMENT MASTER PLAN Page 8-41 ® CHAPTER s ARCHITLWAL DESIGN GUIDELINES 8.5 Summary Table of Quantitative Criteria The following table offers a "quick glimpse" of the quantitative criteria established within these Guidelines, by Section number. However, it is not designed to act in lieu of a thorough review of this document. The values listed in the table should be evaluated in conjunction with the actual Sections which they pertain to, particularly in light of the explanations of design intent, clarifications, possible exceptions, and other notes not identified within. Sect DescrintionCriteria 8.4.1.3 Pedestrian Street Width-to-Height Relationships 1:1/2 to 1:1 '/2 8.4.2.3 Bldg Eave Height at Retail/Pedestrian Streets 50% wall face @ 16' maximum height 50% wall face @ 36' maximum height 12' minimum step back 8.4.2.3 Bldg Eave Height at Ski Yard/Gore Cr Corridor 8.4.2.3 Bldg Eave Height at Remaining Areas 8.4.2.3 Wall Surface Criteria 8.4.2.3 Maximum Ridge Heights 8.4.2.4 Exterior Horizontal Wall Spans 8.4.2.4 Primary/Secondary Bldg Material Definitions 8.4.2.4 Primary/Secondary Bldg Colors 8.4.2.7 Primary/Secondary Roof Definitions Compliance Criteria for Existing Roofs 8.4.2.7 Roof Dimensional Guidelines 8.4.2.7 Roof Pitch 48' maximum eave height 12' minimum step back 60' maximum eave height 12' minimum step back 35' maximum vertical face Horizontal step required 71' average maximum height 82.5' absolute maximum height 30' maximum span at street level Primary: exceed 500 SF area Secondary: 500 SF area or less Primary: exceed 500 SF area Secondary: 500 SF area or less Primary: exceed 500 SF roof area Secondary: 500 SF roof area or less Substantial expansion/renovation 30" min eave and rake overhangs 18" overhangs at secondary roofs Primary: 6:12 to 12:12 Secondary: 4:12 to 12:12 (or flat) END OF ARCHITECTURAL DESIGN GUIDELINES Page 8-42 LIONSHEAD REDEVELOPMENT MASTER PLAN i 0PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING TOWN Monday, July 26, 2004 PROJECT ORIENTATION - Community Development Dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESENT Doug Cahill Chas Bernhardt George Lamb Rollie Kjesbo David Viele Bill Jewitt MEMBERS ABSENT Ann Gunion Site Visits : 1. Tyrolean - 400 East Meadow Drive, Unit 9 2. Manor Vail - 595 Vail Valley Drive 3. Vail Amoco - 934 South Frontage Road 4. Residences at Briar Patch Condos - 1390 Buffehr Creek Road Driver: Warren NOTE: If the PEC hearing extends until 6:00 p.m., the Commission may break for dinner from 6:00 - 6:30 p.m. Public Hearing - Town Council Chambers 2:00 pm A request for a final review of a minor subdivision, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to amend the locations of the existing building envelopes, located at 1390 Buffehr Creek Road/Lots A, B, C, Residences at Briar Patch Condos and setting forth details in regard thereto. Applicant: Residences of Briar Patch Homeowner Association, represented by Zehren and Associates Planner: Bill Gibson ACTION: Tabled to August 9, 2004 MOTION: Kjesbo . SECOND: Viele VOTE: 6-0-0 Warren Campbell made a presentation per the staff memorandum. Tim Losa of Zehren & Associates made a brief presentation based upon the application materials submitted. The Commission asked the applicant for clarification on the details of the proposal. There was some concern expressed about the height of the buildings as they moved south. Staff stated that the height maximum is thirty-three feet in the Residential Cluster zone district. Bill Jewitt stated he has no issues with the GRFA or site coverage, but is concerned about pushing the envelopes so close to the ridge (south). There was also concern expressed over the exact shape of building envelopes B and C due to the possibilities of owners changing or the DRB does not approve the conceptual designs then it would be necessary to return before the PEC to re-plat 2. A request for a final revi9of a variance, pursuant to Chapter 12, Priances, Vail Town Code, from Section 12-61-1-6, Setbacks, Vail Town Code, to allow for a minor alteration, located at 400 East Meadow Drive, Unit 9, (Tyrolean Inn)/Lot 5 D, Block 5, Vail Village Filing 1 and setting forth details in regard thereto. Applicant: Tyrolean Chalet, LLC., represented by Mauriello Planning Group, LLC Planner: Matt Gennett ACTION: Approved MOTION: Kjesbo SECOND: Lamb VOTE: 5-1-0 (Cahill opposed) Staff gave a presentation per the staff memorandum. Dominic Mauriello of the Mauriello Planning Group, LLC, representing the applicant, detailed the project through a presentation. He discussed the architectural goals they are trying to achieve by using an existing building. Bill Jewitt asked the applicant the reason for the variance request. The applicant said it will help with several architectural features they wish to create. Rollie Kjesbo asked staff about the history of the site in terms of its legal non-conforming status and previous variance granted to properties which are legally non-conforming. Several commissioners stated that the design aspect must be viewed in conjunction with the variance request on the existing building. 3. A request for a recommendation to the Vail Town Council for the establishment of Special Development District No. 38, Manor Vail Lodge, to allow for the redevelopment of the Manor Vail Lodge, and a request for a conditional use permit to allow for the construction of Type III Employee Housing Units, pursuant to Section 12-61-1-3, Vail Town Code, and a request for a conditional use permit, pursuant to Chapter 12-61-1-3, Public or Commercial Parking Facilities or Structures, Vail Town Code, to allow for the sale of 30 parking spaces, located at 595 Vail Valley Drive/Lots A, B, & C, Vail Village 7th Filing, and setting forth details in regard thereto. Applicant: Manor Vail, represented by Zehren and Associates Planner: Warren Campbell ACTION: Tabled to August 9, 2004 MOTION: Rollie SECOND: Viele VOTE: 6-0-0 Staff gave a presentation per the staff memorandum for a work session and noted changes in the project. Chuck Madison of East West Partners gave an introduction to the project, an overview of comments from a previous meeting, an overview of entire project, and a summary of public benefits. Brian Sipes of Zehren Associates presented the proposed plans and discussed issues, such as building height, proposed parking, and architecture. Jim Lamont, representing Vail Village Homeowners, detailed the neighborhood concerns regarding pedestrian access and tennis courts. He suggested a public benefit could be to upgrade the streetscape along East Gore Creek Drive and Vail Valley Drive and linking with pathway into Ford Park. Jon Boord, representing All Seasons Condominium Association, stated that the bulk and mass of the project was out of character with the neighborhood. He asked that the project be treated under the requirements of the High Density Multi-family District. Mr. Kemmer, resident of All Seasons, spoke of the view corridor in the building and stated that the public benefits should extend to the entire neighborhood. Commissioner Viele how many mezzanine levels were in the buildings and asked if the roof height could be lowered. He stated that the bulk and mass as seen similarly in Lionshead and other areas in Vail. Commissioner Bernhardt stated that bulk and mass has always been a problem and feels it has not been addressed with the revised plans. He could also not support the selling of parking spaces if there is parking in the setbacks. Commissioner Jewitt would like to see a traffic study because he believes that the redevelopment will greatly increase the traffic. He suggested a bigger structure and thinks for-sale parking should be open to the general public. He stated that he would like more flexibility and creativity in the project. He stated that the Town of Vail should be paying for public development projects, but feels streetscape improvements would be in line with the project. He concluded by stating that the height blocks too much of the Gore Range from the immediate area. Commissioner Kjesbo stated that height has alGtays been his concern, but agreed that Proof should not change and the mezzanine level should be removed. He did not have a problem with additional GRFA in the setback due to the pre-existing condition of the building. Commissioner Lamb would like to see artful streetscape in conjunction for the project and would like to see the tennis courts maintained. Bulk and mass are still issues that need to be resolved for the project. Turn around feature is a positive aspect of the project. Commissioner Cahill would like the project to be a part of the neighborhood and to be developed with a 48 foot building height maximum. The infill development is out of character and would like the buildings to be separate and would like to see a traffic study to see if the turnaround helps the increased traffic. 4. A request for a final review of variance, pursuant to Chapter 11-10, Variances and Appeals, Vail Town Code, for a variance from Chapter 11-6-4, Building Identification Signs, to allow for a new free standing building identification sign, located at 934 South Frontage Road/unplatted and setting forth details in regard thereto. Applicant: George Brodin, represented by Mauriello Planning Group, LLC Planner: Warren Campbell/Clare Sloan ACTION: Approved MOTION: Kjesbo SECOND: Bernhardt VOTE: 6-0-0 Staff gave a presentation per the staff memorandum. Dominic Mauriello of Mauriello Planning Group, representing George Brodin owner of Lionshead Amoco, described the proposed sign noting the reduction in height, size and the elimination of the internal illumination. Peter Knobel from the public stated his opinion that the sign size needs to remain as it is existing. The Commission felt that this business is different than others in Sign District 1 as it is more vehicle oriented. In addition, the existing sign has been there for many years and the new one is slightly smaller. The Commission was in favor of the proposed sign as presented based on the criteria for a variance on page 8 of the memo. 5. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Corporation Planner: George Ruther ACTION: Recommendation of approval, with modifications, of the proposed text amendment MOTION: Viele SECOND: Lamb VOTE: 6-0-0 Staff presented the project per the memo and asked for direction regarding the amendments to the Lionshead Master Redevelopment Plan. The Commission requested that staff strike the words "full compliance". Dave Viele would like to see Town Council included in any review of these proposals believing that checks and balances are necessary. The Design Review Board would be just a recommendation in the early stages of a request under these proposed changes. Jay Peterson spoke to the fact that Town Council gave clear direction in 1999 that the PEC would have final say on all major exterior alterations. 6. A request for a conditional use permit, pursuant to Section 12-61-1-3, Conditional Uses; High Density Multiple Family, Vail Town Code, to allow for a public utility and public services use, located at 501 North Frontage Road (Solar Vail Condominiums)/ Lot 8, Block 2, Vail Potato Patch Filing 1, and setting forth details in regard to. Applicant: Verizon Wireless, represented by Kelley Harrison, Closser Consulting Planner: Clare Sloan ACTION: Tabled to August 23, 2004 MOTION: Viele SECOND: Lamb VOTE: 6-0-0 E 11 7. A request for a variance from Section 12-21-14, Restrictions In Specific Zones On Excessive Slopes, Vail Town Code, to allow for the construction of driveways and surface parking in excess of 10% of the total site area, located at 2388 Garmisch Drive/Lot 9, Block G, Vail das Schone Filing 2, and setting forth details in regard thereto. Applicant: Snow Now, LLC Planner: Warren Campbell ACTION: Tabled to August 9, 2004 MOTION: Viele SECOND: Lamb VOTE: 6-0-0 8. Approval of minutes ACTION: Approved MOTION: Lamb SECOND: Kjesbo VOTE: 5-0-1 (Bernhardt abstained) 9. Information Update Joint meeting: DRB, PEC and Council on August 3, 2004, at 8:30 a.m. Donovan Park 10. Adjournment MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 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. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479- 2356, Telephone for the Hearing Impaired, for information. Community Development Department Published, July 23, 2004 in the Vail Daily. 11 MEMORANDUM 11 TO: Vail Town Council Town of Vail Planning & Environmental Commission Town of Vail Design Review Board FROM: George Ruther, Chief of Planning DATE: July 30, 2004 SUBJECT: Lionshead Core Site Hotel - Joint Meeting On Tuesday, August 3`d, 2004, at 8:15 am the Community Development Department will be facilitating a joint meeting with the Vail Town Council, Town of Vail Planning & Environmental Commission, and the Town of Vail Design Review Board at the Donovan Park Pavilion. The purpose of the joint meeting is to assemble the various Town boards and commissions for an informational presentation of the development review application submitted on behalf of Vail Resorts for the proposed Lionshead Core Site Hotel project and to begin to answer many of the questions that have arisen about the project and the development review process over the course of the last couple of months. As you are aware, the Community Development Department has been working closely with Vail Resorts for several months on the review of the development application for the proposed Lionshead Core Site Hotel project. Along the way, Vail Resorts has appeared before both the Planning & Environmental Commission and the Design Review Board for worksession discussions about the project. In light of input, comments and quesitons received from the Board and the Commission, the Community Development Department believes that it is imperative that the decision-making bodies in the development review process assemble together in one room to share in a presentation of the proposal, as amended, and to then actively engage in a discussion about the project with Vail Resorts, fellow decision-makers, and the Town staff. For the meeting to be successful, numerous questions about the project and the development review process must first be addressed. For instance, • What are the roles of the various reviewing bodies in the development review process?; and • How does the Lionshead Redevelopment Master Plan and the Zoning Regulations affect development within Lionshead?; and • What roles do the Master Plan and Zoning Regulations play in the development review process for the Lionshead Core Site Hotel project?; and • What is the Core Site Hotel project and what is it all about?; and • What conditions is the Core Site Hotel project addressing?; and • Why is the Core Site Hotel project so important to the future success of all of Lionshead?; and 11 • How does the proposal outlined in the Master Regulations?; and 11 "stack up" against the goals, objectives and policies Plan and the requirements prescribed in the Zoning What are the next steps in the development review process and how can we move forward from here? The Community Development Department, along with representatives from Vail Resorts, will provide answers to these questions and any others that may arise during the meeting. To ensure a productive and successful meeting, a bit of pre-meeting preparation is necessary. The Lionshead Redevelopment Master Plan is a document containing a wealth of information about the development potential and future of Lionshead. While the Master Plan has been used by the Town in the evaluation of several other development projects in Lionshead, the review of the Core Site Hotel project is the first real opportunity for the Town's boards and commissions to roll up their collectively sleeves and dig into the contents of the Plan. That said, a basic understanding of the Master Plan and its fundamentals is necessary. To aid in comprehending the contents of such a voluminous document, staff has gone through the Master Plan and identified the Chapters and Sections of the Plan of greatest importance as they relate to the review of the Core Site Hotel project. Please take some time and read the Chapters and Sections of the Master Plan in advance of Tuesday's meeting and as referenced below: • CHAPTER ONE - EXECUTIVE SUMMARY - Sections 1.1 through 1.3. • CHAPTER TWO - INTRODUCTION - Sections 2.1 through 2.3, & 2.5. • CHAPTER THREE - EXISTING CONDITIONS ASSESSMENT - Sections 3.4, 3.5, 3.8, & 3.10. • CHAPTER FOUR - RECOMMENDATIONS-OVERALL STUDY AREA - Subsections 4.1.1, 4.1.3, 4.3.1, 4.4.2, 4.6.4, 4.7.1, 4.7.3, 4.9.1, 4.9.3, 4.10.1. • CHAPTER FIVE - DETAILED PLAN RECOMMENDATION - Section 5.8. • CHAPTER SIX - SITE DESIGN GUIDELINES - Sections 6.1 through 6.9. • CHAPTER EIGHT -ARCHITECTURAL DEISNG GUIDELINES - Sections 8.1 through 8.4. • CHAPTER NINE - IMPLEMENTATION - Subsection 9.1.2. - Sections 9.2. - Subsection 9.3.1. AGENDA Joint Meeting of the Vail Town Council Town of Vail Planning & Environmental Commission Town of Vail Design Review Board 8:15 am -12 noon Tuesday, August 3, 2004 Donovan Park Pavilion • 8:15 am Morning Refreshments • 8:30 am Introductions • 8:35 am Overview of the Meeting Agenda and Desired Outcomes - Stan Zemler/George Ruther • 8:45 am Review of the Roles and Responsibilities of the various reviewing bodies in the development review process - George Ruther • 8:50 am Summary of the Lionshead Redevelopment Master Plan/Lionshead Mixed Use 1 zone district - George Ruther • 9:05 am Informational Presentation on the Core Site Hotel project development review application - Jack Hunn, Tom Braun, Bob Fitzgerald, Henry Beer, Jay Peterson • 9:50 am BREAK • 10:00 am Presentation on Master Plan Recommendations and 3D Model of the Core Site Hotel project - Jeff Winston, Urban Design Consultant • 10:15 am Discussion/Questions and Answers - All • 12 noon Adjourn 11 Lionshead Presentation 080304 Stan Z. 4 Things to accomplish Roles - Summary Balance of benefits Public benefits On same page concensus Deviations from Master Plan Architectural syle, adaptable To all of Lionshead Colors of the building Conference center as a component Commitment to start TIF opportunity for new stream 2nd Transportation Center traffic impacts Communication fl part Variations Initial eave height Stepback requirement Eave depths Flat roof criteria Exterior horizontal wall spans Wall surface criteria 35% Focus on intent Page 8-17 describe intent Page 8-18 describe intent Flexibility through performance Measures versus prescribed standards Meet or exceeds intent and purpose of the requirement Jeff - 3 concepts • Narrow the straits • Aired rectilinear structural design • Creat landscape and amenities Variations = amendments • Stepback • Build to lines • Flat roofs 0 Architectural style 0 • Ice rink • Eave depths Outstanding issues • Amphitheater as a banner • Landscaping; potted plants;tree grates; benches; strut lights • Breakdown rectilinear quality of the street • Sun/shade analysis Questions Bill - Architectural style Ability to supplicate Dick How do we invite all of Lionshead Do we expect others to match? Timelessness - does this accomplish this? Focus on lifespan (differences in degree) Rod - Focus on the street level 30' Ann - Allow creativity; complies with Master Plan as an interpretation Avoid reducing quality to match neighbors Farrow Blend old to new massing; create smoother transitions to adjoining properties Bill - Warm, welcoming and fun-building Concern with bulk and mass Focus on colors to add warmth & vibrancy We need a "wow" building Diana Blend old to the new Bulk, mass, height; add variety Doug Stay within the guidelines Guidelines George - Flexibility is critical Analyze projects on a case by case basis Kent Master Plan - documents is not static; interpretation Establish a timeline Two opinions to address • Architectural style • Bulk and mass o c Dick sun / shade studies Scope of public improvements Margaret architectural style Deviates Deviates too greatly from sense of uniqueness - Vail More alpine and a new concept for Vail Bill concerned with European Urban style We need direction Tripantate design is needed Greg "guidelines not rules" When does Council the hotel program? Concert Hall Plaza? West elevation why faux? Rod flexibility is needed Financial considerations Comply with Master Plan; Totality Rental plan Physical connection to the creek DIA - part of final approval 8/5 DIA for Gore Creek Place Tom/Jack/Matt/Stan Simultaneous DIA for GCP and Core Site When? Parking "parking $4.3 milliong toward parking solution create draft payment upon demonstration of imminent solution remove from DIA Housing "Timberidge commitment to lease 100-110 units; regardless of dmo of Sunbird Lodge for five years VR* Negotiate rate year round Term - 2 years Coresite Entitlements/Covenents c - --cam' - - a - - - - - - - te - - --TF-c'y~~, - _ __-mow _ 2 ua T i i► j. . I/ V L -40 X, -4 X ---moo - - - - - - ~ .00'r TTT T" 13.~r fi=r' ti~ - - - - - - - - 7 r.,...U...Y4~L.~v oc ' s t SOWN COUNCIL AGENDA REQUES~ (Request form must be given to the Secretary to the Town Manager by 4:00 p.m. Wednesdays.) MEETING DATE: August 3, 2004 (Prepare a separate Agenda Request for each agenda item. If the agenda item will be discussed at both a Work Session and an Evening Meeting, be certain to check both boxes in this section and indicate time needed during each meeting.) Work Session TIME NEEDED: 15 minutes Evening Meeting TIME NEEDED : 30 minutes Site Visit TIME NEEDED: WILL THERE BE A PRESENTATION ON THIS AGENDA ITEM BY NON-TOV STAFF? _ NO. YES. Specifics: WILL THE PRESENTATION OF THIS AGENDA ITEM REQUIRE ANY SPECIAL EQUIPMENT, i.e. overhead projector, etc.? x_ NO. YES. Specifics: WILL THERE BE MATERIAL TO BE INCLUDED IN COUNCIL PACKET FOR THIS ITEM? _ NO. _X_ YES. If yes, is the material also for public distribution? X Yes. No. ITEM/TOPIC: Resolution No. 18, Series of 2004, a resolution amending certain sections of the Lionshead Redevelopment Master Plan clarifying and affording all types of development projects, "new or redevelopment", flexibility in the application of the Architectural Design Guidelines, as prescribed in Chapter 8 of the Lionshead Redevelopment Master Plan, and setting forth details in regard thereto. ACTION REQUESTED OF COUNCIL: Approve, approve with modifications, or deny Resolution No. 18, Series of 2004. BACKGROUND RATIONALE: On July 12, 2004, the Town of Vail Community Development Department requested a worksession with the Town of Vail Planning & Environmental Commission to discuss the merits of preparing a text amendment to the Lionshead Redevelopment Master Plan that would affect the implementation policies of the Plan. Upon discussing the possible merits of the amendment, the Commission directed staff to prepare an amendment for the Commission's and Town Council's consideration. On July 26, 2004, the Town of Vail Planning & Environmental held a public hearing to discuss a proposed text amendment to the Lionshead Redevelopment Master Plan. The text amendment proposes to amend the implementation policies of the Lionshead Redevelopment Master Plan regarding the application of the Architectural Design Guidelines prescribed in Chapter 8 of the Master Plan, and further codified in Title 12, Zoning Regulations of the Vail Town Code. The purpose of the amendment is to clarify and afford all types of development projects, new or redevelopment, flexibility in the application of the Architectural Design Guidelines. The purpose of the amendment, however, is NOT to amend or otherwise alter the overall goals, objectives and policies as stated in t aster Plan. Upon consideration of th*posed text amendment, the Commission passed aion unanimously recommending approval of the amendment to the Vail Town Council with several recommended modifications. CW STAFF RECOMMENDATION: The Community Development Department recommends that the Vail Town Council approves Resolution No. 18, Series of 2004, as amended. George Ruther, Community Development RESOLUTION NO. 18 Series of 2004 A RESOLUTION AMENDING CERTAIN SECTIONS OF THE LIONSHEAD REDEVELOPMENT MASTER PLAN CLARIFYING AND AFFORDING ALL TYPES OF DEVELOPMENT PROJECTS, "NEWAND REDEVELOPMENT', FLEXIBILITY IN THE APPLICATION OF THE ARCHITECTURAL DESIGN GUIDELINES, AS PRESCRIBED IN CHAPTER 8 OF THE LIONSHEAD REDEVELOPMENT MASTER PLAN, AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, on December 15, 1998, the Vail Town Council (the "Town Council") adopted the Lionshead Redevelopment Master Plan (the "Master Plan"); and WHEREAS, the Master Plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives within the Lionshead Study Area; and WHEREAS, Section 2.8 of Master Plan outlines a procedure for amending the Master Plan; and WHEREAS, pursuant to Section 2.8 of the Maser Plan, the Town of Vail Community Development Department has proposed an amendment to the Master Plan; and WHEREAS, the Town of Vail Planning & Environmental Commission has held a public hearing on the proposed amendment on July 26, 2004, and has forwarded a recommendation of approval of the amendment to the Town Council; and WHEREAS, the purpose of this amendment is to amend the implementation policies prescribed in the Master Plan to clarify and afford all types of development, "new and redevelopment, flexibility in the application of the Architectural Design Guidelines (the "Guidelines"), as prescribed in Chapter 8, Lionshead Redevelopment Master Plan; and WHEREAS, the Town Council finds that from time to time it may be desirable to afford flexibility in strict application of the Guidelines to new development projects; and WHEREAS, the Town Council finds that the proposed amendment improves and enhances the effectiveness of the Master Plan without negatively affecting the goals, objectives, and policies prescribed by the Master Plan. Ell E NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO: 1. The Town Council of the Town of Vail hereby amends the Lionshead Redevelopment Master Plan as follows: The amendments to the text of the Lionshead Redevelopment Master Plan are indicated in BOLD ITALICS (additions) and STRIK-19:44POI IQ ITALICS (deletions). CHAPTER 8 Architectural Design Guidelines 8.1 Vision Statement The Lionshead neighborhood in Vail presents the opportunity to establish a dynamic and exciting community within one of the premier resorts in the world. Lionshead's mountain location, proximity to the ski slopes, and ample residential base evokes the vision of a truly special place, full of vitality and interest. This vision can be achieved through redevelopment of the community by addressing site and architectural issues, and through consistent and effective transitions from existing to new buildings. The pedestrian experience of the public spaces within Lionshead is the most critical issue for redevelopment. Many of the existing spaces are static and uninteresting, due to a prevailing grid organization and lack of animation and architectural coherency within the spaces. One of the most effective ways to intensify this experience is through careful design of the architecture which defines the public spaces. Visually dynamic variation at the pedestrian level can help avoid a monotonous streetscape, and judicious use of ornament, detail, artwork, and color can reflect individuality and establish a variety of experience. The architecture of Lionshead is envisioned as a unified composition of buildings and public spaces based on the timeless design principles of form, scale, and order, made responsive to their setting and environment. It is not envisioned as a strict dictation of a specific "style" or "theme." Many existing buildings within the community are built of monolithic concrete slabs and lack any sense of order or personality. The new image for Lionshead should move towards the future-using historical alpine references and Vail Village as antecedents. This design framework will allow individual property owners freedom of expression within the personalities of their buildings while establishing and maintaining an overall unifying character and image for the entire community. In addition, it is paramount that the redevelopment effort address specific design considerations generated by the location, climate, and surrounding environment, such as addressing views, using indigenous building materials, and reflecting the alpine heritage. 2 E 0 Designing in response to our regional heritage, adhering to a consistent architectural order, and enhancing the public experience will enable Lionshead to define its own identity-making it a distinct and special place not just within the context of Vail, but within kindred mountain communities around the world. 8.2 Organization, Purpose and Scope The organization of the Lionshead Architectural Design Guidelines is based upon describing the "big picture" of the redevelopment effort first, and then studying the more detailed aspects. Sections 8.1 and 8.2 begin with the "big picture" and offer the "vision" for Lionshead, and provide explanatory information regarding organization, purpose, and scope. Section 8.3 contains special provisions for new and existing structures, including redevelopment priorities, triggers, and transition tools. This Section addresses how flexibility in the application of the Guidelines should be applied to development applications under consideration by the Town's Boards and Commissions. Section 8.4 contains the Guidelines themselves, but begins first with the "big picture" of planning considerations which may overlap with the Lionshead Master Plan. Prospective developers and/or designers should study this portion of Section 8.4 carefully, to see what design criteria must be met if their project occupies a special site relative to building roles, pedestrian streets, or transition spaces. The 3 Fig 8-/: The iniageY ref/.ionsheadshoa!d c•oniribute to its 'sense oj'ploce 11 latter portion of Section 8.4 deals with the architectural principles of the Design Guidelines, starting first with overall issues such as building form and massing, then moving into more detailed issues such as dimensional criteria for architectural components, materials, and colors. Section 8.5 provides a "quick glimpse" of the quantitative values outlined in the Guidelines. The purpose of the Lionshead Architectural Design Guidelines (ADG) is to work in concert with the Lionshead Master Plan to enhance the existing experience within the community, improve the quality of life, focus direction for future growth, create visual harmony, and improve property values for businesses and homeowners. This document constitutes a design philosophy for the community, which when integrated with the Lionshead Master Plan, helps to establish Lionshead as a coherent, dynamic village with a true "sense of place." These Guidelines are intended to direct the growth of the community through distinct levels of perception, from views of the neighborhood from the mountain and the highway, to perceptions within its pedestrian streets, to the detail level of artistry and ornamentation on the structures themselves. The scope of the Design Guidelines includes all criteria related to the architectural design of new and redevelopment reniedel projects within Lionshead, along with site and planning criteria which relate directly to architecture. Other site and planning criteria may be found in the Lionshead Master Plan, and should be reviewed concurrently with these Guidelines. Structures which have been reviewed and approved by regulatory agencies for Lionshead prior to the endorsement date of this document may present special 4 Fig S-?: Portais (#ten prese nt the first tntages of the community to pedesirirtrts. circumstances with respect to the criteria cited within these Guidelines, and will be handled per Section 8.3. 8.3 New and Existing Structures 8.3.1 Special Provisions While these Guidelines offer a roadmap for the redevelopment of Lionshead, they are not intended to limit the efforts of developers and/or designers involved with new and existing structures. It is understood that many of the buildings within the community or may be unable to comply with some of the criteria described in the ADG. Many existing buildings, for instance, may already exceed the height criteria identified. Some existing roof pitches within the community may not meet the numerical values described. And many of the existing pedestrian streets may fall well short of the "ideal" proportions depicted. These and similar issues will be handled on a case-by-case basis, with determination of compliance based upon whether the building meets the general intent of these Guidelines and the tenets described herein. Similar to existing structures, it is also understood that from time to time the Town may determine that it is desirable to afford flexibility in strict application of the Guidelines to new development projects. In these instances, the reviewing body shall rely upon the stated review criteria for deviations to the Architectural Design Guidelines outlined in sub- section 8.3.3.A contained herein. Proposed renovations or additions which meet the general intent of the ADG will be offered more latitude with respect to specific non-compliant items than those which stray from the overall vision of Lionshead as described within-variances will be granted from the detail of the Guidelines if the overall intent is met. In addition, any meaningful efforts to enhance existing structures will be recognized as positive progress, and strict compliance with the "letter" of these Guidelines is not meant to discourage potential improvements. 8.3.2 Development Master Plans Since many of the structures within Lionshead are pre-existing, Development Master Plans are highly encouraged to define long-range goals for buildings within individual parcels. These Plans should be presented to the Design Review Board (DRB) for review when applying for initial building design approval, and should include information such as: • Overall architectural "vision" for all buildings within the site 5 ® o • Design strategies for maintaining consistent architectural language between renovations and new construction within the site • Proposed phasing plans 8.3.3 Redevelopment Prioritization and "Triggers" Consistent with Section 8.3.1 above, existing properties are encouraged to renovate and rehabilitate, to the greatest extent possible, the exterior of their buildings according to the parameters of the ADG. It is recognized, however, that a single, complete, and comprehensive exterior renovation may not be economically possible for all existing structures, and incremental improvements must be allowed. Having said this, the following potential exterior improvements should be considered as priorities by both private property owners and the Town of Vail. All reasonable efforts to encourage, provide incentives, and facilitate these improvements should be made. • Renewed and expanded retail frontage. For properties fronting the Lionshead retail mall and retail pedestrian streets, the renovation and expansion of the ground floor retail level is perhaps the most critical element in revitalizing the Lionshead retail core. • Roofs. As outlined in the ADG, the roofscape of Lionshead is a critical component in "knitting" together the built environment and providing visual cohesion to the urban fabric of Lionshead. Planning considerations. All buildings in Lionshead, both existing and new development, should seek to fulfill the roles of landmarks, portals, turning points, and other roles as outlined in the Master Plan. • Form, massing and height criteria. • Building surface treatment- walls, doors, windows, signage, etc. • All other components of the architectural design guidelines. A critical question regarding the renovation of existing structures is when compliance with the architectural design guidelines is "triggered" or required. Regarding this, the following guidelines should be considered: To the greatest extent possible, renovating properties should endeavor to make significant and meaningful improvements to their properties as opposed to small, insignificant improvements. This does not discount the importance of any improvement to a properties exterior. • Any single incremental improvement to one building element will not necessarily trigger compliance on all remaining building 6 elements. However, any portion of the building being improved CW should do so according to the parameters of the architectural design guidelines. For example, if a property applies to resurface the walls of their building, this resurfacing should be done according to the ADG, but will not in and of itself also require the replacement of the roof, or another major modification, at the same time. Any proposal to add significant volume or mass to a property may X14 trigger full and r-easenahle compliance to the Master Plan and Architectural Design Guidelines. Deviations from this requirement shall require demonstration of compliance with the procedures and review criteria outlined in Subsection 8.3.3.A herein. 8.3.3.A Review Criteria for Deviations to the Architectural Design Guidelines for New Development Similar to the implementation policies of the ADG prescribed for existing structures, the Town has determined that there may be instances where flexibility in requiring strict compliance with the Guidelines for new development maybe in the best interest of the community and the furtherance of the goals and objectives stated in the Lionshead Redevelopment Master Plan. That said, however, it is acknowledged that such instances are rare and extraordinary, and shall be considered on a case-by-case basis. To aid in determining when flexibility shall be afforded to new development from strict compliance with the Guidelines, review criteria have been established The degree of design deviation flexibility afforded to a development project shall bear proportionately to the extent of the improvements proposed For example, a development application that proposes the construction of a new structure which includes the demolition of an existing structure or adds significant volume or mass to a property, shall more fully comply with the prescribed Architectural Design Guidelines outlined in the master plan than an application which proposes a renovation or addition to an existing building The following criteria shall be used by the Town of Vail Planning & Environmental Commission and Design Review Board to determine if deviations to the Guidelines should be granted: It shall be the burden of the applicant to demonstrate to the satisfaction of the Town of Vail Planning & Environmental Commission following a recommendation from the Design Review Board that: • The request for design deviations are in compliance with the purposes of the zone district; and 7 • The proposal which includes the design deviations is consistent with applicable elements of the Lionshead Redevelopment Master Plan; and • The proposal which includes the design deviations does not have a significant negative effect on the character of the neighborhood; and • The proposal substantially complies with other applicable elements of the Vail comprehensive plan; and • The design deviation meets or exceeds the intent of the specific design standards as prescribed in Section 8.4, and, • A public benefit is achieved as a result of the design deviation; and, • The design deviation furthers the goals, objectives and purposes as stated in Sections 2.3, 2.5 and 8.2 of the Lionshead Redevelopment Master Plan. 2. If any part, section, subsection, sentence, clause or phrase of this Resolution is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this Resolution, and the Town Council hereby declares it would have passed this Resolution, and each part, section, subsection, clause or phrase thereof, regardless of the fact that any one or more parts, sections, subsections, clauses or phrases be declared invalid. 3. The Town Council hereby finds, determines and declares that this Resolution is necessary and proper for the health, safety and welfare of the Town of Vail and the inhabitants thereof. 4. Bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent herewith are repealed to the extent only of such inconsistency. This repealer shall not be construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore repealed. 8 • 4 INTRODUCED, READ, APPROVED AND ADOPTED this 3'd day of August, 2004. Rodney Slifer, Mayor, Town of Vail ATTEST: Lorelei Donaldson, Town Clerk 9 L L] Werner and Gilda Kaplan 3030 Booth Creek Drive Vail, Colorado 81657 Dear Stan: August 6,2004 We appreciated the opportunity of being present at the combined Boards meeting on Tuesday at Donovan Pavilion. Very enlightening watching the process. As full tine Vail residents, and as Lion Square Lodge Condo owners, we are supportive of the Core site project as it is long overdue. In its current state the site does not reflect the commitment and mission of Vail to being a world class premier mountain resort and community. With this in mind, there are several issues we wish to have addressed: What" volume of traffic" studies relating to loading and deliveries have been made? What is the anticipated traffic volume for vehicles other than those related to deliveries? What is the mechanism for pedestrians to cross over from West to East on W. Lionshead Place? What is the environmental impact to surrounding properties and occupants of the increased traffic from diesel fumes? We have been informed by our Management that a small portion of the South Building's Garage Ramp and a portion of the North Building's "front lawn" area will be required to meet Vail Resorts' design plans for the entrance to the site. It is not clear to us how the process can be proceeding on the fast track when these issues have not been resolved with our Boards and owners. We have expressed -our concern for the past two years regarding the volume of traffic that will be taking place on the 2 lanes of W. Lionshead Place. For 18 years we have driven that area a minimum of 4 days per week. There are access problems associated with it being a main entrance into the core site WITHOUT the potential of ALL deliveries for Lionshead being made from this street, a) In winter, even with gravel and the attention given by Public Works, the turn coming off Frontage Road and the incline down have presented problems due to ice and snow. Terry Winick, formerly VR Core Project Manager, was almost hit by a skidding Pepsi truck as he was coming to attend a meeting at LSL. This is a DANGEROUS street under today's conditions. What will it be when all deliveries, guests, employees, and homeowners are using this 2 lane street as their only access into the area? b) Guests crossing West to East to enter the ski yard we sometimes think„ leave their brains at DIA or the Eisenhower Tunnel, because they and their families look neither right nor left and are oblivious to what surrounds them as they walk 4 abreast in the middle of W. Lionshead Place. The sidewalk in front of the Antlers is inadequate as it is too narrow. This is a DANGEROUS situation that we have not seen addressed, despite having mentioned e • this concern to Community Development and VR several times within the past 2 years. How are they, and the TOV planning to get people West to East with the increased volume of traffic expected. The re-development of the Core site cannot take place in a vacuum and "behind the line" only. There are implications that reach onto the other side of the line, and as residents and tax payers we want to see these issues addressed before everyone wakes up one morning and wonders what to do with the West Lionshead Place traffic problem. We would like a response to our concerns regarding the traffic flow studies, pedestrian crossings, and intent of use regarding Lion Square property. We reiterate that we support this project, but believe that the Town has a responsibility to provide safe and secure passage for guests and citizens, when walking or in a moving vehicle in the area. We have seen no concepts for such passage along West Lionshead Place, the main entrance to the Core Site. Ultimately, if safe passage is not provided and a death or serious injury were to result from the Town's failure to insure safe crossing West to East, we, the tax payers will bear the burden of a multi million dollar law suit against the Town, as well as the resultant negative publicity. We look forward to a timely response regarding our concerns. Sincerely, Werner and Gilda Kaplan cc Russell Forest, Community Development 0 PLANNING AND ENVIRONMENTAL COMMISSION CW 'Mff K PUBLIC MEETING E V4 Monday, August 9, 2004 PROJECT ORIENTATION - Community Development Dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESENT Doug Cahill David Viele Chas Bernhardt George Lamb Rollie Kjesbo Bill Jewitt MEMBERS ABSENT Ann Gunion Site Visits: 1. Town of Vail, Public Works - 1289 Elkhorn Drive 2. Vail Golf Course - 1778 Sunburst Drive 3. Bailey - 4257 Nugget Lane 4. Hubbard/Schmid - 2683 Cortina Lane Driver: Bill NOTE: If the PEC hearing extends until 6:00 p.m., the Commission may break for dinner from 6:00 - 6:30 p.m. Public Hearing - Town Council Chambers 2:00 pm A request for a final review of a variance, pursuant to Section 12-17, Variances, Vail Town Code, to allow for a building to encroach into the side setback, located at 4257 Nugget Lane/Lot 1, Bighorn Estates, a resubdivision of Lots 10 & 11, Bighorn Estates, and setting forth details in regard thereto. Applicant: Jim Bailey, represented by Gwathmey Pratt Schultz Architects Planner: Elisabeth Eckel ACTION: Approved MOTION: Kjesbo SECOND: Jewitt VOTE: 6-0-0 Elisabeth Eckel presented an overview of the staff memorandum. Sidney Schultz, from Gwathmey Pratt Schultz, indicated that he was available to answer any questions. The PEC found that since the property was annexed into the Town of Vail in a non-conforming status and that the neighbors had received a similar request, the proposal was not a grant of special privilege and met the criteria for a variance. 2. A request for a final review of an amendment to an approved development plan, pursuant to Section 12-9C-5, Development Standards and a Conditional Use Permit, pursuant to Section 12-9C-3, Vail Town Code, to allow for the construction of "Public Buildings and Grounds", located at 1289 Elkhorn Drive/Unplatted, and setting forth details in regard thereto. Applicant: Town of Vail Planner: Elisabeth Eckel ACTION: Approved with condition(s) MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0 CONDITIONS: 1) Prior to final inspection of the project, the applicant must finish the storage shed in materials and colors to match the existing public works buildings on the site. 2) Prior to final inspection of the project, the applicant must remove all stored items (including, but not limited to vehicles and trailers) on the southwest area of the lot which are visible above or not screened by the berm. Elisabeth Eckel presented an overview of the staff memorandum with amended recommended conditions of approval. John Gallegos indicated that he was available for questions. The PEC recommended that the storage items that are visible from the interstate be removed per the staff memorandum. 3. A request for a final review of a floodplain modification, pursuant ta'Chapter 14-6, Grading Standards, Vail Town Code, to allow for irrigation system improvements, located at the Vail Golf Course, 1778 Sunburst Drive/Unplatted (a complete metes and bounds description is available at the Community Development Department), and setting forth details in regard thereto. Applicant: Vail Recreation District, represented by Hydrosphere Resource Consultants, Inc. Planner: Bill Gibson ACTION: Approved with condition(s) MOTION: Kjesbo SECOND: Lamb VOTE: 5-0-1 (Viele recused) CONDITIONS: 1) The applicant shall submit a stamped Improvement Location Certificate and topographic survey, verifying the "as-built" conditions of the subject site, to the Town of Vail Community Development Department for review and approval, prior to Town of Vail final construction inspection. 2) The applicant shall comply with all requirements of all necessary state and federal permits and approvals. David Viele recused himself from the presentation. Bill Gibson presented an overview of the staff memorandum. Linn Schorr, with the Eagle River Water and Sanitation District, stated that she had nothing to add. Commissioner comment included that the proposal was appropriate and necessary. 4. A request for a final review of a condition use permit, pursuant to Section 12-6D-3, Conditional Uses, Vail Town Code, to allow for a Type II Employee Housing Unit (EHU), located at 2683 Cortina Lane/Lot 7, Block A, Vail Ridge Subdivision, and setting forth details in regard thereto. Applicant: Trent Hubbard/Stefan Schmid Planner: Bill Gibson ACTION: Approved with condition(s) MOTION: Kjesbo SECOND: Lamb VOTE: 6-0-0 CONDITIONS: 1) The Planning and Environmental Commission's approval of this conditional use permit shall be contingent upon the applicant receiving Town of Vail design review approval for this proposal. 2) Prior to the issuance of a Temporary or Final Certificate of Occupancy, the applicant shall execute a Type II EHU deed restriction with the Town of Vail Department of Community Development to permanently restrict the use of the EHU for employee housing. Bill Gibson presented an overview of the staff memorandum. John Martin, the architect, verified that the steep slopes on the site were actually made easier to deal with through this proposed addition of the EHU. Hermine Brinkman, a neighboring homeowner, asked about parking. She wanted to make sure that the parking wasn't going to be on the street. She also wanted clarification from the architect that her views were not going to be affected by the new house and stated that she trusted the PEC and reviewing boards to make good decisions regarding 2 ® 0 the stability of the site. Rollie Kjesbo requested that construction proceed, with consideration of neighboring homeowners. The PEC commented that this application and PEC review would not be necessary if the Town Council decides to approve the second reading of the ordinance allowing Type II EHUs as a permitted use. 5. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 71-1-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the, Town of Vail Community Development Department upon request). Applicant: Vail Corporation Planner: George Ruther ACTION: Tabled to August 23, 2004 MOTION: Kjesbo SECOND: Jewitt VOTE: 6-0-0 6. A request for a final review of a minor subdivision, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to amend the locations of the existing building envelopes; and a final review of a variance from Section 12-21-10, Development Restricted, Vail Town Code, to allow for construction on slopes of 40% or greater, located at 1390 Buffehr Creek Road/Lots A, B, C, and D, Residences at Briar Patch, and setting forth details in regard thereto. Applicant: Residences of Briar Patch Homeowner Association, represented by Zehren and Associates Planner: Bill Gibson ACTION: Tabled to August 23, 2004 MOTION: Kjesbo SECOND: Jewitt VOTE: 6-0-0 7. A request for a recommendation to the Vail Town Council for the establishment of Special Development District No. 38, Manor Vail Lodge, to allow for the redevelopment of the Manor Vail Lodge, and a request for a conditional use permit to allow for the construction of Type III Employee Housing Units, pursuant to Section 12-61-1-3, Vail Town Code, and a request for a conditional use permit, pursuant to Chapter 12-61-1-3, Public or Commercial Parking Facilities or Structures, Vail Town Code, to allow for the sale of 30 parking spaces, located at 595 Vail Valley Drive/Lots A, B, & C, Vail Village 7th Filing, and setting forth details in regard thereto. Applicant: Manor Vail, represented by Zehren and Associates Planner: Warren Campbell ACTION: Tabled to August 23, 2004 MOTION: Kjesbo SECOND: Jewitt VOTE: 6-0-0 8. A request for a final review of a major amendment to a special development district (SDD), pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to SDD #6, Vail Village Inn, to allow for the conversion of existing common area to new gross residential floor area (GRFA), located at 68 East Meadow Drive/Lot O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Carlos Rojas Planner: Clare Sloan r ACTION: Tabled to August 23, 2004 MOTION: Kjesbo SECOND: Jewitt VOTE: 6-0-0 9. A request for a variance from Section 12-21-14, Restrictions In Specific Zones On Excessive Slopes, Vail Town Code, to allow for the construction of driveways and surface parking in excess of 10% of the total site area, located at 2388 Garmisch Drive/Lot 9, Block G, Vail das Schone Filing 2, and setting forth details in regard thereto. Applicant: Snow Now, LLC Planner: Warren Campbell ACTION: Withdrawn 10. Approval of Minutes ACTION: Approved MOTION: K:jesbo SECOND: Jewitt VOTE: 6-0-0 11. Information Update 1. Russ Forrest prepared the PEC for along meeting on August 23. 2. American Planning Association Planning Commissioner Training Suggestions, September 25, 2004 12. Adjournment Adjourned at 2:25 pm MOTION: Kjesbo SECOND: Lamb VOTE: 6-0-0 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. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published August 6, 2004 in the Vail Daily. 4 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: August 23, 2004 SUBJECT: A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Resorts Development Company Planner: George Ruther SUMMARY The applicant, Vail Resorts Development Company (VRDC), represented by Jay Peterson, has requested a meeting with the Planning & Environmental Commission to discuss how the Lionshead Core Site Hotel proposal compares to the zoning regulations prescribed for development within the Lionshead Mixed Use - 1 zone district, the plan recommendations, and site design guidelines outlined in the Lionshead Redevelopment Master Plan. To this end, staff has prepared a written analysis summarizing the proposed project's compliance with the multitude of requirements and guidelines outlined in the Lionshead Redevelopment Master Plan and the Town's Zoning Regulations. A detailed checklist of the policy/guideline statements from the master plan has been provided by the applicant and staff to be used in the review of the project. II. DESCRIPTION OF THE REQUEST The purpose of this meeting is to discuss how the Lionshead Core Site Hotel proposal compares to the zoning regulations prescribed for development within the Lionshead Mixed Use - 1 zone district, the plan recommendations, and site design guidelines outlined in the Lionshead Redevelopment Master Plan. The applicant has submitted a set of final plans for review and consideration dated August 16, 2004. Additionally, the staff has reviewed the recommendations and design guidelines prescribed for development with the Lionshead Master Planned area. The intended outcome of this meeting is for the Commission to have a greater understanding of the Master Plan recommendations and guidelines affecting the Core Site Hotel redevelopment and to allow the Commission and public an opportunity to comment on the land planning issues. 0 0 While the Commission will not be taking formal action on the development application at this time, the staff and the applicant are requesting that the Commission provides input and direction to the applicant on the land planning issues. As agreed to during the review of the proposed next steps for the review of the redevelopment applications, the applicant and staff are attempting to gain agreement around the various issues associated with the project (ie, traffic, mass and bulk, streetscape, mitigation of development impacts) as we progress with the review of the development applications. At this time a final review of the proposal is scheduled for September 13, 2004. The Lionshead Core Site Hotel project is the comprehensive redevelopment of the Old Gondola Building, ticket offices, and Sunbird Lodge which are located at the base of Vail Mountain in Lionshead. The redevelopment site is proposed to be the location of a five-star Rock Resorts hotel with a new outdoor public ice rink as a main attraction. This new five-star hotel and outdoor ice rink is intended to renew the vitality and energy of the Lionshead. An improved skier services facility, new retail and commercial spaces, restaurants, condominiums, a skier club facility, a new skier bridge crossing Gore Creek, a public and private loading and delivery facility, and the reconstruction of the Lionshead streetscape are all envisioned in the redevelopment plan for the Lionshead Core Site Hotel. The development site is generally located in the center of the Lionshead Commercial Core Area south of the Lifthouse and Landmark Condomuiniums, east of Lionshead Center Condominiums and west of the Montaneros and Lions Square North Condominiums. The combined total area of the Lionshead Core Site Hotel development site is approximately 4.67 acres in size. The Lionshead Core Site Hotel project is the comprehensive redevelopment of one of three primary portals to Vail Mountain and like Vail's Front Door, is intended to create a world-class arrival point and transition between Lionshead and Vail Mountain. The Lionshead Core Site Hotel project includes the following components: Five-Star. Hotel - A comprehensive redesign to construct a new core hotel comprising 85 hotel rooms, 70 dwelling units, large lobby area, lounge, spa facility, meeting rooms, and other amenities necessary to operate a world-class, five-star hotel. New Pedestrian Mall - The Core Site project includes roughly 40,500 square feet of new retail space and new restaurant area located along the street level of the hotel. Public Outdoor Ice Rink - An outdoor public ice rink is proposed and will provide a significant public benefit. The ice rink is a major component of the Lionshead Redevelopment Master Plan which is intended to inject new life back into Lionshead and create a pedestrian magnet for all of Lionshead. Skier Services - A new skier services facilities totaling more than 2,850 square feet in size is proposed and conveniently located at the base of Vail Mountain. 2 Delivery, Loading and Circulation - An entirely underground parking, loading, and delivery facility comprised of 289 parking spaces and 8 loading and delivery bays. Streetscape Improvements - A comprehensive streetscape project is proposed to be completed in Lionshead. The Lionshead Core Site Hotel project proposal is comprised of five (5) different development review applications. A sixth application (major subdivision) is expected to be submitted prior to final review. Each of 'these applications is needed to facilitate the redevelopment proposal. The development applications include the following: • A major exterior alteration application for the new hotel and structures; • A conditional use permit for the new meeting rooms; • A conditional use permit for "lodge rooms or dwelling units" located on the ground-level of a building; • A conditional use permit for "retail/restaurants" located on the second floor of the building; and • A conditional use permit for a "private skier club". III. BACKGROUND On April 12, 2004, the applicant appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present the design concepts behind the proposed design of the Lionshead Core Site Hotel project. Upon completion of the presentation, the Commission expressed their general support for the concepts behind the design and requested that staff and the applicant return to the Commission on April 26th with an outline of the next steps for the review of the Lionshead Core Site Hotel project development applications. On April 26, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present a detailed overview of the proposed plans for the redevelopment and to gain acceptance of an outline of next steps for the review of the project. Upon presentation of the proposed plans and the recommended outline, the Commission voted unanimously to accept the outlined next steps. On May 10, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present the proposed pedestrian and vehicle circulation plans for the project. Upon presentation of the proposed circulation plans, the Commission generally found the information provided in the traffic study to be adequate and supported the conclusions of the report. There was, however, significant discussion regarding the overall circulation of vehicular traffic in Lionshead. The Commission asked that the applicant provides compares the potential circulation and traffic impacts of the proposal to existing levels and to the anticipated maximum loads projected in the Lionshead Redevelopment Master Plan. The applicant is required to follow-up to the10 issues raised in the staff memorandum, dated May 10th, and 3 0 0 from the Planning and Environmental Commission. J On May 24, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to discuss the proposed bulk and mass of the Core Site Hotel and to better understand the overall design of the redevelopment project. On June 28, 2004, the staff discussed the merits of amending the Lionshead Redevelopment Master Plan to clarify the implementation policies of the Master Plan as they relate to the architectural design guidelines prescribed in Chapter 8 of the Master Plan with the Planning & Environmental Commission. Following the discussion, the Commission directed staff to prepare a proposed text amendment to the Master Plan for the Commission's consideration on July 26, 2004. On July 26, 2004, the Planning & Environmental Commission held a public hearing to evaluate the merits of a proposal to clarify and amend the architectural design guideline implementation policies of the Master Plan. Upon consideration of the proposed amendment, the Commission voted 6-0 to forward a recommendation of approval with modifications of the amendment to the Vail Town Council. On August 3, 2004, the Town of Vail Community Development Department facilitated a joint meeting of the Vail Town Council, Town of Vail Planning & Environmental Commission, and the Town of Vail Design Review Board. The purpose of the meeting was to assemble each of the various decision-makers in a meeting room to share in an informational presentation on the Lionshead Redevelopment Master Plan and the Core Site Hotel project proposal. As a result of the meeting, consensus was reached with regard to the architectural style of the hotel and the next steps in the development review process. In discussing the project, however, the various decision-makers informed the staff and the applicant that the following issues needed to be addressed through the course of the development review process: • The proposed variations to the architectural design guidelines • The impacts of the hotel project on sun/shade on the public spaces • The blending of the "old" to the "new" in Lionshead • The proposed bulk and mass of the building relative to other structures in Lionshead • Compliance with the goals, objectives and policies outlined in the Master Plan • A condominium rental program which ensures occupancy of the building • The proposed development agreement between Vail Resorts and the Town of Vail On August 3, 2004, the Vail Town Council held a public hearing to consider Resolution No. 18, Series of 2004, which was a resolution amending certain sections of the lionshead redevelopment master plan clarifying and affording all types of development projects, "new and redevelopment", flexibility in the 4 application of the architectural design guidelines, as prescribed in chapter 8 of the lionshead redevelopment master plan, and setting forth details in regard thereto.' The Council voted 7-0 in approving Resolution No. 18, Series of 2004. On August 18, 2004, the applicant appeared before the Town of Vail Design Review Board for a public hearing to discuss the variations proposed in the Lionshead Core Site Hotel major exterior alteration application from the design guidelines prescribed in Chapter 8 of the Lionshead Redevelopment Master Plan. Upon consideration of the proposed variations the Board expressed their desire to have additional information on the variations provided by the staff and Jeff Winston. The date of the final review of the variations and recommendation from the Board was tabled until September 1, 2004. IV. ROLES OF THE REVIEWING BOARDS The purpose of this section of the memorandum is to clarify the responsibilities of the Design Review Board, Planning & Environmental Commission, Town Council, and staff on the various applications submitted on behalf of Vail Resorts Development Company. A. Exterior Alteration/Modification in the Lionshead Mixed-Use I zone district Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for impacts of use/development and then by the Design Review Board for compliance of proposed buildings and site planning. Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approval/denial of a Major/Minor Exterior Alteration. The Planning and Environmental Commission shall review the proposal for compliance with the adopted criteria. The Planning and Environmental Commission's approval "shall constitute approval of the basic form and location of improvements including siting, building setbacks, height, building bulk and mass, site improvements and landscaping." Design Review Board: Action: The Design Review Board has no review authority on a Major or Minor Exterior Alteration, but must review any accompanying Design Review Board application. The Design Review Board does however make a recommendation to the Planning and Environmental Commission on any deviations proposed to the architectural design guidelines prescribed in Chapter 8 of the Lionshead Redevelopment Master Plan. Staff: The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project E 0 with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. Town Council: Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. B. Conditional Use Permit (CUP) Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for acceptability of use and then by the Design Review Board for compliance of proposed buildings and site planning. Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approval/denial of CUP. The Planning and Environmental Commission shall review the request for compliance with the adopted conditional use permit criteria and make findings of fact with regard to the project's compliance. Design Review Board: Action: The Design Review Board has no review authority on a CUP, but must review any accompanying Design Review Board application. Staff: The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. Town Council: Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. 0 6 V. APPLICABLE PLANNING DOCUMENTS Lionshead Redevelopment Master Plan Chapter 2, Introduction 2.1 Purpose of the Master Plan (in part) "This master plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives in the Lionshead study area. Both public and private interests have recognized that Lionshead today lacks the economic vitality of Vail and fails to offer a world class resort experience. Lionshead's economic potential has been inhibited by a number of recurrent themes: • Lack of growth in accommodation units ("hot beds'); • Poor retail quality, • Deterioration of existing buildings; • Uninteresting and disconnected pedestrian environment, • Mediocre architectural character; and the • Absence of incentives for redevelopment. This master is a comprehensive guide for property owners proposing to undertake development or redevelopment of their properties and the municipal officials responsible for planning public improvements. The plan outlines the Town's objectives and goals for the enhancement of Lionshead and proposes recommendation, incentives, and requirements for redevelopment and new development." 2.2" Definition of a Master Plan In the development of the Lionshead Master Plan, the following definition has been used as the basis for this work: A master plan is a guide, a flexible framework for future action. It articulates a community's fundamental land use policies, principles, and goals in a broad and general way. It plans for the "K future physical development or redevelopment of an area of the • . community, including its functional and circulation systems and its public facilities. The land use policies in a master plan are generally implemented through zoning ordinances. Existing zoning and land use codes may be modified and new provisions enacted in order to conform to the master plan and carry out the plan's objectives. A master plan does not convey approval for particular development proposals or concepts, nor can it be implemented in a short time frame. After adoption of the Lionshead Master Plan, 7 ® 0 2.3 every development proposal will have to go through the applicable development review and approval process, with its attendant public notices and public hearings. A proposal's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining.whether to approve or disapprove the specific proposal. Policy Objectives The Town Council adopted six policy objectives on November 4, 1996 to outline the important issues to be addressed in the master plan and to provide a policy framework for the master planning process. 2.3.1 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference facilities,-ice rinks. streetscape, ,parks and other recreational improvements. 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal U'5 and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base O S ("live beds" or "warm beds") through new lodging products. 2.3.4 Improved Access and Circulation pool. The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2.3.5 Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support 0 • redevelopment and revitalization efforts and to meet the service expectations of our guests and residents. 2.3.5 Creative Financing for Enhanced Private Profits and Public Revenues Financially creative and fiscally realistic strategies must be identified so that adequate capital may be raised from all possible sources to fund desired private and public improvements. Chapter 4, Master Plan Recommendations - Overall Study Area This section of the master plan addresses issues that affect Lionshead as a whole. These issues, and recommendations to address them, should be considered in all planning and policy decisions as Lionshead develops. 4.1 Underlying Physical Framework of Lionshead The Lionshead resort area (that portion of the study area north of Gore Creek) is a mixed-use urban environment with several discernible land-use sub-areas, or "hubs" (see Map N). Although the hubs overlap somewhat, there is no consistent and comprehensive pedestrian connection between them. The primary goal of the master plan is to create a visually interesting and functionally efficient pedestrian environment that connects the hubs to create a cohesive and memorable resort environment. 4.1.1 Lionshead Master Plan Concept Two primary pedestrian streets form the backbone of Lionshead's physical plan: an east-west corridor connecting Dobson Ice Arena with the west end of Lionshead and a north-south corridor connecting the proposed north day lot transportation center with the ski yard. The circulation system and new retail and lodging components will follow the underlying pattern set by these corridors (see Map T) and the entry portals associated with them. 4.1.3 Resort Retail and Commercial Hub This area, also known as the Lionshead pedestrian core, is the heart of Lionshead and the epicenter of pedestrian and retail activity. A mixed-use environment, this area is comprised of retail shops, skier services, offices, residential units, and restaurants, but it has no coherent identity. More people access the mountain from here than from Vail village, yet the area experiences low retail sales and weak evening activity. Non-retail businesses in what 9 0 0 should be a high volume retail environment further erode its retail potential. The priority for this area is to reinforce and enhance the identity of a premier destination resort. This requires higher quality retail activity, an active pedestrian environment, greater diversity of public spaces, and a focus on lodgings that reinforce activity. All planning and design decisions should further this goal. A priority need identified by the master plan is a high quality resort hotel in the Lionshead core to provide the dynamic infusion of people that will support a vibrant retail district. A corollary need is a more identifiable pedestrian portal into the Lionshead core from the west; the absence of a well designed gateway from this side is a significant obstacle to the capture of the west Lionshead bed base by core area retailers. 4.3 Connections to the Natural Environment One of the outstanding characteristics of Vail Village is its spectacular visual connection to Vail Mountain, particularly the protected view corridors up Bridge Street from the village parking structure and toward the Gore Range from East Meadow Drive. Over the years the village has also strengthened its physical connections to the natural environment by improving creekside parks and trails and by integrating landscape into the built environment at every opportunity. Lionshead has no similarly strong connection to the natural environment even though it is situated even closer to the base of the mountain. To remedy this critical deficiency, the following recommendations are made: 4.3.1 Visual Connections As development and redevelopment occur in Lionshead, it will be vital to protect visual connections to the ski mountain. These visual relationships strengthen the identity of Lionshead as an alpine resort and provide a visual reference that helps Lionshead visitors to find their way through the core. Visual connections to the natural environment should be established utilizing the following techniques: 4.3.1.1 View Corridors Creating and establishing view corridors is an effective way to link the urban core of Lionshead visually to the natural environment of Gore Creek and the mountain. The master 10 plan is recommending the creation of several dedicated public view corridors. In addition, all private development and redevelopment should endeavor to create visual connections from and through their properties. View corridors do not have to be expansive to be effective. In many cases, a slender but well targeted view corridor can be just as effective as a broad view. Nor do visual connections have to be continuous; they can reoccur, providing intermittent views from different angles. 4.3.1.2 North-South Orientation of Buildings The predominant east-west orientation of buildings in Lionshead acts as a visual and physical barrier, interrupting the connection to the natural environment. It should be a priority in future development and redevelopment to orient vertical building masses along a north-south axis whenever possible. This will help to accomplish the following objectives: a. Sun Access During the winter months, the sun is low in the southern sky, providing the greatest solar exposure to the south faces of buildings and to streets and spaces open to the south. A north-south orientation of building masses will increase the amount of sun reaching the Lionshead pedestrian core and the buildings to the north. b. Views from New Buildings In double loaded buildings oriented on an east-west axis, units on the south side of the building get great views of the mountain, but units on the north side do not. Orienting the building mass on a north-south line creates angled southern views for both sides of the building, and units on both sides will get direct sun sometime during the day. c. Views from Existing Buildings Public input throughout the master planning process indicated that existing property owners in Lionshead are concerned that new development will block their private views to the mountain. By orienting new buildings on a north-south axis, the potential visual impact on existing buildings is reduced. d. Creation of Streets A strong view corridor in the Vail Village is Bridge Street. The orientation of the street toward the mountain provides a constant sense of direction and draws people to the destination at the top of the street. Likewise, the proposed north-south orientation of buildings in Lionshead will help 11 0 to create streets oriented to the views, something that is almost completely lacking today. 4.4 Public View Corridors On May 20, 1997, recognizing the importance of visual connections, the Vail Town Council approved the use of the existing Town of Vail view corridor ordinance to designate the first protected public view corridors in Lionshead. In order to qualify for protection under the Town's ordinance, a view corridor must meet the following criteria: a. Is the view critical to the identity, civic pride, and sense of place of Lionshead? A nice view is not sufficient. b. Is the view seen from a widely used, publicly accessible viewpoint. Views from private property cannot be recognized or protected by this ordinance. c. Is the view threatened? Is there a possibility that development on nearby property would block the view? It is critical to note that the following recommended public view corridors will create a development constraint that will work with all other applicable development and regulatory guidelines and standards. The suggested location and outline of any view corridor is not intended to create a "build-to" line for a vertical architectural edge that would not be allowed under other applicable guidelines and standards. According to these criteria and following an intensive public input process, protection of the following public view corridors is recommended (see Map O): 4.4.1 Public View Corridors Protected under the Town of Vail View Corridor Ordinance It is proposed that two legally protected view corridors be established according to existing Town of Vail code: 4.4.2 Public View Corridors Where Redevelopment of the Viewpoint or the Foreground is likely : It is proposed that the following three views be established as critical design parameters, but not as benchmarked and surveyed corridors. The extent to which an applicant for redevelopment creates or maintains these views will be a consideration for approval or disapproval by the reviewing board. Prior to approval of a redevelopment application by the Town Council the new view corridor should be surveyed and formally adopted in accordance with existing Town code. 12 4.4.2.2 View Corridor Four This view, seen from the southeast corner of the north day lot, looks south over the Vail Associates core site toward the ski slopes (see figure 4-4). In designating this view, the intent is to ensure that future development on the Vail Associates core site retains an upper,-level visual connection to the mountain and the gondola lift line. Protection of this view corridor ensures that visitors will be able to see the Gore Creek corridor and the mountain when they arrive at the new transit center, much as one sees Pepi's Face from the bottom of Bridge Street. 4.4.2.3 View Corridor Five The intent of this view (see figure 4-5) is to ~irovide both a visual and physical pedestrian connection through the Vail Associates core site to the ski yard. As seen from the main Lionshead plaza, this view will be framed by the architecture of the retail environment, not a panorama of the ski mountain. 4.6 Vehicular and Pedestrian Circulation 4.6.4 Visual Improvements It is essential that improvements for better traffic flow be accompanied with aesthetic improvements in order to break up the perceived width of the improved roadway and to give a stronger image to this north edge of Lionshead (see figure 6-5). Improvements could include landscaped medians and a consistent landscape treatment between the South Frontage Road and the eastbound lane of 1-70. Fragile understory plantings should be avoided in favor of street trees and hardy ground covers that can survive winter snowplowing activities. This corridor should also include new directional signage, described in section 4.10.1.1 4.6.4.1 East Intersection of W. Lionshead Circle and S. Frontage Road This intersection will experience the greatest increase in traffic volume due to the projected increase in lodging units and the proposed north day lot transit center. Mitigation measures may be required, as outlined in the traffic study (see appendix A). E 13 Q a 4.6.4.2 Intersection of Lionshead Place and West Uonshead Circle Due to the projected volume of lodging traffic that will be accessing Lionshead Place (Monteneros, Antlers, Lionsquare Lodge, and the Vail Associates core site), it is recommended that this intersection be realigned so the primary through-traffic axis is north-south (see figure 4-10). West Lionshead Circle would form a T-intersection at the northeast corner of the Marriott. In addition to facilitating traffic flow, this realignment will create a much safer, logical pedestrian crossing from West Lionshead Circle into the Lionshead pedestrian core. 4.6.4.3 Pedestrian Sidewalks and Crossings A series of primary and secondary pedestrian walks should be created connecting the West Lionshead area with the Lionshead core, the frontage road, and the ski yard. These walks and crosswalks are identified on Map Q and Map T. 4.6.4.4 Visual Improvements As the road systems and adjacent lodging properties in west Lionshead are upgraded it is critical that a consistent visual character be developed through the design of new pedestrian walkways, landscaping, retaining walls, lighting, and site furnishings. For further information on these systems, see chapter six, Site Design Guidelines. 4.7 Loading and Delivery 4.7.1 Properties with Direct Service Access As a general rule, properties that can provide for their own service and delivery needs should comply with the following guidelines: a. Loading and delivery facilities should be located deep enough into the property that the estimated peak volume of service vehicles does not back up into or block the access road or pedestrian areas. b. Service drives and loading docks must be screened with landscaping, fencing, retaining walls or other appropriate design techniques. c. All reasonable measures shall be taken to prevent noise and exhaust impacts on adjacent properties. d. In no case shall a property utilize the public roadway or pedestrian area to stage service and delivery vehicles. 14 0 0 4.7.3 Potential Sites for Centralized Service and Delivery Facilities The potential facilities described below would be designed to provide unloading and staging space for deliveries into the Lionshead core. Transport from the delivery truck to the retail destination will most likely be made by hand- trucks, although the use of small golf cart-like delivery vehicles could be considered. The goods delivery system should be as quick and efficient as possible and should not cause noise, pollution, or congestion in the pedestrian core. 4.7.3.4 Vail Associates Core Site As the single largest service traffic generator in Lionshead, the Vail Associates core site redevelopment will provide for its own service and delivery needs. In addition, the preliminary plans presented to the Vail Town Council by Vail Associates during the master planning process indicated that one additional public use loading dock could be designed into the project. 4.8 Parking Parking is a critical component in a mixed-use resort environment such as Lionshead, and any efforts to enhance this component should adhere to the following goals and guidelines: a. Parking must be sufficient to meet demand. Correctly J assessing parking demand in an environment such as 'F Lionshead is difficult but extremely important. ,te9verestimating parking demand can be as damaging as 32Q underestimating demand due to the extreme expense of parking space (especially if structured) in a real estate L.~ environment such as the Vail Valley. Likewise, parking is a large consumer of ground and should be designed to occupy as little real estate as possible. In tight margin developments such as mid-range hotels and locals/employee housing, the expense of parking can be the deciding factor as to the economic viability of the project. Due to these attributes of parking, it is important that true demand, or desired demand, be distinguished from actual usage. For example, the "free after three" program currently in place for the Town of Vail parking structures has undoubtedly increased the usage of these structures during the evening hours (the Lionshead structure filled in the evening for the first time. in 1998). However, there has not been a corresporidinp increase,in sales tax revenue, which was the original intent of "free after three". (Note- concrete studies regarding the utilization of the 15 ® a "free after three" program have not been conducted and it is strongly recommended that this occur if the program is to continue). It is hypothesized that a significant portion of people utilizing the free parking program are in fact employees or people that would have used transit or other means of access if the parking were not as readily available. In other words, parking usage often will rise to fill, the available space, but the profile of the user may not be who the parking was intended for. To be concise, the parking supply in Lionshead and the Town of Vail needs to not only meet the demand, it needs to meet the desired demand and should be structured or programmed in such as way to do so. Parking is important, but too expensive and land consuming to be provided without solid reasoning. J d. Parking should be visually inconspicuous. Parking should be ~(C structured below ground whenever possible. Surface parking areas should be heavily screened with landscaping, berms, and walls. Expanses of asphalt should be interrupted with islands of landscaping or replaced with pedestrian quality paving materials. Surface parking areas should be avoided in or near the retail pedestrian core area. Although structured parking may be more desirable visually, it must be properly designed so as not to detract from the guest's arrival experience. 4.8.2 Residential Properties As a policy, all residential properties should provide their own parking within their property according to existing Town of Vail regulations and the parameters described above. 4.9 Housing Recent community surveys and grass-roots planning efforts such as Vail Tomorrow have identified the lack of locals housing as the most critical issue facing the Vail community. Early in the Lionshead master planning process, west Lionshead was identified as an opportunity area to implement some of the community's housing goals, particularly relating to employee housing. These opportunities and associated issues are outlined below. 4.9.1 No Net Loss of Employee Housing Ground rule number five of the master plan states that there shall be no net loss of employee housing in Lionshead as redevelopment occurs. VVA 493 Policy Based Housing Opportunities 16 • LI The first means of implementing housing goals in Lionshead is through policy based requirements such as the employee generation ordinance currently being pursued by the Vail Town Council. As required by a future ordinance, all development and redevelopment projects, as a prerequisite to project approval, should provide housing for employees generated and to the extent possible this housing should be located in the Lionshead area. 4.10 Gateways, Landmarks, and Portals The lack of spatial hierarchy or organizational clarity is a fundamental problem in the Lionshead pedestrian and vehicular network today. This section discusses the need to create a series of gateways, portals, landmarks and useful public spaces that will increase and enhance the character and identity of the pedestrian environment. 4.10.1 Gateways and Portals Gateways and portals are elements that signify importtint points of entry and transition and serve to reinforFe the identity and functionality of both. They are :3. announcements of direction and relative impoftahcer Gateways can be created using building forrus,., landscaping, paving patterns, or signage. Portals and gateways are discussed in the architectural design guidelines (see chapter 8). The creation of gateways and portals is encouraged as a basic component of redevelopment, especially in transition areas between different domains, or public, semi-public, and private areas. A change in the hierarchy of the surrounding environment should be announced and well delineated. There are several critical locations where gateway and portals need to occur (see Map R). 4.10.1.2 Pedestrian Portals/ Gateways Four primary pedestrian portals are critical to establishing the character and identity of Lionshead (see Map T): 1) the pedestrian entry on the west end of the parking structure; 2) the top of the grade transition from the north day lot into the retail mall; 3) the intersection of West Lionshead Circle and Lionshead Place at the western end of the retail mall; and 4) the transition between the ski yard and the retail mall. I ~ 4.10.2 Landmarks 17 0 a A landmark is a significant architectural element that all the visitors to Lionshead can identify and remember. Landmarks signify important points of entry, turning points and critical intersections in the pedestrian network, as well as destinations and visual reference points. The single landmark in Lionshead today is the Gondola clock tower, which will be replaced with the Vail Associates core site redevelopment. Appropriate locations for new landmarks in Lionshead are the east pedestrian portal, the central retail mall adjacent to the main pedestrian plaza, and the west pedestrian portal adjacent to the intersection of West Lionshead Circle and Lionshead Place. In addition, the potential civic center complex at the east end of the parking structure should function as a significant architectural landmark for the east end of Lionshead. 4.11 Public Art fi Through the Art in Public Places board, the Town of Vail has long recognized the importance of public art in pedestrian environments. Future development and redevelopment projects in Lionshead, especially projects impacting the retail mall and lie primary pedestrian environments, should seek to incorporate blo(_ ~ public art according to the Town of Vail Art in Public Places { . Master Plan (not adopted as of the writing of this document). T Pedestrian circulation systems, portals and gateways, landmarks, pedestrian plazas and architecture all present opportunities to incorporate public art. Chapter 5, Detailed Plan Recommendations This section of the Lionshead Master plan examines individual parcels and groups of parcels within the Lionshead study area, excluding the residential properties on the south side of Gore Creek. The intent of this chapter - and the Master plan as a whole - is to identify important functional relationships and visual objectives within the district and to propose a framework for the long-term redevelopment of Lionshead. The document does not intend to limit or eliminate ideas relating to specific parcels; any proposals consistent with this framework should be considered even if they are not anticipated in this document. The parcels addressed here are organized generally from east to west, starting with the civic hub on the eastern end of the parking structure. 5.8 Lionshead Retail Core The Lionshead retail core (see figure 5-8) is comprised of the Vail Associates core site, the surrounding pedestrian mall environment, and the retail faces of adjacent buildings. This central area is the heart and soul of Lionshead and constitutes the most critical area for public and private improvements. The Vail Associates core site represents the most likely near-term 18 0 redevelopment project, but it is essential that the Town of Vail take all available steps to encourage and facilitate other efforts to enhance and redevelop the retail core. Specific recommendations are as follows: 5.8.1 Build-To Lines A significant problem in the retail mall today is the excessive distance between opposing retail faces, which ~l causes pedestrians to interact with only one side of the street. To remedy this, build-to lines are recommended (see Map S) to create a continuous, well-defined retail experience in which all ground floor spaces directly address the pedestrian street. Of special note, the corridor defined by the build-to lines between the existing Landmark retail and Sunbird Lodge is centered on Tract C. In other words, the build-to lines in this east-west corridor will impact both the Vail Associates property and the Landmark Retail property equally. 5.8.2 Ground Level Retail Expansion Opportunities Ground floor retail expansion should be encouraged on existing structures that do not currently extend to their designated build-to lines and are not likely to be completely redeveloped. The most significant places for ground floor retail expansion are the east face of the Vail 21 building and the south and west faces of the Lionshead Arcade building. 5.8.3 Pedestrian Connections Through the Core Site There is a critical north-south pedestrian connection between the ski yard and the proposed transit center on the north day lot. This connection will require at least one north-south penetration through the Vail Associates core site, and there is an opportunity to create a second one, as shown in figure 5-9. The east-west pedestrian corridor originating at the east Lionshead pedestrian portal should also be extended into the Vail Associates core site, connecting with the north-south corridors. These connections should be part of the "primary retail mall" (see site design guidelines, chapter 6) to reinforce the village character of the core. It is not necessary that flanking architectural forms be completely separated in order to define pedestrian corridors. Instead, opportunities to create significant architectural portals are encouraged to highlight the transition from one public space into another. It is not necessary that flanking architectural forms be completely separated in order to define pedestrian corridors. Instead, opportunities to create significant 19 a 4 architectural portals are encouraged to highlight the transition from one public space into another. 5.8.3 Hierarchy of Pedestrian Space The Lionshead retail core is composed of a hierarchy of primary and secondary pedestrian corridors and spaces (see site design guidelines, chapter 6), shown in figure 5-9. While both are important to the total Fetail environment, the primary should read as the dominani pedestrian flow pattern. Transitions between these different domains should be well defined. 5.8.5 Retail Space Allocation A primary goal of the Lionshead Master plan is to increase both the amount and the quality of retail space in the pedestrian core. The sunny south-facing sides of buildings l-~d (for example, at the Lifthouse Lodge and the creek side of the VA core site) are ideal for restaurants. The shadier north-facing sides are more appropriate for retail uses that do not benefit as much from a direct relationship with the outdoors. Use of ground floor commercial space for offices is not recommended on the primary pedestrian mall; these businesses should be located instead on the second story or outside the main pedestrian corridor. 5.8.6 Plazas and Nodes Dynamic pedestrian plazas and nodes are encouraged at each significant intersection in the retail core. Successful plazas are those that have good sun exposure, that are located on primary pedestrian corridors, and that are properly proportioned to encourage seating, eating, gathering and events. Successful nodes., are concentrations of activities, landmarks and spaces where people want to congregate. Focal elements such as fountains, landscaping, and public art help to give each node a unique identify and serve as visual reference points. A fundamental objective of the master plan is to introduce these qualities in the Lionshead core. The central Lionshead public plaza, for example (shown in figure 5-10), presents an opportunity to create a vibrant center of activity surrounded by active retail and restaurant spaces and animated with an ice rink. The development of a small infill building at the north edge•gf the plaza is recommended to define the space and introduce additional retail opportunities. The building could incorporate an underground service and delivery corridor to the north day 20 lot transportation center. A food and beverage operation on a rooftop deck over this structure could provide a unique vantage point marking the new north Lionshead pedestrian portal and opening views into the central Lionshead plaza and up to the mountain. Because the Lionshead pedestrian mall is also an emergency vehicle access corridor, its proportions and the design of the elements within it must accommodate the turning movements and clearance requirements of fire trucks and other large vehicles. 5.8.7 The Core Site as a Priority Location for a Resort Hotel The Vail Associates core site has been identified as a priority location for a high-end resort hotel. Although the hotel would be a private development, the Town of Vail should take all reasonable measures to encourage and facilitate this goal. The benefits of a hotel in the Lionshead core, discussed throughout this document, include a significant increase in the Lionshead "live" bed base, an increase in the number of visitors in the retail core, and a stronger identity as a resort destination. 5.8.8 Pedestrian/ Retail Connection to West Lionshead Circle The most important missing link in the Lionshead retail mall is a direct connection between the east end of the Montaneros condominiums and the intersection of West Lionshead Circle and Lionshead Place. This connection would connect the Lionshead mall to West Lionshead Circle and would remove the awkward grade transition at Concert Hall Plaza. Figure 5-11 suggests that, at the least, a connection could occur between the north side of the Montaneros and the south side of a redeveloped Concert Hall Plaza. The optimum solution would entail the redevelopment of Montaneros, enabling a direct connection with retail frontage on both sides (see figure 5- 12). 5.11 Ski Yard Improvements recommended for the Lionshead ski yard are as follows: 5.11.1 Relationship to the Lionshead Pedestrian Mall There is a significant grade change between the ski yard and the retail mall. As suggested in figure 5-15, a better ~!C grade transition could be designed at the north edge of the 21 0 a ski yard to make it a more usable public space and to articulate a strong linkage between the urban environment of the retail mall and the open environment of the ski yard. 5.11.2 Skier Bridge The existing skier bridge is a landmark but needs to be replaced. The new bridge should be visually compatible with the desired character of Lionshead and wide enough to separate skiers and pedestrians. 5.11.3 Connections As depicted in figure 5-15, pedestrian path connections should be provided from the north end of ski yard and the gondola terminal to the Gore Creek recreation path, the skier bridge, and the southeast corner of the Lion Square Lodge (location of the KB Ranch Restaurant). 5.11.4 Screening and Landscaping Lion Square Lodge should be involved in planning enhancements in the ski yard. Landscaping is desirable to screen the building at the west edge of the yard, but in the central area would conflict with skier operations and the yard's potential to function as a village green for community gathering and summer recreation. 5.12 Lion Square Lodge The Lion Square Lodge, located at the end of Lionshead Place, occupies two parcels. The main parcel (phases 1, 2, and 3) borders the ski yard and the Gore Creek recreation path. The north parcel (phase 4) is located north of the Lionshead Place cul- de-sac. Several issues arise because of this split configuration. 5.12.1 Traffic Concerns The primary concern of the Lion Square Lodge property owners is the existing and potential volume of traffic (both lodging vehicles and delivery vehicles) that accesses the Vail Associates core site. The current access into the core site passes between Lion Square's main and north properties, resulting in an unsafe and poorly defined connection between the buildings. When the Vail Associates core site is redeveloped, the mitigation of lodging and service vehicle impacts on the Lion Square Lodge will be essential. Service vehicles should not be allowed to stage outside of the core site,or to cause visual, audible, or air pollution impacts. 22 i I • It 5.12.2 Ski Yard Pedestrian Access The pedestrian path around the north end of the Lion Square Lodge should be upgraded to provide an attractive and safe pedestrian connection from Lionshead Place into the ski yard. Because the path is close to the residential units in the northern end of the Lion Square building, landscaping and other screening methods will be needed. It is not recommended that this pedestrian access be emphasized, but only that it be of better quality. The west Lionshead pedestrian portal is more important as the western point of entry into the core area. Chapter 6, Site Design Guidelines Chapters four and five identified important public spaces and pedestrian corridors that together define the underlying structure of Lionshead and form essential connections between the district's primary destinations. This chapter on site design guidelines describes the detailed elements that lend character and quality to the overall fabric of public spaces. The master plan envisions a hierarchy of pedestrian spaces and, as outlined in this chapter, demands increasing attention to detailing in areas where public use will be more intense. Any projects or situations that do not fall within the framework described below shall conform to the existing Town of Vail regulations. 6.1 Primary Pedestrian Mall The primary pedestrian mall is a heavily utilized pedestrian street or corridor characterized by ground level retail frontage on both sides. In Lionshead today, the pedestrian/ retail core area meets this definition. Areas within the primary mall (see Map P) shall conform to the Architectural Design Guidelines regarding building setbacks and build-to lines on a primary retail/ pedestrian street. 6.1.1 Spatial Proportions The appropriate dimensions of pedestrian nodes, plazas and corridors will vary depending upon the intended function and character of the space, the proportions of buildings at the edge, and exposure to views and sun. On double-sided retail streets, it is generally desirable that pedestrians are able to see storefronts on both sides of the street. 6.1.2 Pedestrian Surfaces Pavement in the primary pedestrian mall should be snowmelted. Consistency in paving materials is recommended, but variations in paving patterns are 23 a encouraged to define spaces, transitions, and predominant traffic flow patterns. Refer to the Vail Streetscape Master Plan for recommended materials and design. 6.1.3 Site Furnishings Site furnishings such as benches, seat walls, trash receptacles and bicycle racks are essential to increase the level of activity in the primary pedestrian mall. Seating areas should be located where there. are interesting view relationships with adjacent activities, people passing by, or special scenery. Seating should be concentrated at the edges of activity areas, slightly set back from the flow of pedestrian traffic. North facing walls and consistently shady areas are generally less desirable than sunny places for seating, although it is important to give people places to sit in the shade if they desire. The design and appearance of site furnishings should be consistent throughout the primary pedestrian environment. 6.1.4 Lighting Site lighting is encouraged in the primary pedestrian environment to make evening use safe and comfortable. Lighting must be shielded so as not to create a nuisance for upper level residential units. Where possible, site lighting should be incorporated into the adjacent architecture that defines the space. Variation in the light level to create pools of light is encouraged. Accent lighting (such as bollards, uplights, and tree-mounted lights) is encouraged at seating areas, grade transition areas, and other focal points. The design of fixtures and the color of light they emit (lamp type) should be consistent throughout the pedestrian environment. Fixtures should avoid cold or blue light; warmer or yellow light, such as from incandescent lamps, is preferred. The standard village fixture specified in the Streetscape Master Plan is recommended. 6.1.5 Signage Creativity is encouraged in individual retail business signage. Ordinary stock or prefabricated signage should be avoided in favor of custom designed and fabricated artisan signage. Consistent directional and identity signage installed by the Town of Vail is recommended at all intersections, portals and gateways in the retail environment and at all pedestrian points of entry to the core. Pedestrian directional signage should be attractive and understated, visually accessible and clear. 24 • 0 6.1.6 Landscaping Because the primary pedestrian/ retail mall is a more urban environment, landscaping will be less intensive than in more open pedestrian areas. Landscape areas should be used to provide accent, shade, and spatial definition around activity areas, decks, and the edges of plazas. Transparent landscape materials such as aspens and other deciduous trees are preferred. 'Dense screening trees such as spruce should be used only in accent situations; landscape screening should not be necessary in a cohesive, well designed retail environment. Great care must be taken not to create barriers between the pedestrian flow and the retail storefronts. Landscaping also can be used to create niches and quite areas out of the main flow of pedestrian traffic, as well as to focus views and provide focal points. To the extent possible, development and redevelopment projects should endeavor to relocate existing trees on site that otherwise would be cut down. 6.1.7 Artwork An objective of the community is to enhance the beauty of our environment by incorporating quality visual art in highly accessible and visible places, both privately and publicly owned, for the enjoyment of residents and guests. The master plan encourages art installations as permanent elements integral to the design of exterior spaces, architectural components, site furnishings, and paving. Artistic site furnishings and accessories could include, but are not limited to, benches, railings, bike racks, ski racks, signage, trash receptacles, lighting and utilities. Art is particularly effective in activity areas, at entrances, at the intersections of pedestrian corridors, and where views terminate. Art that is interesting and specific to the regional context of the valley is encouraged. Interactive artwork that can be enjoyed by both children and adults, such as found in the Boulder pedestrian retail mall, is highly encouraged. Artwork accessible to the public must be constructed of durable materials and be easy to maintain. The Design Review Board reviews artwork that is integral to structures or is displayed on private property. The Art in Public Places Board reviews proposals for art installations on public rights-of-way. Refer to the Vail Art in Public Places program Policies and Guidelines and the Vail Art Master Plan for further information. 25 0 C 6.1.8 Diversification of Activity in the Public Right-of-Way It is a fundamental goal of the master plan to intensify the level of activity in Lionshead's primary pedestrian mall area. Activities such as outdoor eating, childrens' play, and special event merchandising are encouraged to diversify the opportunities for recreation and enjoyment in the mall. Proposals by private businesses to use the public right-of-way for these activities are reviewed by the Town's Planning and Environmental.Commission and Design Review Board. 6.2 Secondary Pedestrian Mall The secondary pedestrian mall area, like the primary, occurs adjacent to ground floor retail frontage. Unlike the primary mall, however, these areas are not located where pedestrian flow is most intense; they tend instead to be alcoves and smaller, more intimate spaces slightly removed from the primary pedestrian environment. 6.2.1 Pedestrian Surfaces Snowmelting is optional in secondary areas; the choice depends upon the anticipated intensity of use and the area's solar exposure. A higher degree of flexibility in the choice of paving type, color and design is permitted to allow these more intimate areas to develop their own unique character and sense of place. Creativity is encouraged, but quality of materials is as essential here as it is in the primary mall. 6.2.2 Site Furnishings Site furnishings such as benches, seat walls, trash receptacles and bicycle racks are as important in secondary areas as they are in the primary pedestrian mall. Furnishings can be placed wherever warranted by exposure to views and sun and where they will not obstruct pedestrian traffic or emergency access. North facing walls and consistently shady areas should generally be avoided as seating areas. Greater flexibility in design and appearance of site furnishings is permitted in secondary mall areas. 6.2.3 Lighting J The lighting of a secondary pedestrian mall area should conform to the same guidelines that apply to the primary pedestrian mall. 26 6.2.4 Signage The signage in a secondary pedestrian mall area should conform to the same guidelines that apply to the primary pedestrian mall. 6.2.5 Landscaping In the secondary pedestrian mall areas, there is a greater opportunity for landscaping and for-more intricate planting composition. Otherwise, the same guidelines outlined for the primary mall area also apply in secondary areas. 6.3 Primary Pedestrian Walk A primary pedestrian walk is a heavily utilized, linear pedestrian corridor, most often associated with a street edge (see figure 6-2). Outside the pedestrian/ retail core, the overall east-west pedestrian connection between Dobson Ice Arena and west Lionshead fails into this category. 6.3.1 Pedestrian Surfaces Under most conditions, snowmelting of pavements in these areas should not be necessary. Consistent with the Town of Vail Streetscape Master Plan, paverstones are preferred over poured concrete walks for durability and aesthetics. 6.3.2 Width Primary pedestrian walks should be a minimum of eight feet wide, potentially wider at street intersections and extremely high volume pedestrian areas. 6.3.3 Site Furnishings Site furnishings such as benches, seat walls, and trash receptacles are encouraged on an intermittent basis along these corridors, concentrated primarily at intersections, in view corridors, and other logical gathering or resting areas. Site furnishings should be placed out of the flow of pedestrian traffic, creating comfortable but easily accessible opportunities to sit and rest. Site furnishings should be consistent along primary pedestrian walks. 6.3.4 Lighting Lighting should comply with the parameters of the Vail Streetscape Master Plan. 27 0 0 6.3.5 Landscaping Street trees and understory plantings are strongly encouraged along primary pedestrian walks. The landscape treatment need not be homogeneous. A mix of deciduous and evergreen trees is desirable, although deciduous trees are favored to protect views or sun exposure. Ornamentals, perennials, and annual flowers are encouraged to provide a wide variety of textures and seasonal color. Landscaping material should not interfere with the pedestrian walk or snow storage requirements at mature growth. 6.4 Secondary Pedestrian Walk Secondary pedestrian walks (see figure 6-3) are similar to primary pedestrian walks except that they are not located on primary pedestrian corridors and thus carry a lower volume of pedestrian traffic. The suggested minimum width for these secondary walks is six feet, although wider walkways may be required where anticipated pedestrian traffic volumes are greater. Poured concrete may be used as a paving material. All other design parameters that apply to primary pedestrian walks also apply here. 6.9 Compliance with Town of Vail Streetscape Master Plan A goal of the Lionshead master plan is to improve the connections and relationships between Lionshead and Vail Village. Towards that end, it is recommended that all site design issues not dealt with in this chapter, including but not limited to site furnishings, site lighting, landscape principles, paving types, and signage conform to the intent of the Town of Vail Streetscape Master Plan. An exception is the opportunity to create a distinct character of site furnishings, lighting, and other site design elements for the Lionshead pedestrian and retail core. Consistent with section 6.1.7 above, artwork, the creative use of otherwise standard site elements (benches, trash receptacles, phones, light standards, grate inlets, etc..) is encouraged to help establish a strong, vibrant, and distinct character and sense of place for the Lionshead core area. Zoning Regulations Lionshead Mixed Use -1 Zone District 12-71-1-1: PURPOSE: 28 • • The Lionshead Mixed Use 1 District is intended to provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Lionshead Mixed Use 1 District, in accordance with the Lionshead Redevelopment Master Plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the District by establishing appropriate site development standards. This District is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead Redevelopment Master Plan. This Zone District was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this Zone District include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead Redevelopment Master Plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent with the Lionshead Redevelopment Master Plan. Additionally, the incentives are created to help finance public off-site improvements adjacent to redevelopment projects. With any development/redevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated: streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. (Ord. 3(1999) § 1) it 12-7H-2: PERMITTED AND CONDITIONAL USES; BASEMENT OR GARDEN LEVEL: A. Definition: The "basement" or "garden level" shall be defined as that floor of a building that is entirely or substantially below grade. B. Permitted Uses: The following uses shall be permitted in basement or garden levels within a structure: Banks and financial institutions. Commercial ski storage. Eating and drinking establishments. Personal services and repair shops. Professional offices, business offices and studios. Public or private lockers and storage. Recreation facilities. Retail establishments. Skier ticketing, ski school, skier services, and daycare. Travel agencies. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. C. Conditional Uses: The following uses shall be permitted in basement or garden levels within a structure, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: C Conference facilities and meeting rooms. Liquor stores. 29 Lodges and accommodation units. Major arcade. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III (EHU) as provided in Chapter 13 of this Title). Radio, TV stores, and repair shops. Theaters. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 6(2000) § 2: Ord. 3(1999) § 1) 1 12-71-1-3: PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET LEVEL: A. Definition: The "first floor" or "street level" shall be defined as that floor of the building that is located at grade or street level along a pedestrianway. B. Permitted Uses: The following uses shall be permitted on the first floor or street level within a structure: Banks, with walk-up teller facilities. Eating and drinking establishments. Recreation facilities. Retail stores and establishments. Skier ticketing, ski school, skier services, and daycare. Travel agencies. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. C. Conditional Uses: The following uses shall be permitted on the first floor or street level floor within a structure, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Barbershops, beauty shops and beauty parlors. Conference facilities and meeting rooms. Financial institutions, other than banks. Liquor stores. Lodges and accommodation units. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III (EHU) as provided in Chapter 13 of this Title). Radio, TV stores, and repair shops. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 6(2000) § 2: Ord. 3(1999) § 1) 12-7H-4: PERMITTED AND CONDITIONAL USES; SECOND FLOOR AND ABOVE: A. Permitted Uses; Exception: The following uses shall be permitted on those floors above the first floor within a structure: 30 0 • Lodges and accommodation units. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III (EHU) as provided in Chapter 13 of this Title). Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. B. Conditional Uses: The following uses shall be permitted on second floors and higher above grade, subject to the issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Banks and financial institutions. Conference facilities and meeting rooms. Eating and drinking establishments. Liquor stores. Personal services and repair shops. Professional offices, business offices and studios. Radio, TV stores, and repair shops. Recreation facilities. Retail establishments. Skier ticketing, ski school, skier services, and daycare. Theaters. Time-share units and fractional fee clubs. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 6(2000) § 2: Ord. 3(1999) § 1) 12-7H-5: CONDITIONAL USES; GENERALLY (ON ALL LEVELS OF A BUILDING OR OUTSIDE OF A BUILDING): The following conditional uses shall be permitted, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Bed and breakfast as further regulated by Section 12-14-18 of this Title. Brew pubs. Coin-operated laundries. Commercial storage. Private outdoor recreation facilities, as a primary use. Public buildings, grounds, and facilities. Public or private parking lots. Public park and recreation facilities. Public utility and public service uses. Ski lifts and tows. Television stations. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 3(1999) § 1) 12-7H-6: ACCESSORY USES: 31 Q The following accessory uses shall be permitted in the Lionshead Mixed Use 1 District: Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of Section 12-14-12 of this Title. Loading and delivery and parking facilities customarily incidental and accessory to permitted and conditional uses. Minor arcade. Offices, lobbies, laundry, and other facilities customarily incidental and accessory to hotels, lodges, and multiple-family uses. Outdoor dining areas operated in conjunction with permitted eating and drinking establishments. Swimming pools, tennis courts, patios or other recreation facilities customarily incidental to permitted residential or lodge uses. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. (Ord. 3(1999) § 1) 12-7H-7: EXTERIOR ALTERATIONS OR MODIFICATIONS: A. Review Required: The construction of a new building or the alteration of an existing building that is not a major exterior alteration as described in subsection B of this section shall be reviewed by the design review board in accordance with chapter 11 of this title. 1. Submittal Items Required: The submittal items required for a project that is not a major exterior alteration shall be provided in accordance with section 12-11-4 of this title. B. Major Exterior Alteration: The construction of a new building or the alteration of an existing building which adds additional dwelling units, accommodation units, fractional fee club units, timeshare units, any project which adds more than one thousand (1,000) square feet of commercial floor area or common space, or any project which has substantial off site impacts (as determined by the administrator) shall be reviewed by the, planning and environmental commission as a major exterior alteration in accordance with this chapter and section 12-3-6 of this title. Any project which requires a conditional use permit shall also obtain approval of the planning and environmental commission in accordance with chapter 16 of this title. Complete applications for major exterior alterations shall be submitted in accordance with administrative schedules developed by the department of community development for planning and environmental commission and design review board review. 1. Submittal Items Required, Major Exterior Alteration: The following submittal items are required: a. Application: An application shall be made by the owner of the building or the I building owner's authorized agent or representative on a form provided by the administrator. Any application for condominiumized buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations. 32 0 0 b. Application; Contents: The administrator shall establish the submittal requirements for an exterior alteration or modification application. A complete list of the submittal requirements shall be maintained by the administrator and filed in the department of community development. Certain submittal requirements may be waived and/or modified by the administrator and/or the reviewing body if it is demonstrated by the applicant that the information and materials required are not relevant to the proposed development or applicable to the planning documents that comprise the Vail comprehensive plan. The administrator and/or the reviewing body may require the submission of additional plans, drawings, specifications, samples and other materials if deemed necessary to properly evaluate the proposal. C. Work Sessions/Conceptual Review: If requested by either the applicant or the administrator, submittals may proceed to a work session with the planning and environmental commission, a conceptual review with the design review board, or a work session with the town council. D. Hearing: The public hearing before the planning and environmental commission shall be, held in accordance with section 12-3-6 of this title. The planning and environmental commission may approve the application as submitted, approve the application with conditions or modifications, or deny the application. The decision of the planning and environmental commission may be appealed to the town council in accordance with section 12-3-3 of this title. E. Lapse Of Approval- Approval of an exterior alteration as prescribed by this article shall lapse and become void two (2) years following the date of approval by the design review board unless, prior to the expiration, a building permit is issued and construction is commenced and diligently pursued to completion. Administrative extensions shall be allowed for reasonable and unexpected delays as long as code provisions affecting the proposal have not changed. (Ord. 5(2003) § 11: Ord. 8(2001) § 2: Ord. 3(1999) § 1) 12-7H-8: COMPLIANCE BURDEN: It shall be the burden of the applicant to prove by a preponderance of the evidence before the planning and environmental commission and the design review board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead mixed use 1 district, that the proposal is consistent with applicable elements of the Lionshead redevelopment master plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. (Ord. 3(1999) § 1) 12-7H-9: LOT AREA AND SITE DIMENSIONS: The minimum lot or site area shall be ten thousand (10,000) square feet of buildable area. (Ord. 3(1999) § 1) 12-7H-10: SETBACKS: The minimum building setbacks shall be ten feet (10') unless otherwise specified in the Lionshead redevelopment master plan as a build-to line. (Ord. 3(1999) § 1) 33 0 0 12-71-1-11: HEIGHT AND BULK: Buildings shall have a maximum average building height of seventy one feet (71') with a maximum height of 82.5 feet, as further defined by the Lionshead redevelopment master plan. All development shall comply with the design guidelines and standards found in the Lionshead redevelopment master plan. Flexibility with the standard, as incorporated in the Lionshead redevelopment master plan, shall be afforded to redevelopment projects which meet the intent of design guidelines, as reviewed and approved by the design review board. (Ord. 3(1999) § 1) 12-7H-12: DENSITY (DWELLING UNITS PER ACRE): - Up to a thirty three percent (33%) increase over the existing number of dwelling units on a property or thirty five (35) dwelling units per acre, whichever is greater shall be allowed. For the purpose of calculating density, employee housing units, accommodation units, time share units, and fractional fee club units shall not be counted as dwelling units. Additionally, a "lodge dwelling unit", as defined herein, shall be counted as twenty five percent (25%) of a dwelling unit for the purpose of calculating density. A dwelling unit in a multiple-family building may include one attached accommodation unit no larger than one-third (1/3) of the total floor area of the dwelling. (Ord. 31(2001) § 5: Ord. 3(1999) § 1) 12-7H-13: GROSS RESIDENTIAL FLOOR AREA (GRFA): Up to two hundred fifty (250) square feet of gross residential floor area shall be allowed for each one hundred (100) square feet of buildable site area, or an increase of thirty three percent (33%) over the existing GRFA found on the property, whichever is greater. Multiple-family dwelling units in this zone district shall not be entitled to additional gross residential floor area under the 250 ordinance, section 12-15-5 of this title. (Ord. 3(1999) § 1) 12-7H-14: SITE COVERAGE: Site coverage shall not exceed seventy percent (70%) of the total site area, unless otherwise specified in the Lionshead redevelopment master plan. (Ord. 3(1999) § 1) 12-7H-15: LANDSCAPING AND SITE DEVELOPMENT: At least twenty percent (20%) of the total site area shall be landscaped, unless otherwise specified in the Lionshead redevelopment master plan. (Ord. 3(1999) § 1) 12-71-1-16: PARKING AND LOADING: Off street parking and loading shall be provided in accordance with chapter 10 of this title. At least one-half (1/2) the required parking shall be located within the main building or buildings. (Ord. 3(1999) § 1) 12-7H-17: LOCATION OF BUSINESS ACTIVITY: A. Limitations; Exception: All offices, businesses and services permitted by zone district, shall be operated and conducted entirely within a building, except for permitted unenclosed parking or loading areas, the outdoor display of goods, or outdoor restaurant seating. E 34 B. Outdoor Displays: The area to be used for outdoor display must be located directly in front of the establishment displaying the goods and entirely upon the establishment's own property. Sidewalks, building entrances and exits, driveways and streets shall not be obstructed by outdoor display. (Ord. 3(1999) § 1) 12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS: , Property owners/developers shall also be responsible for mitigating direct impacts of their development on public infrastructure and in all cases mitigation shall bear a reasonable relation to the development impacts. Impacts may be determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. Mitigation of impacts may include, but is not limited to, the following: roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank improvements, public art improvements, and similar improvements. The intent of this section is to only require mitigation for large scale redevelopment/development projects which produce substantial off site impacts. (Ord. 3(1999) § 1) VI. ZONING ANALYSIS Staff has completed a zoning analysis of proposal in relation to the land use requirements outlined in Title 12, Zoning Regulations of the Vail Town Code. A summary of the analysis is provided below: Street Address: 675 Lionshead Place Parcel Number: 210107207009 Zoning: Lionshead Mixed Use -1 zone district Land Use Plan Designation: Tourist Commercial Current Land Use: Mixed Use Development Development Standard Allowed Proposed Buildable Lot Area: 10,000 sq.ft. 203,425 sq.ft. minimum Setbacks: 10' or unless specified otherwise in the LRMP 10'Naries* Building Height: and Bulk Density: DU's- AU's- GRFA: Site Coverage: 71' average 82.5' maximum 35 dwelling units/acre or 163 dwelling units Unlimited 508,562 sq.ft. or (250%) 70% maximum or 142,397 sq.ft. 69.75' average 82.5 maximum 14.9 dwelling units/acre or 70 dwelling units 85 accommodation units** 176,786 sq.ft. or (87%) 38.6% or 78,690 sq.ft*** 35 VII. VIII Landscape Area: 20% minimum or 29.7% or 40,685 sq.ft. 60,553 sq.ft. Parking: 238 spaces 320 spaces**** (50% valet or 119 spaces) (36% or 116 spaces) Loading: 5 berths minimum 8 berths***** Notes Setbacks vary around the development site depending on the location of the "build-to-line" specified in the Lionshead Redevelopment Master Plan. 49 of the 85 accommodation units in the hotel are lock-off units attached to dwellings as permitted by Section 12-71-1-12 of the Vail Town Code. Site coverage includes above and below ground spaces of the Gondola, Eagle Bahn and Chair 8 buildings. 31 of the 320 parking spaces have been provided via a $534,369 payment to the Town of Vail Parking Fund in 1997. ' Each of the eight loading berths are available for public use. SURROUNDING LAND USES Land Use North: Mixed Use Development South: Openspace/Recreation East: High Density Residential West: High Density Residential Zoning Lionshead Mixed Use 1 Outdoor Recreation Lionshead Mixed Use 1 Lionshead Mixed Use 1 DISCUSSION ISSUES 1. Completeness of the Application • Stamped Topographic Survey • View Corridor Analysis for #4 & #5 • Major Subdivision Application w/ easements • Address red-lined notes on the Application Plan Set dated August 16, 2004 • Mitigation of Development Impacts Proposal • Final Zoning Analysis Plan Set • Condominium Rental Program Proposal • Developer Improvement Agreement (DIA) • Revised Traffic Study • Provide typical sections thru the streetscape design • F~..t It • Z~SE t'~lrti..eS • 2. Parking Analysis • Spa parking requirement? • Ski Club parking program? • Ice Rink parking requirement? • Use of surplus parking spaces? 3. Vehicular/Pedestrian Traffic Circulation • Lionshead Place to become private road? WJ 36 • Pedestrian access between the development site and Garfinkel's and Lionshead Square Lodge, respectively. 4. Streetscape Design • Goal - north and east street design should be as rich, vibrant and as lively as the street design on the interior of the project • Design at the north edge of the ice rink 5. Revisions to Date • Northeast corner • West building ridge line • Northwest corner • Ice rink • Garfinkel's pedestrian way 6. Final Steps in the Development Review Process • Staff - Final comments to applicant 8/26 • Applicant - Final plan set to Town of Vail 8/30 • DRB - Final recommendation on proposed variations 9/1 • TC - Review of draft Developer Improvement Agreement 9/7 • PEC - Final review of development applications 9/13 IX. STAFF RECOMMENDATION As this is not a final review, the Community Development Department will not be making a recommendation at this time. Staff is recommending, however, that the Commission listens to the presentation and identifies any comments or concerns that the Commission may have at this time. e 37 CTJOWN OF VAIL 0 Department of Community Development 75 South Frontage Road Vail, Colorado 81657 October I, 1997 David E. Thorpe Vail Associates, Design and Construction P.O. Box 959 Avon, CO 81620-0959 RE: Parkins Pay-ln-Lieu Fee Payment for Brew Pub in the Old Gondola Baildiri(l Dcar 110r. Thorpc: The Town of Vail has received and deposited the parkins pay-in-lieu check of 5534,368.63 you submitted for the brew pub. The fee was allowed to be paid rather than parkins provided on-site based on the conditional Use Permit and variance applied for and granted fora brew pub in the Old Gondola huildin-. This fcc is based the final building pen-nit plans for the remodel of this space in the Old Gondola Building. The fee "pays" for 31.61 parking spaces. The Old Gondola Building had a credit of 8 spaces. The proposed brew pub requires 39.61 parking spaces total. The interior portion of the restaurant, based on the fee paid, has an occupancy limit of 306 persons or seating places. Thanks you for your patience through the approval and pcrniitting processes. II'you have any questions, call me at 479-2148. Sincerely, Dominic F. Maurncllo, AICP Town Planner Page I of 2 6 RECYCLED PAPER FAX 970-479-2452 TM - rtE COP Department of Community Development 75 South Frontage Road Vail, Colorado 81657 970-479-2138 FAX 970-479-2452 s :r September 19, 1997 David E. Thorpe Vail Associates, Design and Constriction P.O. Boa 959 Avon, CO 81620-0959 RE: Third Revision to Parking Pay-In-Lieu Calculation t Dear Mr. Thorpe: Based on the revised floor plan for the retail area and the proposed office faxed to me on September 15, 1997, we have revised the parking fee calculation for the Kaltenbcrg Castle Bavarian Brew Pub. Bence, the fee required is $534,368.63. This fee must be paid at the time you receive your building pcnnit. This fee is based on the following calculations: Dining Area: 4,602 sq. ft./] 5 sq. ft. per person/8 parking spaces per person = 38.35 parking spaces Retail Area: 134 sq. I1.1300 sq. ft. per parking space = 0.447 parking spaces Office Arca: 204 sq. ft./250 sq. ft. per parking space = 0.816 parking spaces Gross Total = 39.61 parking spaces Parking Space Credit tor Gondola Building = 8 parking spaces Net Required Parking Spaces = 31.61 parking spaces Parking space fee per space or fraction thereof $16,905.05 Page] of2 TM RECYCLED PAPER io 9 If you have any questions, call me at 479-2148. Sincerely, Dominic . Mau4il o,P Town Planncr s • Page 2 of 2 l ■ 6AVBRAUN AS` PLANNING wnd COMMUNITY DEVELOPMENT SATES, INC. FAX TRANSM155ION TO. CC: FAX FROM: Tom DATE: RE: PAGE5: (Include5 this cover Sheet) COMMENTS: VW 4L Please call if you have not received all pages or have any problems with this tran5mm51on. Ph. - 970.926.7575 Edwards Milage Center, Suite C-209 Fax - 970.926.7576 0105 Edwards Village Boulevard www.braunassadau-- com Pose Office Box 2658 Edwards, Cdorado 81632 TO 30Vd S31VIDOSSV Nnv~ia 9L5L-9Z6-0L6 SE:TZ bOOZ/6T/80 . , • ARCH1rC{rIJ61[ Lialehead Core Redevetapment TRANSMITTAL :pAIT Aug 18, 2004 " trait fax' . TO Tom Braun BAI / Braun Associates • 225 main Street, Opal Building Suite G-2 % Edwards, CO 81632 Steve Roberts FROM Kris Penberthy sualEM MCT J`NO 20628.01 LionsheadArea ClarificationsO FlLE .2.Jr r+!Si~ce Tom, I am faxing over 10 sheets illustrating the area caloulation clarifications from the TOV submittal. I have also calculated the gross footprint area for the prolect.including,the pedestrian portal and porte cochere: This area is i71,210sf. ® The revised area calculations for the restaurant /bar are 4718af and the conference center is 5575sf. If you have any questions/domn ants, please call - Thanks, Kris 42140 ARCHf MiMIRE INC 1i21 elghuenth Ssr.el Sulce 200 Dem'er Colorado 80202 t 303292.3388 1303.297..3113 N1r~+-g2A0archlatxuro,eom Z0 3Jdd -Me IrA9rRfetlan oailolnod In Ihls message Ir pnvllet;ee and connoentltll intended and for rite u9e of the irtdivdual(fj W ilnllly{feel nnfrad ahove a h■ teatlm at ihiv ita oop tb naL the intended mdpknl, you arc hemby noUlled ilviany diuertWl9UDn, dl9ldbWton, or copying of thlr op,,,pxmir- on is urlcdy proNtpled. Iryou have reeeNed lnlo 0drnM rltCinton to error, piaeao ndlfyA290 Ardilsdufo, 910 immWciziueM- S31VI00SSV Nnvaa 9L9L-9Z6-0L6 SE:tZ ti00Z/62./80 L610 W Fn w~ .j m '~l C7 rn a c~ -.C 60 39dd S31VI00SSV NnvNg N kq F \ I ~I Q T 9LSL-9Z6-0L6 SE:ZZ b00Z16t180 c v Z r- . 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WL~~ ~o a sari Hsi DRAFT Vail Associates, Inc. Front Door/Lionshead Projects Executive Summary of Potential Covenant Issues February 2004 The Lionshead development plan is still a work in process; accordingly analysis of the Lionshead Covenants may change as project configurations and uses continue to evolve. 1. Lionshead "Core" (hotel/residential condominium complex ("condotel"), commercial retail, and recreational facilities, including skiers' club and/or services facility and an ice rink). The bulk of the intended uses are allowed under the Lionshead First and Third Filings Covenants (permitted uses generally include "high density, multi-family residential structures, public accommodations, public uses and commercial and recreational structures"), subject to the following potential qualifications: (a) Tract D, VaiULionshead, First Filing (i) Subject to Section 2.2.4 of the First Filing Covenants (217/675), which limit improvements to underground parking, ski lift terminals and a health e, club (alternatively can be used as an open area for recreational purposes, with certain facilities/ improvements) (ii) Design of the Core improvements may require extension into Tract D as a periphery area (e.g., for dining facilities and underground loading dock) (b) Tract C, VailLionshead, First Filing, and Tract C, VaiULionshead, Third Filing (i) Limited by (I) Section 2.2.3 of each of the First Filing Covenants (217/675) and the Third Filing Covenants (221/991) to "open area, as a pedestrian circulation area and as the means of ingress and for pedestrian traffic to and from adjacent properties and for emergency vehicles", and (II) an access easement grant over Tract C, First Filing (222/258) which is based on the terms of the access limitation under the First Filing Covenants (grant appears to benefit the Lift House Condominiums and an adjacent parcel owned by Robert and Diane Lazier) (ii) Design of the Core may necessitate that certain peripheral improvements extend into the Tract C's (e.g., dining facilities and deck areas, ice rink and vehicular access ways) (c) Tracts C and D, VaiULionshead, First Filing (i) Subject to a restriction under Section 2.1 of the Vail Village, Second Filing Covenants (174/431) which limits uses to "private residences, each nn - executive Summary re PoTaWial Covenant Issues (Feb. '04 Page 1 609390.1 RCFISH 02!3!64 5:20 PM Japh.;.;;nn - Executive Summary re P,,._.itial Covenant Issues (Feb. '04).DOC Page 2 Q, to contain not more than two separate apartments" (herein the "Duplex Limitation"). Portions of VailLionshead, First Filing, were resubdivided from portions of Vail Village, Second Filing. (ii) Again may affect condotel improvements on the outer perimeter of the project (e.g., the dining/deck areas) (d) Tract G, VailLionshead, Third Filing (i) Tract G is relegated under the Third Filing Covenants (221/991) to use "as a private road ...for ingress and egress to and from" the Core and certain adjacent condominium properties (ii) Core building improvements and/or parking areas may need to extend into a portion of Tract G that is not necessary for existing access. Access for Lion Square will be preserved without material alterations. (e) Tract H, VailLionshead, Third Filing (i) Subject to limitations under Section 2.2.7 of the Third Filing Covenants (221/991) limiting use to a service area for loading and unloading vehicles (ii) Limitations expressly benefit Vail Resorts-owned properties, and therefore arguably Vail Resorts could extinguish by unilateral action 2. West Day Lot (condotel, with restaurants and commercial retail; and single-family or duplex residential along Gore Creek). The general permitted uses under the Covenants are the same as they are for the Core, and will generally allow for Vail Resorts' intended use, subject to the following potential caveats: (a) Lots B and D, Morcus Subdivision (which was resubdivided from VailLionshead, Third Filing), and a portion of Lot 4, Block 1, VaiULionshead, Third Filing (i) Vail Village, Second Filing Duplex Limitation applies along the southerly part of the site (portions of VaiULionshead, Third Filing, were resubdivided from portions of Vail Village, Second Filing) (ii) Condotel improvements may need to extend on the periphery into the Duplex Limitation area (b) Lot D and a portion of Lot C, Morcus Subdivision, and a portion of Lot 4, Block 1, VaiULionshead, Third Filing (1) Subject to Section 2.1 of the VaiULionshead, Third Filing Covenants (221/991), as modified by paragraph 1 of an Amendment thereto (258/453), limiting residential to "high density multi-family residential structures" i L 609790.1 RCHSH 01/3/04 5:?0 PM 2 ` Jack"Hwnn - Executive Summa re P~ial Covenant Issues Feb. '04). DOC (ii) This limitation may conflict with the proposed Gore Creek single- family/duplex project (c) Any provision of parking for the Marriott may have to be accommodated 3. Re-routed Snow Cat Access for Vail Mountain (a) Presently designed to initiate in Tract C, Vail Village Second Filing [verify], cross Gore Creek to the south, and then route through Tract K, Glen Lyon Subdivision (b) Section 1.4 of the Glen Lyon Subdivision Covenants (268/698) prohibit any use of Tract K that "may deface, alter, destroy or damage the natural condition of the vegetation or the aesthetic value of the natural environmental quality..." Skier access is allowed, but only so long as land surface is not "unreasonably damaged." Under Vail Village Second Filing Covenants, Tract C may be employed for any purpose designated by Vail Associates, provided such purpose is not "inconsistent" with the Covenants (see Section 3.1). (c) Grading and clearing for a snow cat access trail may be problematical 6 4. "P-3 and j" (Lots P-3 and j, Block 5-A, Vail Village, Fifth Filing) (surface parking, subterranean parking structure, "quasi-park", and dedication of the Chute Road) (a) Subject to Vail Village, First Filing Covenants (174/179) and Vail Village, Fifth Filing Covenants (187/353) (Fifth Filing is a resubdivision from First Filing) (b) Much of the parking use will be on and underneath Lot j. Under both Covenants (Section 2.3 of the First Filing Covenants, Section 2.2 of the Fifth Filing Covenants), Lot j "shall be used for apartments, retail shops, service shops, restaurants and tea rooms, hotels, lodges, professional offices and medical clinics." Parking and loading/delivery as primary uses may be prohibited. (c) Lot P-3 is subject to Section 2.3 of the Fifth Filing Covenants, which relegates its uses to "parking and associated uses." Open space/park and public right-of-way uses may not be allowed. 5. North Day Lot (Public transit center, employee housing) (a) Subject to Vail/Lionshead Third Filing Covenants, which permit "high density, multi-family residential structures, public accommodations, public uses and commercial and recreational structures" (b) Based on the targeted uses (and especially given that parking is not intended as a primary use), it is not anticipated that the North Day Lot Covenants will be problematical Page 3 tp- 609290.1 RCFISH 02/04 5.20 PM 3 .CIr) v • ~ - 1 ~ • -.a i t ~ x • ~ . ~ ~ ~ 0 ~ • ~ • • ~ ~ ' • • I I I I I I I ~ I I 1........• I i • ~ I ' ' ~ ~ ' ' ~ I Eti...... rr~........ ~ W C'3 U. I ! 1 1 ~ ...,~.,.rr» - ~ w.. t • ~ I ( w 1 1 ~ ~i~M ~ ~k1N~11~ ~ ~ 1s ~ ~ ■Irrlrrl~ ~ ~ wurrwr~rr , ~ + ! r-_..... I r S ~ ••;;1 r ! •n r•y •sti Y~•et 1'~Ire./•i'r~' iy it~~ r' V ~ ~ . .~:i ((r ..t h•~+ t f•r, r . Sy51r 1 J .4 ~ rwr,r ..k ~I. I.r.1'~.j •rwL=. ••••1 At:t:t` ~~•r'•.n ~{r •p1t"•i•fr tii S~l.r. • 3. of fYr i. rA'• :E,•.. 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PUBLIC WELCOME 12:00 pm MEMBERS PRESENT Site Visits 1. Driver: MEMBERS ABSENT NOTE: If the PEC hearing extends until 6:00 p.m., the Commission may break for dinner from 6:00 - 6:30 p.m. Public Hearing - Town Council Chambers 2:00 pm A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place (a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Corporation Planner: George Ruther ACTION: MOTION: SECOND: VOTE: The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published, September 24, 2004 in the Vail Daily. PLANNING AND ENVIRONMENTAL COMMISSION OVO' PUBLIC MEETING ?D dSeptember 27, 2004 PROJECT ORIENTATION - Community Development Dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESENT Doug Cahill David Viele Chas Bernhardt George Lamb Bill Jewitt Ann Gunion Site Visits : Lionshead Core Site Hotel 675 Lionshead Place Driver: 4~'$ NOTE: If the PEC hearing extends until 6:00 p.m., the Commission may break for dinner from 6:00 - 6:30 p.m. Public Hearing - Town Council Chambers 2:00 pm EW 1. A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place (a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Corporation Planner: George Ruther George Ruther made a presentation to the Commission per the staff memorandum., dated September 27, 2004 The applicant made a presentation on their development applications to the Commission. Upon completion of there presentation, the applicant questioned the wording of Condition #5 on page 2 of the Amended Conditions of Approval, September 27, 2004. Staff and the Commission agreed to strike the last sentence in Condition #5 in its entirety. The applicant then provided the Commission with a summary of the Rental Program Proposal for the 70 condominiums and 49 lock-off units in the Lionshead Core Site Hotel. The Commissioner opened the public hearing to public. Geoff Wright, Rob Levine, Bob Lazier, Bill Anderson, and Keith Odza all spoke in favor of the applications and urged the Commission to approve the applications as submitted. The Commissioner closed public comment The Commissioners each spoke in favor of the applications. In voicing their support for the project, the Commissioners expressed their thanks to the applicant for listening to the numerous concerns stated over the course of the review process and amending the plans accordingly. Commissioners Jewitt, Viele, Lamb, and Gunion each indicated their insistence that the details and architecture of the MEMBERS ABSENT Rollie Kjesbo proiect not be lost in the ontinued design development staoes o7lie application. The Commissioners agreed unanimously that a significant amount of attention should be paid to the details by the DRB and that any reduction in final detail may require that the applicant re-appear before the Commission for consideration of an amended application. The Commissioners further expressed their desire to see that the Vail Town Council and the applicant resolve any differences with regard to the Developer Improvement Agreement and ensure that the major components of the agreement as stated in the staff memorandum not be removed from the final DIA. With the exception of the three minor revisions made to the staff's recommended conditions of approval, the Commissioners were in favor of the staff's recommendations, findings, and proposed conditions of approval. The Commission did acknowledge that while several of the conditions appeared to be resolvable at this point in time, they understood that in the sequence of project development and approval that certain conditions were appropriate and necessary. The Commissioners agreed with staffs recommendation to table the final review of the preliminary to a later date. Major Subdivision ACTION: Tabled to October 11, 2004 MOTION: Viele SECOND: Jewitt VOTE: 6-0 Major Exterior Alteration/Conditional Use Permits ACTION: Approved with Conditions MOTION: Viele SECOND: Jewitt VOTE: 6-0 CONDITIONS: The Developer shall address the following conditions of approval prior to final review of the development applications by the Town of Vail Design Review Board: 1) That the Developer identifies a new location for publicly accessible restrooms on or near the development site. The new location shall be identified on a revised set of floor plans which shall be submitted by the applicant to the Town of Vail Community Development Department for review and approval. 2) That the Developer submits a complete Design Review Board application to the Town of Vail Community Development Department. The Developer shall address the following conditions of approval prior to applying for a building permit for the improvements from the Town of Vail Community Development Department: (note: A grading plan shall constitute a building permit.) 1) That the Developer addresses the red-lined corrections on the proposed grading and drainage plans and submits a revised final grading and drainage plan for final review and approval by the Town of Vail Public Works Department. 2) That the Developer submits a complete set of civil engineered drawings of the Approved Development Plans including the required off site improvements, to the Town of Vail Community Development Department for review and approval of the drawings. It shall be noted that the review of the civil engineered drawing may take up to six months to review and approve. 3) That the Developer submits written letters of approval from all adjacent and/or affected property owners whose property is being physically impacted or altered (ie, Montauk, Lionshead Arcade, Antler's, Lions Square Lodge, Landmark, etc.) as a result of the construction of the Lionshead Core Site Hotel, as depicted on the Approved Development Plan, to the Town of Vail Community Development Department for review and approval. 4) That the Developer the receives final approval from the Vail Town Council for the conveyance of Town-owned land to the Developer as generally depicted on the application for a major subdivision accompanying the Lionshead Core Site Hotel development applications. 5) That the Developer receives final approval from the Vail Town Council for the conveyance 2 of the public right of way existing beneath Lionshead Pla e. Should the Developer be unable to secure a final approval for the conveyance of the public right of way, the Developer may submit a revised major exterior alteration application to the Town of Vail Community Development Department for review and approval by the Town of Vail Planning and Environmental Commission. 6) That the Developer submits revised plans to the Town of Vail Community Development Department for final review and approval of the Town of Vail Public Works Department addressing each of the comments summarized in the letter from Greg Hall, Public Works Director, to George Ruther, Chief of Planning, dated September 23, 2004. A copy of the letter has been attached for reference (Attachment E). The Developer shall address the following conditions of approval prior to the issuance of a building permit by the Town of Vail Community Development Department: (note: A grading permit shall constitute a building permit.) 1) That the Developer finalizes the Rental Program Proposal and then enters into a written agreement with the Town of Vail that is recorded with the Eagle County Clerk & Recorder's Office, which requires that the Rental Program Proposal is implemented and fully adhered to by the applicant and its assigned and successors for a period of not less then 20 years from the date of the issuance of a temporary certificate of occupancy. The final Rental Program Proposal shall be reviewed and approved by the Vail Town Council following a recommendation on the proposal from the Town of Vail Planning and Environmental Commission. 2) That the Developer submits a Construction Staging Plan to the Town of Vail Community Development Department for the review and approval of the proposed staging plan by the Town of Vail Public Works Department. 3) That the Developer prepares a Lionshead Core Site Hotel Art in Public Places Plan, for review and comment by the Town of Vail Art in Public Places Board. Said Plan shall include the funding for a minimum of $1,000,000 in public art improvements to be developed in conjunction with Lionshead Core Site Hotel. The implementation of the Plan shall be completed within two years of the date of the issuance of a temporary certificate of occupancy for the Lionshead Core Site Hotel improvements. 4) That the Developer shall be assessed a transportation impact fee in the amount of $5,000 per increased vehicle trip in the peak hour generated (44 61 trips), or $908 $305,000, as a result of the Lionshead Core Site Hotel improvements. The fee shall be paid by the Developer. At the sole discretion of the Town of Vail Public Works Director, said fee may be waived in full, or part, based upon the completion of certain off-site improvements. 5) That the Developer prepares a Developer Improvement Agreement for Off-Site Improvements, as depicted on the Approved Development Plan, for review and approval by the Vail Town Council. Upon approval of the Agreement, the Developer and the Town of Vail shall legally execute the Agreement. UPOR exeGUtiGR of the AgreeMeRt, the Developer shall pest a as f;RaRG*al SuFet with the TewR of Vail as the benefiGiar in the aFROURt of 0 y -y The Developer shall address the following conditions of approval prior to the issuance of a temporary certificate of occupancy (TCO) for any of the Lionshead Core Site Hotel improvements: 1) That the Developer provides deed-restricted employee housing that complies with the Town of Vail Employee Housing requirements (Chapter 12-13) for a minimum of 35 employees, and that said restrictions shall be made available for occupancy. In addition, the deed-restrictions shall be legally executed by the Developer and duly recorded with the Eagle County Clerk & Recorder's Office. 2) That the Developer submits an application for the establishment of View Corridors #4 and #5 as contemplated by the Lionshead Redevelopment Master Plan to the Town of Vail Community Development Department for review and approval by the Vail Town Council. i The Developer shall address the following conditions of approval prior to the issuance of a final certificate of occupancy (CO) for any of the Lionshead Core Site Hotel improvements: 1) That the Developer prepares easement agreements for the review and approval of the Town of Vail for all necessary easements (ie, utilities, pedestrian access, ingress/egress, drainage, maintenance, emergency vehicle access, fire lane, signage, etc.) in and around the development site as generally depicted on the Approved Development Plans and major subdivision plat. The easement agreements shall be legally executed by the Developer and duly recorded with the Eagle County Clerk & Recorder's Office. 2) That the Developer executes a Memorandum of Understanding forthe Operation, Maintenance, and Management of the Lionshead Core Loading and Delivery Facility, to be located on the development site beneath the Lionshead Core Site Hotel. The Memorandum shall be reviewed and approved by the Vail Town Council following a recommendation on the proposal from the Town of Vail Planning and Environmental Commission. 3) That the Developer agrees to design and construct all required streetscape improvements within the defined area of work, as generally depicted on the Off Site Improvements Plan. The Developer acknowledges that the final design of the improvements has not yet been approved by the Town of Vail Design Review Board and that the proposed plan may be subject to change. The following condition of approval shall be placed upon the operation of the Private Skier Club in the Lionshead Core Site Hotel: 1) That the maximum number of Private Skier Club members shall not exceed 100 full members and 16 partial members and the maximum number of private parking spaces dedicated to the full members use shall not exceed 100 spaces. A full member shall be defined as a ski club member entitled to full parking, spa, and members club services. A partial member shall be defined as a ski club member entitled to full spa and members club services with no rights to on-site parking 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. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published, September 24, 2004 in the Vail Daily. ['~tl 4 • • MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: September 27, 2004 SUBJECT: A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Vail Town Code; a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure; and a request for a major subdivision, pursuant to Chapter 13-3, Subdivision Regulations, Vail Town Code, located at 675 Lionshead Place (a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Resorts Development Company Planner: George Ruther 1. SUMMARY The applicant, Vail Resorts Development Company (VRDC), is requesting a final review of six (6) development applications intended to facilitate the construction of the Lionshead Core Site Hotel. A more complete description of the development applications is outlined in Section II of this memorandum. Sections III, IV, and V of this memorandum provide an overview of the background of the development review process, the roles and responsibilities of the reviewing boards, and a summary of the applicable planning documents that relate to this review. A zoning analysis of the development applications has been provided in Section VI. The zoning analysis compares the proposed development standards for the Lionshead Core Site Hotel to those allowed by zoning. Sections VIII, IX, and X contain a written summary of staff's response to the established review criteria for each of the development applications. Finally, Section XI of this memorandum contains staff's recommendations for each of the development applications, proposed findings for decision-making, and a list of recommended conditions of approval. Upon review of the various requests, staff is recommending that the Planning and Environmental Commission approves with conditions the major exterior alteration and conditional use permit applications and tables the request for a major subdivision to a future public hearing date. II. DESCRIPTION OF THE REQUEST The purpose of this public hearing is to present the final plans and development review applications for the redevelopment of the Lionshead Core Site Hotel project to the Town of Vail Planning and Environmental Commission for final s • review. The applicant is requesting a final vote from the Planning and Environmental Commission on the various development applications. The Lionshead Core Site Hotel project is the comprehensive redevelopment of the Gondola Building, ticket offices, and Sunbird Lodge which are located at the base of Vail Mountain in Lionshead. The redevelopment site is proposed to be the location of a five-star Rock Resorts hotel with a new outdoor public ice rink as a main attraction. This new five-star hotel and outdoor ice rink is intended to renew the vitality and energy of the Lionshead. An improved skier services facility, new retail and commercial spaces, restaurants, condominiums, a skier club facility, a new skier bridge crossing Gore Creek, a public and private loading and delivery facility, and the reconstruction of the Lionshead streetscape are all envisioned in the redevelopment plan for the Lionshead Core Site Hotel. A Vicinity Map illustrating the location of the development site has been attached for reference (Attachment A). The Lionshead Core Site Hotel project is the comprehensive redevelopment of one of three primary portals to Vail Mountain and like Vail's Front Door, is intended to create a world-class arrival point and transition between Lionshead and Vail Mountain. The Lionshead Core Site Hotel project includes the following components: Five-Star Hotel - A comprehensive redesign to construct a new core hotel comprising 81 hotel rooms, 70 dwelling units, large lobby area, lounge, spa facility, meeting rooms, and other amenities necessary to operate a world-class, five-star hotel. A complete set of reduced plans have been attached for reference (Attachment B). New Pedestrian Mall - The Core Site project includes roughly 25,000 square feet of new retail space and 13,000 square feet of new restaurant area located along the street level of the hotel. Public Outdoor Ice Rink - An outdoor public ice rink is proposed and will provide a significant public benefit. The ice rink is a major component of the Lionshead Redevelopment Master Plan which is intended to inject new life back into Lionshead and create a pedestrian magnet for all of Lionshead. Skier Services - A new skier services facilities totaling more than 3,500 square feet in size is proposed and conveniently located at the base of Vail Mountain. Delivery, Loadinq and Circulation - An entirely underground parking, loading, and delivery facility comprised of 321 parking spaces and 8 loading and delivery bays. The Lionshead Core Site Hotel project proposal is comprised of six (6) different development review applications. Each of these applications is intended to facilitate the redevelopment proposal. The development applications include: • A major exterior alteration application for the new hotel and structures; 2 • 0 • A conditional use permit for "conference facilities and meeting rooms" located on the basement or garden level of a building; i~ • A conditional use permit for "lodge rooms or dwelling units" located on the first floor or street level of a building; • A conditional use permit for "retail/restaurants" located on the second floor of the building; and • A conditional use permit for a "private skier club/private parking lot" ; and • A major subdivision application to replat the development site. III. BACKGROUND The development site is generally located in the center of the Lionshead Commercial Core Area south of the Lifthouse Lodge and Landmark Condomuiniums, east of Lionshead Center Condominiums and west of the Montaneros and Lions Square North Condominiums. The combined total area of the Lionshead Core Site Hotel development site is approximately 4.67 acres in size. On April 12, 2004, the applicant appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present the concepts behind the proposed design of the Lionshead Core Site Hotel project. Upon completion of the presentation, the Commission expressed their general support for the concepts behind the design and requested that staff and the applicant return to the Commission on April 26th with an outline of the next steps for the review of the Lionshead Core Site Hotel project development applications. On April 26, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present a detailed overview of the proposed plans for the redevelopment and to gain acceptance of an outline of next steps for the review of the project. Upon presentation of the proposed plans and the recommended outline, the Commission voted unanimously to accept the outlined next steps. On May 10, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present the proposed pedestrian and vehicle circulation plans for the project. Upon presentation of the proposed circulation plans, the Commission generally found the information provided in the traffic study to be adequate and supported the conclusions of the report. There was, however, significant discussion regarding the overall circulation of vehicular traffic in Lionshead. The Commission asked that the applicant compares the potential circulation and traffic impacts of the proposal to existing levels and to the anticipated maximum loads projected in the Lionshead Redevelopment Master Plan. The applicant is required to follow-up to the10 issues raised in the staff memorandum, dated May 10, and from the Planning and Environmental Commission. On May 24, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to discuss the proposed bulk and mass of the Lionshead Core Site Hotel and to better 3 0 • understand the overall design of the redevelopment project. On June 28, 2004, the staff discussed the merits of amending the Lionshead Redevelopment Master Plan to clarify the implementation policies of the Master Plan as they relate to the architectural design guidelines prescribed in Chapter 8 of the Master Plan with the Planning & Environmental Commission. Following the discussion, the Commission directed staff to prepare a proposed text amendment to the Master Plan for the Commission's consideration on July 26, 2004. On July 26, 2004, the Planning and Environmental Commission held a public hearing to evaluate the merits of a proposal to clarify and amend the architectural design guideline implementation policies of the Master Plan. Upon consideration of the proposed amendment, the Commission voted 6-0 to forward a recommendation of approval with modifications of the amendment to the Vail Town Council. On August 3, 2004, the Town of Vail Community Development Department facilitated a joint meeting of the Vail Town Council, Town of Vail Planning and Environmental Commission, and the Town of Vail Design Review Board. The purpose of the meeting was to assemble each of the various decision-makers in a meeting room to share in an informational presentation on the Lionshead Redevelopment Master Plan and the Lionshead Core Site Hotel project proposal. As a result of the meeting, consensus was reached with regard to the architectural style of the hotel and the next steps in the development review process. In discussing the project, however, the various decision-makers informed the staff and the applicant that the following issues needed to be addressed through the course of the development review process: • The proposed variations to the architectural design guidelines • The impacts of the hotel project on sun/shade on the public spaces • The blending of the "old" to the new in Lionshead • The proposed bulk and mass of the building relative to other structures in Lionshead • Compliance with the goals, objectives and policies outlined in the Master Plan • A condominium rental program which ensures occupancy of the building • The proposed development agreement between Vail Resorts and the Town of Vail On August 3, 2004, the Vail Town Council held a public hearing to consider Resolution No. 18, Series of 2004, which was a resolution amending certain sections of the Lionshead Redevelopment Master Plan clarifying and affording all types of development projects, "new and redevelopment", flexibility in the application of the architectural design guidelines, as prescribed in Chapter 8 of the Lionshead Redevelopment Master Plan, and setting forth details in regard thereto. The Council voted 7-0 in approving Resolution No. 18, Series of 2004. tar On August 18, 2004, the applicant appeared before the Town of Vail Design 4 i • Review Board for a public hearing to discuss the variations proposed in the Lionshead Core Site Hotel major exterior alteration application from the design guidelines prescribed in Chapter 8 of the Lionshead Redevelopment Master Plan. Upon consideration of the proposed variations the Board expressed their desire to have additional information on the variations provided by the staff and Jeff Winston. The date of the final review of the variations and recommendation from the Board was tabled until September 1, 2004. On August 23, 2004, the applicant and staff requested a meeting with the Planning and Environmental Commission to discuss how the Lionshead Core Site Hotel proposal compares to the zoning regulations prescribed for development within the Lionshead Mixed Use 1 zone district, the plan recommendations, and site design guidelines outlined in the Lionshead Redevelopment Master Plan. To that end, staff prepared a written analysis summarizing the proposed project's compliance with the multitude of requirements and guidelines outlined in the Lionshead Redevelopment Master Plan and the Town's Zoning Regulations. Upon discuss of the proposal, the Commission expressed their general support for the project's compliance with the zoning regulations and the goals and objectives of the Lionshead Redevelopment Master Plan. On September 1, 2004, the applicant appeared before the Town of Vail Design Review Board for a public hearing to discuss the variations proposed in the Lionshead Core Site Hotel major exterior alteration application from the design guidelines prescribed in Chapter 8 of the Lionshead Redevelopment Master Plan. Upon consideration of the proposed variations the Board expressed their desire to have additional information on the variations provided by the staff and Jeff Winston. The Board's concerns were: Flat roof area - The Board recommended that additional study be taken on how the proposed amount of flat roof area could be lessened. The Board also requested that a view analysis be presented at the public hearing on September 15th to better understand the visual impacts of the flat roof as seen from Vail Mountain and as contemplated in the Lionshead Redevelopment Master Plan. In addressing this issue special attention should also be given to the placement and screening of roof-top mechanical equipment. 2. Horizontal wall spans - The architectural design guidelines regulate the amount of horizontal wall spans and requires variations in massing or height, material, fenestration, or color. Upon considering your request to vary from this guideline along the base level of the building adjacent to the Lions Square Lodge, the Board recommended that the proposed variation should not be approved. Therefore, please review the guideline as stated in Section 8.4.2.4 and make revisions as necessary to fully comply with the guidelines. 3. Stepbacks and initial eave heights - The Board recommended that further revisions to the west elevation and the portion of the east elevation adjacent to Garfinkel's be made to address vertical variety and articulation of mass on the building. With the exception of these two elevations, the Board approved of the stepbacks and initial eave height variations proposed for all other 5 • 0 elevations. To comply with this recommendation, the Board suggested that additional square footage be added to the building. The date of the final review of the variations and recommendation from the Board was tabled until September 15, 2004. On September 15, 2004, the Town of Vail Design Review Board held a public hearing on the final review of the proposed variations to the architectural guidelines prescribed in the Master Plan and the zoning regulations. Upon listening to a presentation by the staff and applicant on the revisions made to the plans based upon input provided by the Design Review Board at the previous meeting, the Board voted unanimously to forward a recommendation of approval of the request, with conditions, to the Town of Vail Planning and Environmental Commission. Specifically, the Board found that, pursuant to Section 8.3.3.A, of the Lionshead Redevelopment Master Plan, "the design deviations meet or exceed the intent of the specific design standards as prescribed in Section 8.4 Hof the master plan], a public benefit is achieved as a result of the design deviation; and that the design deviations further the goals, objectives, and purposes as stated in sections 2.3, 2.5, and 8.2 of the Lionshead Redevelopment Master Plan. " In making stating their finding, however, the Board stated that, "this finding is conditioned upon the applicant revising the ground-level south wall of the hotel adjacent to the Lions Square Lodge to fully comply with the horizontal wall span criteria prescribed in the Master Plan and that the applicant continues to study and revise the roof-top mechanical equipment plan to further reduce the negative visual impacts that the equipment which extends above the height of the parapet wall has on the view from adjoining properties." IV. ROLES OF THE REVIEWING BOARDS The purpose of this section of the memorandum is to clarify the responsibilities of the Design Review Board, Planning and Environmental Commission, Town Council, and staff on the various applications submitted on behalf of Vail Resorts Development Company. A. Exterior Alteration/Modification in the Lionshead Mixed-Use I zone district Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for impacts of use/development and then by the Design Review Board for compliance of proposed buildings and site planning. Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approval/denial of a Major/Minor Exterior Alteration. The Planning and Environmental Commission shall review the proposal for compliance 6 0 0 with the adopted criteria. The Planning and Environmental Commission's approval "shall constitute approval of the basic form and location of improvements including siting, building setbacks, height, building bulk and mass, site improvements and landscaping." Design Review Board: Action: The Design Review Board has no review authority on a Major or Minor Exterior Alteration, but must review any accompanying Design Review Board application. Staff.- The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. Town Council. Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. B. Conditional Use Permit (CUP) Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for acceptability of use and then by the Design Review Board for compliance of proposed buildings and site planning. Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approval/denial of CUP. The Planning and Environmental Commission shall review the request for compliance with the adopted conditional use permit criteria and make findings of fact with regard to the project's compliance. Design Review Board: Action: The Design Review Board has no review authority on a CUP, but must review any accompanying Design Review Board application. Staff.- The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing 7 • • background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. Town Council. Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. C. Major Subdivision Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approval, approval with conditions, or denial of a major subdivision. Specifically the code states in Section 1.3-3-4, Commission Review of Application; Criteria: 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 above. The Planning and Environmental Commission shall review the application and consider its appropriateness in regard to Town policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility with the surrounding land uses and other applicable documents, effects on the aesthetics of the Town." Design Review Board: Action: The Design Review Board has no review authority on a major subdivision, but must review any accompanying Design Review Board application. Town Council: The Town Council is the final decision making authority for a major subdivision and adoption of easements between a private property owner and the Town. Final actions of Design Review Board or Planning and Environmental Commission maybe appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. 8 o • Staff: The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. V. APPLICABLE PLANNING DOCUMENTS Lionshead Redevelopment Master Plan Chapter 2, Introduction 2.1 Purpose of the Master Plan (in part) "This master plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives in the Lionshead study area. Both public and private interests have recognized that Lionshead today lacks the economic vitality of Vail and fails to offer a world class resort experience. Lionshead's economic potential has been inhibited by a number of recurrent themes: • Lack of growth in accommodation units ("hot beds'); • Poor retail quality; • Deterioration of existing buildings; • Uninteresting and disconnected pedestrian environment; • Mediocre architectural character; and the • Absence of incentives for redevelopment. This master is a comprehensive guide for property owners proposing to undertake development or redevelopment of their properties and the municipal officials responsible for planning public improvements. The plan outlines the Town's objectives and goals for the enhancement of Lionshead and proposes recommendation, incentives, and requirements for redevelopment and new development." 2.2 Definition of a Master Plan In the development of the Lionshead Master Plan, the following definition has been used as the basis for this work: A master plan is a guide, a flexible framework for future action. It articulates a community's fundamental land use, policies, principles, and goals in a broad and general way. It plans for the future physical development or redevelopment of an area of the 9 0 0 community, including its functional and circulation systems and its public facilities. The land use policies in a master plan are generally implemented through zoning ordinances. Existing zoning and land use codes may be modified and new provisions enacted in order to conform to the master plan and carry out the plan's objectives. A master plan does not convey approval for particular development proposals or concepts, nor can it be implemented in a short time frame. After adoption of the Lionshead Master Plan, every development proposal will have to go through the applicable development review and approval process, with its attendant public notices and public hearings. A proposal's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. 2.3 Policy Objectives The Town Council adopted six policy objectives on November 4, 1996 to outline the important issues to be addressed in the master plan and to provide a policy framework for the master planning process. 2.3.1 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ("live beds" or "warm beds") through new lodging products. 2.3.4 Improved Access and Circulation 10 • 0 The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2.3.5 Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents. 2.3.5 Creative Financing for Enhanced Private Profits and Public Revenues Financially creative and fiscally realistic strategies must be identified so that adequate capital may be raised from all possible sources to fund desired private and public improvements. Chapter 4, Master Plan Recommendations - Overall Study Area This section of the master plan addresses issues that affect Lionshead as a whole. These issues, and recommendations to address them, should be considered in all planning and policy decisions as Lionshead develops. 4.1 Underlying Physical Framework of Lionshead The Lionshead resort area (that portion of the study area north of Gore Creek) is a mixed-use urban environment with several discernible land-use sub-areas, or "hubs" (see Map N). Although the hubs overlap somewhat, there is no consistent and comprehensive pedestrian connection between them. The primary goal of the master plan is to create a visually interesting and functionally efficient pedestrian environment that connects the hubs to create a cohesive and memorable resort environment. 4.1.1 Lionshead Master Plan Concept Two primary pedestrian streets form the backbone of Lionshead's physical plan: an east-west corridor connecting Dobson Ice Arena with the west end of Lionshead and a north-south corridor connecting the proposed north day lot transportation center with the ski yard. The circulation system and new retail and lodging components will follow the underlying pattern set by these corridors (see Map T) and the entry portals associated with them. 4.1.3 Resort Retail and Commercial Hub 11 • • This area, also known as the Lionshead pedestrian core, is the heart of Lionshead and the epicenter of pedestrian and retail activity. A mixed-use environment, this area is comprised of retail shops, skier services, offices, residential units, and restaurants, but it has no coherent identity. More people access the mountain from here than from Vail village, yet the area experiences low retail sales and weak evening activity. Non-retail businesses in what should be a high volume retail environment further erode its retail potential. The priority for this area is to reinforce and enhance the identity of a premier destination resort. This requires higher quality retail activity, an active pedestrian environment, greater diversity of public spaces, and a focus on lodgings that reinforce activity. All planning and design decisions should further this goal. A priority need identified by the master plan is a high quality resort hotel in the Lionshead core to provide the dynamic infusion of people that will support a vibrant retail district. A corollary need is a more identifiable pedestrian portal into the Lionshead core from the west; the absence of a well designed gateway from this side is a significant obstacle to the capture of the west Lionshead bed base by core area retailers. 4.3 Connections to the Natural Environment One of the outstanding characteristics of Vail Village is its spectacular visual connection to Vail Mountain, particularly the protected view corridors up Bridge Street from the village parking structure and toward the Gore Range from East Meadow Drive. Over the years the village has also strengthened its physical connections to the natural environment by improving creekside parks and trails and by integrating landscape into the built environment at every opportunity. Lionshead has no similarly strong connection to the natural environment even though it is situated even closer to the base of the mountain. To remedy this critical deficiency, the following recommendations are made: 4.3.1 Visual Connections As development and redevelopment occur in Lionshead, it will be vital to protect visual connections to the ski mountain. These visual relationships strengthen the identity of Lionshead as an alpine resort and provide a visual reference that helps Lionshead visitors to find their 12 • • way through the core. Visual connections to the natural environment should be established utilizing the following techniques: 4.3.1.1 View Corridors Creating and establishing view corridors is an effective way to link the urban core of Lionshead visually to the natural environment of Gore Creek and the mountain. The master plan is recommending the creation of several dedicated public view corridors. In addition, all private development and redevelopment should endeavor to create visual connections from and through their properties. View corridors do not have to be expansive to be effective. In many cases, a slender but well targeted view corridor can be just as effective as a broad view. Nor do visual connections have to be continuous; they can reoccur, providing intermittent views from different angles. 4.3.1.2 North-South Orientation of Buildings The predominant east-west orientation of buildings in Lionshead acts as a visual and physical barrier, interrupting the connection to the natural environment. It should be a priority in future development and iWAW redevelopment to orient vertical building masses along a north-south axis whenever possible. This will help to accomplish the following objectives: a. Sun Access During the winter months, the sun is low in the southern sky, providing the greatest solar exposure to the south faces of buildings and to streets and spaces open to the south. A north-south orientation of building masses will increase the amount of sun reaching the Lionshead pedestrian core and the buildings to the north. b. Views from New Buildings In double loaded buildings oriented on an east-west axis, units on the south side of the building get great views of the mountain, but units on the north side do not. Orienting the building mass on a north-south line creates angled southern views for both sides of the building, and units on both sides will get direct sun sometime during the day. c. Views from Existing Buildings Public input throughout the master planning process indicated that existing property owners in Lionshead are concerned that new development will block their private views to the mountain. By orienting new buildings on a 13 0 • north-south axis, the potential visual impact on existing buildings is reduced. d. Creation of Streets A strong view corridor in the Vail Village is Bridge Street. The orientation of the street toward the mountain provides a constant sense of direction and draws people to the destination at the top of the street. Likewise, the proposed north-south orientation of buildings in Lionshead will help to create streets oriented to the views, something that is almost completely lacking today. 4.4 Public View Corridors On May 20, 1997, recognizing the importance of visual connections, the Vail Town Council approved the use of the existing Town of Vail view corridor ordinance to designate the first protected public view corridors in Lionshead. In order to qualify for protection under the Town's ordinance, a view corridor must meet the following criteria: a. Is the view critical to the identity, civic pride, and sense of place of Lionshead? A nice view is not sufficient. b. Is the view seen from a widely used, publicly accessible viewpoint. Views from private property cannot be recognized or protected by this ordinance. c. Is the view threatened? Is there a possibility that development on nearby property would block the view? It is critical to note that the following recommended public view corridors will create a development constraint that will work with all other applicable development and regulatory guidelines and standards. The suggested location and outline of any view corridor is not intended to create a "build-to" line for a vertical architectural edge that would not be allowed under other applicable guidelines and standards. According to these criteria and following an intensive public input process, protection of the following public view corridors is recommended (see Map O): 4.4.1 Public View Corridors Protected under the Town of Vail View Corridor Ordinance It is proposed that two legally protected view corridors be established according to existing Town of Vail code: 4.4.2 Public View Corridors Where Redevelopment of the Viewpoint or the Foreground is likely : 14 It is proposed that the following three views be established toil as critical design parameters, but not as benchmarked and surveyed corridors. The extent to which an applicant for redevelopment creates or maintains these views will be a consideration for approval or disapproval by the reviewing board. Prior to approval of a redevelopment application by the Town Council the new view corridor should be surveyed and formally adopted in accordance with existing Town code. 4.4.2.2 View Corridor Four This view, seen from the southeast corner of the north day lot, looks south over the Vail Associates core site toward the ski slopes (see figure 4-4). In designating this view, the intent is to ensure that future development on the Vail Associates core site retains an upper-level visual connection to the mountain and the gondola lift line. Protection of this view corridor ensures that visitors will be able to see the Gore Creek corridor and the mountain when they arrive at the new transit center, much as one sees Pepi's Face from the bottom of Bridge Street. 4.4.2.3 View Corridor Five The intent of this view (see figure 4-5) is to provide both a visual and physical pedestrian connection through the Vail Associates core site to the ski yard. As seen from the main Lionshead plaza, this view will be framed by the architecture of the retail environment, not a panorama of the ski mountain. 4.6 Vehicular and Pedestrian Circulation 4.6.4 Visual Improvements It is essential that improvements for better traffic flow be accompanied with aesthetic improvements in order to break up the perceived width of the improved roadway and to give a stronger image to this north edge of Lionshead (see figure 6-5). Improvements could include landscaped medians and a consistent landscape treatment between the South Frontage Road and the eastbound lane of 1-70. Fragile understory plantings should be avoided in favor of street trees and hardy ground covers that can survive winter snowplowing activities. This corridor should also include new directional signage, described in section 4.10.1.1 15 • E 4.6.4.1 East Intersection of W. Lionshead Circle and S. Frontage Road This intersection will experience the greatest increase in traffic volume due to the projected increase in lodging units and the proposed north day lot transit center. Mitigation measures may be required, as outlined in the traffic study (see appendix A). 4.6.4.2 Intersection of Lionshead Place and West Lionshead Circle Due to the projected volume of lodging traffic that will be accessing Lionshead Place (Monteneros, Antlers, Lionsquare Lodge, and the Vail Associates core site), it is recommended that this intersection be realigned so the primary through-traffic axis is north-south (see figure 4-10). West Lionshead Circle would form a T-intersection at the northeast corner of the Marriott. In addition to facilitating traffic flow, this realignment will create a much safer, logical pedestrian crossing from West Lionshead Circle into the Lionshead pedestrian core. 4.6.4.3 Pedestrian Sidewalks and Crossings A series of primary and secondary pedestrian walks should be created connecting the West Lionshead area with the Lionshead core, the frontage road, and the ski yard. These walks and crosswalks are identified on Map Q and Map T. 4.6.4.4 Visual Improvements As the road systems and adjacent lodging properties in west Lionshead are upgraded it is critical that a consistent visual character be developed through the design of new pedestrian walkways, landscaping, retaining walls, lighting, and site furnishings. For further information on these systems, see chapter six, Site Design Guidelines. 4.7 Loading and Delivery 4.7.1 Properties with Direct Service Access As a general rule, properties that can provide for their own service and delivery needs should comply with the following guidelines: a. Loading and delivery facilities should be located deep enough into the property that the estimated peak 16 • • volume of service vehicles does not back up into or block the access road or pedestrian areas. b. Service drives and loading docks must be screened with landscaping, fencing, retaining walls or other appropriate design techniques. c. All reasonable measures shall be taken to prevent noise and exhaust impacts on adjacent properties. d. In no case shall a property utilize the public roadway or pedestrian area to stage service and delivery vehicles. 4.7.3 Potential Sites for Centralized Service and Delivery Facilities The potential facilities described below would be designed to provide unloading and staging space for deliveries into the Lionshead core. Transport from the delivery truck to the retail destination will most likely be made by hand- trucks, although the use of small golf cart-like delivery vehicles could be considered. The goods delivery system should be as quick and efficient as possible and should not cause noise, pollution, or congestion in the pedestrian core. 4.7.3.4 Vail Associates Core Site As the single largest service traffic generator in Lionshead, the Vail Associates core site redevelopment will provide for its own service and delivery needs. In addition, the preliminary plans presented to the Vail Town Council by Vail Associates during the master planning process indicated that one additional public use loading dock could be designed into the project. 4.8 Parking Parking is a critical component in a mixed-use resort environment such as Lionshead, and any efforts to enhance this component should adhere to the following goals and guidelines: a. Parking must be sufficient to meet demand. Correctly assessing parking demand in an environment such as Lionshead is difficult but extremely important. Overestimating parking demand can be as damaging as underestimating demand due to the extreme expense of parking space (especially if structured) in a real estate environment such as the Vail Valley. Likewise, parking is a large consumer of ground and should be designed to occupy as little real estate as possible. In tight margin developments such as mid-range hotels and locals/employee housing, the expense of parking can be the deciding factor as to the 17 • C~ economic viability of the project. Due to these attributes of parking, it is important that true demand, or desired demand, be distinguished from actual usage. For example, the "free after three" program currently in place for the Town of Vail parking structures has undoubtedly increased the usage of these structures during the evening hours (the Lionshead structure filled in the evening for the first time in 1998). However, there has not been a corresponding increase in sales tax revenue, which was the original intent of "free after three". (Note- concrete studies regarding the utilization of the "free after three" program have not been conducted and it is strongly recommended that this occur if the program is to continue). It is hypothesized that a significant portion of people utilizing the free parking program are in fact employees or people that would have used transit or other means of access if the parking were not as readily available. In other words, parking usage often will rise to fill the available space, but the profile of the user may not be who the parking was intended for. To be concise, the parking supply in Lionshead and the Town of Vail needs to not only meet the demand, it needs to meet the desired demand and should be structured or programmed in such as way to do so. Parking is important, but too expensive and land consuming to be provided without solid reasoning. d. Parking should be visually inconspicuous. Parking should be structured below ground whenever possible. Surface parking areas should be heavily screened with landscaping, berms, and walls. Expanses of asphalt should be interrupted with islands of landscaping or replaced with pedestrian quality paving materials. Surface parking areas should be avoided in or near the retail pedestrian core area. Although structured parking may be more desirable visually, it must be properly designed so as not to detract from the guest's arrival experience. 4.8.2 Residential Properties As a policy, all residential properties should provide their own parking within their property according to existing Town of Vail regulations and the parameters described above. 4.9 Housing Recent community surveys and grass-roots planning efforts such as Vail Tomorrow have identified the lack of locals housing as the most critical issue facing the Vail community. Early in the Lionshead master planning process, west Lionshead was identified as an opportunity area to implement some of the community's housing goals, particularly relating to employee 18 s housing. These opportunities and associated issues are outlined below. 4.9.1 No Net Loss of Employee Housing Ground rule number five of the master plan states that there shall be no net loss of employee housing in Lionshead as redevelopment occurs. 4.9.3 Policy Based Housing Opportunities The first means of implementing housing goals in Lionshead is through policy based requirements such as the employee generation ordinance currently being pursued by the Vail Town Council. As required by a future ordinance, all development and redevelopment projects, as a prerequisite to project approval, should provide housing for employees generated and to the extent possible this housing should be located in the Lionshead area. 4.10 Gateways, Landmarks, and Portals The lack of spatial hierarchy or organizational clarity is a fundamental problem in the Lionshead pedestrian and vehicular network today. This section discusses the need to create a series of gateways, portals, landmarks and useful public spaces that will increase and enhance the character and identity of the pedestrian environment. 4.10.1 Gateways and Portals Gateways and portals are elements that signify important points of entry and transition and serve to reinforce the identity and functionality of both. They are announcements of direction and relative importance. Gateways can be created using building forms, landscaping, paving patterns, or signage. Portals and gateways are discussed in the architectural design guidelines (see chapter 8). The creation of gateways and portals is encouraged as a basic component of redevelopment, especially in transition areas between different domains, or public, semi-public, and private areas. A change in the hierarchy of the surrounding environment should be announced and well delineated. There are several critical locations where gateway and portals need to occur (see Map R). 4.10.1.2 Pedestrian Portals/ Gateways 19 • Four primary pedestrian portals are critical to establishing the character and identity of Lionshead (see Map T): 1) the pedestrian entry on the west end of the parking structure; 2) the top of the grade transition from the north day lot into the retail mall; 3) the intersection of West Lionshead Circle and Lionshead Place at the western end of the retail mall; and 4) the transition between the ski yard and the retail mall. 4.10.2 Landmarks U A landmark is a significant architectural element that all the visitors to Lionshead can identify and remember. Landmarks signify important points of entry, turning points and critical intersections in the pedestrian network, as well as destinations and visual reference points. The single landmark in Lionshead today is the Gondola clock tower, which will be replaced with the Vail Associates core site redevelopment. Appropriate locations for new landmarks in Lionshead are the east pedestrian portal, the central retail mall adjacent to the main pedestrian plaza, and the west pedestrian portal adjacent to the intersection of West Lionshead Circle and Lionshead Place. In addition, the potential civic center complex at the east end of the parking structure should function as a significant architectural landmark for the east end of Lionshead. 4.11 Public Art Through the Art in Public Places Board, the Town of Vail has long recognized the importance of public art in pedestrian environments. Future development and redevelopment projects in Lionshead, especially projects impacting the retail mall and primary pedestrian environments, should seek to incorporate public art according to the Town of Vail Art in Public Places Master Plan (not adopted as of the writing of this document). Pedestrian circulation systems, portals and gateways, landmarks, pedestrian plazas and architecture all present opportunities to incorporate public art. Chapter 5, Detailed Plan Recommendations This section of the Lionshead Master plan examines individual parcels and groups of parcels within the Lionshead study area, excluding the residential properties on the south side of Gore Creek. The intent of this chapter - and the Master plan as a whole - is to identify important functional relationships and visual objectives within the district and to propose a framework for the long-term redevelopment of Lionshead. The document does not intend to limit or eliminate ideas relating to specific parcels; any proposals consistent with this framework should be considered even if they are not anticipated in this document. The 20 • E parcels addressed here are organized generally from east to west, starting with the civic hub on the eastern end of the parking structure. 5.8 Lionshead Retail Core The Lionshead retail core (see figure 5-8) is comprised of the Vail Associates core site, the surrounding pedestrian mall environment, and the retail faces of adjacent buildings. This central area is the heart and soul of Lionshead and constitutes the most critical area for public and private improvements. The Vail Associates core site represents the most likely near-term redevelopment project, but it is essential that the Town of Vail take all available steps to encourage and facilitate other efforts to enhance and redevelop the retail core. Specific recommendations are as follows: 5.8.1 Build-To Lines A significant problem in the retail mall today is the excessive distance between opposing retail faces, which causes pedestrians to interact with only one side of the street. To remedy this, build-to lines are recommended (see Map S) to create a continuous, well-defined retail experience in which all ground floor spaces directly address the pedestrian street. Of special note, the corridor defined by the build-to lines between the existing Landmark retail and Sunbird Lodge is centered on Tract C. In other words, the build-to lines in this east-west corridor will impact both the Vail Associates property and the Landmark Retail property equally. 5.8.2 Ground Level Retail Expansion Opportunities Ground floor retail expansion should be encouraged on existing structures that do not currently extend to their designated build-to lines and are not likely to be completely redeveloped. The most significant places for ground floor retail expansion are the east face of the Vail 21 building and the south and west faces of the Lionshead Arcade building. 5.8.3 Pedestrian Connections Through the Core Site There is a critical north-south pedestrian connection between the ski yard and the proposed transit center on the north day lot. This connection will require at least one north-south penetration through the Vail Associates core site, and there is an opportunity to create a second one, as shown in figure 5-9. The east-west pedestrian corridor originating at the east Lionshead pedestrian portal should 21 also be extended into the Vail Associates core site, connecting with the north-south corridors. These connections should be part of the "primary retail mall" (see site design guidelines, chapter 6) to reinforce the village character of the core. It is not necessary that flanking architectural forms be completely separated in order to define pedestrian corridors. Instead, opportunities to create significant architectural portals are encouraged to highlight the transition from one public space into another. It is not necessary that flanking architectural forms be completely separated in order to define pedestrian corridors. Instead, opportunities to create significant architectural portals are encouraged to highlight the transition from one public space into another. 5.8.3 Hierarchy of Pedestrian Space The Lionshead retail core is composed of a hierarchy of primary and secondary pedestrian corridors and spaces (see site design guidelines, chapter 6), shown in figure 5-9. While both are important to the total retail environment, the primary should read as the dominant pedestrian flow pattern. Transitions between these different domains should be well defined. 5.8.5 Retail Space Allocation A primary goal of the Lionshead Master plan is to increase both the amount and the quality of retail space in the pedestrian core. The sunny south-facing sides of buildings (for example, at the Lifthouse Lodge and the creek side of the VA core site) are ideal for restaurants. The shadier north-facing sides are more appropriate for retail uses that do not benefit as much from a direct relationship with the outdoors. Use of ground floor commercial space for offices is not recommended on the primary pedestrian mall; these businesses should be located instead on the second story or outside the main pedestrian corridor. 5.8.6 Plazas and Nodes Dynamic pedestrian plazas and nodes are encouraged at each significant intersection in the retail core. Successful plazas are those that have good sun exposure, that are located on primary pedestrian corridors, and that are properly proportioned to encourage seating, eating, gathering and events. Successful nodes are concentrations of activities, landmarks and spaces where people want to congregate. Focal elements such as fountains, landscaping, and public art help to give each 22 0 0 node a unique identify and serve as visual reference points. A fundamental objective of the master plan is to introduce these qualities in the Lionshead core. The central Lionshead public plaza, for example (shown in figure 5-10), presents an opportunity to create a vibrant center of activity surrounded by active retail and restaurant spaces and animated with an ice rink. The development of a small infill building at the north edge of the plaza is recommended to define the space and introduce additional retail opportunities. The building could incorporate an underground service and delivery corridor to the north day lot transportation center. A food and beverage operation on a rooftop deck over this structure could provide a unique vantage point marking the new north Lionshead pedestrian portal and opening views into the central Lionshead plaza and up to the mountain. Because the Lionshead pedestrian mall is also an emergency vehicle access corridor, its proportions and the design of the elements within it must accommodate the turning movements and clearance requirements of fire trucks and other large vehicles. 5.8.7 The Core Site as a Priority Location for a Resort Hotel The Vail Associates core site has been identified as a priority location for a high-end resort hotel. Although the hotel would be a private development, the Town of Vail should take all reasonable measures to encourage and facilitate this goal. The benefits of a hotel in the Lionshead core, discussed throughout this document, include a significant increase in the Lionshead "live" bed base, an increase in the number of visitors in the retail core, and a stronger identity as a resort destination. 5.8.8 Pedestrian/ Retail Connection to West Lionshead Circle The most important missing link in the Lionshead retail mall is a direct connection between the east end of the Montaneros condominiums and the intersection of West Lionshead Circle and Lionshead Place. This connection would connect the Lionshead mall to West Lionshead Circle and would remove the awkward grade transition at Concert Hall Plaza. Figure 5-11 suggests that, at the least, a connection could occur between the north side of the Montaneros and the south side of a redeveloped Concert Hall Plaza. The optimum solution would entail the redevelopment of Montaneros, enabling a direct ` connection with retail frontage on both sides (see figure 5- 6r 12). 23 • • a 5.11 Ski Yard Improvements recommended for the Lionshead ski yard are as follows: 5.11.1 Relationship to the Lionshead Pedestrian Mall There is a significant grade change between the ski yard and the retail mall. As suggested in figure 5-15, a better grade transition could be designed at the north edge of the ski yard to make it a more usable public space and to articulate a strong linkage between the urban environment of the retail mall and the open environment of the ski yard. 5.11.2 Skier Bridge The existing skier bridge is a landmark but needs to be replaced. The new bridge should be visually compatible with the desired character of Lionshead and wide enough to separate skiers and pedestrians. 5.11.3 Connections As depicted in figure 5-15, pedestrian path connections should be provided from the north end of ski yard and the gondola terminal to the Gore Creek recreation path, the skier bridge, and the southeast corner of the Lion Square Lodge (location of the KB Ranch Restaurant). 5.11.4 Screening and Landscaping Lion Square Lodge should be involved in planning enhancements in the ski yard. Landscaping is desirable to screen the building at the west edge of the yard, but in the central area would conflict with skier operations and the yard's potential to function as a village green for community gathering and summer recreation. 5.12 Lion Square Lodge The Lion Square Lodge, located at the end of Lionshead Place, occupies two parcels. The main parcel (phases 1, 2, and 3) borders the ski yard and the Gore Creek recreation path. The north parcel (phase 4) is located north of the Lionshead Place cul- de-sac. Several issues arise because of this split configuration. 5.12.1 Traffic Concerns 24 The primary concern of the Lion Square Lodge property owners is the existing and potential volume of traffic (both lodging vehicles and delivery vehicles) that accesses the Vail Associates core site. The current access into the core site passes between Lion Square's main and north properties, resulting in an unsafe and poorly defined connection between the buildings. When the Vail Associates core site is redeveloped, the mitigation of lodging and service vehicle impacts on the Lion Square Lodge will be essential. Service vehicles should not be allowed to stage outside of the core site or to cause visual, audible, or air pollution impacts. 5.12.2 Ski Yard Pedestrian Access The pedestrian path around the north end of the Lion Square Lodge should be upgraded to provide an attractive and safe pedestrian connection from Lionshead Place into the ski yard. Because the path is close to the residential units in the northern end of the Lion Square building, landscaping and other screening methods will be needed. It is not recommended that this pedestrian access be emphasized, but only that it be of better quality. The west Lionshead pedestrian portal is more important as the western point of entry into the core area. Chapter 6, Site Design Guidelines Chapters four and five identified important public spaces and pedestrian corridors that together define the underlying structure of Lionshead and form essential connections between the district's primary destinations. This chapter on site design guidelines describes the detailed elements that lend character and quality to the overall fabric of public spaces. The master plan envisions a hierarchy of pedestrian spaces and, as outlined in this chapter, demands increasing attention to detailing in areas where public use will be more intense. Any projects or situations that do not fall within the framework described below shall conform to the existing Town of Vail regulations. 6.1 Primary Pedestrian Mall The primary pedestrian mall is a heavily utilized pedestrian street or corridor characterized by ground level retail frontage on both sides. In Lionshead today, the pedestrian/ retail core area meets this definition. Areas within the primary mall (see Map P) shall conform to the Architectural Design Guidelines regarding building setbacks and build-to lines on a primary retail/ pedestrian street. 6.1.1 Spatial Proportions The appropriate dimensions of pedestrian nodes, plazas and corridors will vary depending upon the intended 25 e 0 function and character of the space, the proportions of [ buildings at the edge, and exposure to views and sun. On ~r double-sided retail streets, it is generally desirable that pedestrians are able to see storefronts on both sides of the street. 6.1.2 Pedestrian Surfaces Pavement in the primary pedestrian mall should be snowmelted. Consistency in paving materials is recommended, but variations in paving patterns are encouraged to define spaces, transitions, and predominant traffic flow patterns. Refer to the Vail Streetscape Master Plan for recommended materials and design. 6.1.3 Site Furnishings Site furnishings such as benches, seat walls, trash receptacles and bicycle racks are essential to increase the level of activity in the primary pedestrian mall. Seating areas should be located where there are interesting view relationships with adjacent activities, people passing by, or special scenery. Seating should be concentrated at the edges of activity areas, slightly set back from the flow of pedestrian traffic. North facing walls and consistently shady areas are generally less desirable than sunny places for seating, although it is important to give people places to sit in the shade if they desire. The design and appearance of site furnishings should be consistent throughout the primary pedestrian environment. 6.1.4 Lighting Site lighting is encouraged in the primary pedestrian environment to make evening use safe and comfortable. Lighting must be shielded so as not to create a nuisance for upper level residential units. Where possible, site lighting should be incorporated into the adjacent architecture that defines the space. Variation in the light level to create pools of light is encouraged. Accent lighting (such as bollards, uplights, and tree-mounted lights) is encouraged at seating areas, grade transition areas, and other focal points. The design of fixtures and the color of light they emit (lamp type) should be consistent throughout the pedestrian environment. Fixtures should avoid cold or blue light; warmer or yellow light, such as from incandescent lamps, is preferred. The standard village fixture specified in the Streetscape Master Plan is recommended. 26 6.1.5 Signage Creativity is encouraged in individual retail business signage. Ordinary stock or prefabricated signage should be avoided in favor of custom designed and fabricated artisan signage. Consistent directional and identity signage installed by the Town of Vail is recommended at all intersections, portals and gateways in the retail environment and at all pedestrian points of entry to the core. Pedestrian directional signage should be attractive and understated, visually accessible and clear. 6.1.6 Landscaping Because the primary pedestrian/ retail mall is a more urban environment, landscaping will be less intensive than in more open pedestrian areas. Landscape areas should be used to provide accent, shade, and spatial definition around activity areas, decks, and the edges of plazas. Transparent landscape materials such as aspens and other deciduous trees are preferred. Dense screening trees such as spruce should be used only in accent situations; landscape screening should not be necessary in a cohesive, well designed retail environment. Great care must be taken not to create barriers between the pedestrian flow and the retail storefronts. Landscaping also can be used to create niches and quite areas out of the main flow of pedestrian traffic, as well as to focus views and provide focal points. To the extent possible, development and redevelopment projects should endeavor to relocate existing trees on site that otherwise would be cut down. 6.1.7 Artwork An objective of the community is to enhance the beauty of our environment by incorporating quality visual art in highly accessible and visible places, both privately and publicly owned, for the enjoyment of residents and guests. The master plan encourages art installations as permanent elements integral to the design of exterior spaces, architectural components, site furnishings, and paving. Artistic site furnishings and accessories could include, but are not limited to, benches, railings, bike racks, ski racks, signage, trash receptacles, lighting and utilities. Art is particularly effective in activity areas, at entrances, at the intersections of pedestrian corridors, and where views terminate. Art that is interesting and specific to the regional context of the valley is encouraged. Interactive artwork 27 0 • that can be enjoyed by both children and adults, such as found in the Boulder pedestrian retail mall, is highly encouraged. Artwork accessible to the public must be constructed of durable materials and be easy to maintain. The Design Review Board reviews artwork that is integral to structures or is displayed on private property. The Art in Public Places Board reviews proposals for art installations on public rights-of-way. Refer to the Vail Art in Public Places program Policies and Guidelines and the Vail Art Master Plan for further information. 6.1.8 Diversification of Activity in the Public Right-of-Way It is a fundamental goal of the master plan to intensify the level of activity in Lionshead's primary pedestrian mall area. Activities such as outdoor eating, childrens' play, and special event merchandising are encouraged to diversify the opportunities for recreation and enjoyment in the mall. Proposals by private businesses to use the public right-of-way for these activities are reviewed by the Town's Planning and Environmental Commission and Design Review Board. 6.2 Secondary Pedestrian Mall The secondary pedestrian mall area, like the primary, occurs adjacent to ground floor retail frontage. Unlike the primary mall, however, these areas are not located where pedestrian flow is most intense; they tend instead to be alcoves and smaller, more intimate spaces slightly removed from the primary pedestrian environment. 6.2.1 Pedestrian Surfaces Snowmelting is optional in secondary areas; the choice depends upon the anticipated intensity of use and the area's solar exposure. A higher degree of flexibility in the choice of paving type, color and design is permitted to allow these more intimate areas to develop their own unique character and sense of place. Creativity is encouraged, but quality of materials is as essential here as it is in the primary mall. 6.2.2 Site Furnishings Site furnishings such as benches, seat walls, trash receptacles and bicycle racks are as important in secondary areas as they are in the primary pedestrian mall. Furnishings can be placed wherever warranted by exposure to views and sun and where they will not obstruct 28 • • pedestrian traffic or emergency access. North facing walls and consistently shady areas should generally be avoided as seating areas. Greater flexibility in design and appearance of site furnishings is permitted in secondary mall areas. 6.2.3 Lighting The lighting of a secondary pedestrian mall area should conform to the same guidelines that apply to the primary pedestrian mall. 6.2.4 Signage The signage in a secondary pedestrian mall area should conform to the same guidelines that apply to the primary pedestrian mall. 6.2.5 Landscaping In the secondary pedestrian mall areas, there is a greater opportunity for landscaping and for more intricate planting composition. Otherwise, the same guidelines outlined for the primary mall area also apply in secondary areas. 6.3 Primary Pedestrian Walk A primary pedestrian walk is a heavily utilized, linear pedestrian corridor, most often associated with a street edge (see figure 6-2). Outside the pedestrian/ retail core, the overall east-west pedestrian connection between Dobson Ice Arena and west Lionshead falls into this category. 6.3.1 Pedestrian Surfaces Under most conditions, snowmelting of pavements in these areas should not be necessary. Consistent with the Town of Vail Streetscape Master Plan, paverstones are preferred over poured concrete walks for durability and aesthetics. 6.3.2 Width Primary pedestrian walks should be a minimum of eight feet wide, potentially wider at street intersections and extremely high volume pedestrian areas. 6.3.3 Site Furnishings Site furnishings such as benches, seat walls, and trash receptacles are encouraged on an intermittent basis along 29 0 • these corridors, concentrated primarily at intersections, in view corridors, and other logical gathering or resting areas. Site furnishings should be placed out of the flow of pedestrian traffic, creating comfortable but easily accessible opportunities to sit and rest. Site furnishings should be consistent along primary pedestrian walks. 6.3.4 Lighting Lighting should comply with the parameters of the Vail Streetscape Master Plan. 6.3.5 Landscaping Street trees and understory plantings are strongly encouraged along primary pedestrian walks. The landscape treatment need not be homogeneous. A mix of deciduous and evergreen trees is desirable, although deciduous trees are favored to protect views or sun exposure. Ornamentals, perennials, and annual flowers are encouraged to provide a wide variety of textures and seasonal color. Landscaping material should not interfere with the pedestrian walk or snow storage requirements at mature growth. 6.4 Secondary Pedestrian Walk Secondary pedestrian walks (see figure 6-3) are similar to primary pedestrian walks except that they are not located on primary pedestrian corridors and thus carry a lower volume of pedestrian traffic. The suggested minimum width for these secondary walks is six feet, although wider walkways may be required where anticipated pedestrian traffic volumes are greater. Poured concrete may be used as a paving material. All other design parameters that apply to primary pedestrian walks also apply here. 6.9 Compliance with Town of Vail Streetscape Master Plan A goal of the Lionshead master plan is to improve the connections and relationships between Lionshead and Vail Village. Towards that end, it is recommended that all site design issues not dealt with in this chapter, including but not limited to site furnishings, site lighting, landscape principles, paving types, and signage conform to the intent of the Town of Vail Streetscape Master Plan. An exception is the opportunity to create a distinct character of site furnishings, lighting, and other site design elements for the Lionshead pedestrian and retail core. Consistent with section 6.1.7 above, artwork, the creative use of otherwise standard site elements (benches, trash receptacles, phones, light standards, 30 • • grate inlets, etc.) is encouraged to help establish a strong, vibrant, and distinct character and sense of place for the Lionshead core area. Zoninq Regulations Lionshead Mixed Use -1 Zone District 12-71-1-1: PURPOSE: The Lionshead Mixed Use 1 zone district is intended to provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Lionshead Mixed Use 1 zone district, in accordance with the Lionshead Redevelopment Master Plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the District by establishing appropriate site development standards. This District is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead Redevelopment Master Plan. This Zone District was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this Zone District include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead Redevelopment Master Plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent with the Lionshead Redevelopment Master Plan. Additionally, the incentives are created to help finance public off-site improvements adjacent to redevelopment projects. With any development/redevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated: streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. (Ord. 3(1999) § 1) 12-71-11-2: PERMITTED AND CONDITIONAL USES; BASEMENT OR GARDEN LEVEL: A. Definition: The "basement" or "garden level" shall be defined as that floor of a building that is entirely or substantially below grade. B. Permitted Uses: The following uses shall be permitted in basement or garden levels within a structure: Banks and financial institutions. Commercial ski storage. Eating and drinking establishments. Personal services and repair shops. Professional offices, business offices and studios. Public or private lockers and storage. Recreation facilities. Retail establishments. 31 • 0 Skier ticketing, ski school, skier services, and daycare. Travel agencies. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. C. Conditional Uses: The following uses shall be permitted in basement or garden levels within a structure, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Conference facilities and meeting rooms. Liquor stores. Lodges and accommodation units. Major arcade. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III (EHU) as provided in Chapter 13 of this Title). Radio, TV stores, and repair shops. Theaters. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 6(2000) § 2: Ord. 3(1999) § 1) 12-71-1-3: PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET LEVEL: A. Definition: The "first floor" or "street level" shall be defined as that floor of the building that is located at grade or street level along a pedestrianway. B. Permitted Uses: The following uses shall be permitted on the first floor or street level within a structure: Banks, with walk-up teller facilities. Eating and drinking establishments. Recreation facilities. Retail stores and establishments. Skier ticketing, ski school, skier services, and daycare. Travel agencies. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. C. Conditional Uses: The following uses shall be permitted on the first floor or street level floor within a structure, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Barbershops, beauty shops and beauty parlors. Conference facilities and meeting rooms. Financial institutions, other than banks. Liquor stores. Lodges and accommodation units. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III (EHU) as provided in Chapter 13 of this Title). 32 • 0 Radio, TV stores, and repair shops. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 6(2000) § 2: Ord. 3(1999) § 1) 12-71-1-4: PERMITTED AND CONDITIONAL USES; SECOND FLOOR AND ABOVE: A. Permitted Uses; Exception: The following uses shall be permitted on those floors above the first floor within a structure: Lodges and accommodation units. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III (EHU) as provided in Chapter 13 of this Title). Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. B. Conditional Uses: The following uses shall be permitted on second floors and higher above grade, subject to the issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Banks and financial institutions. Conference facilities and meeting rooms. Eating and drinking establishments. Liquor stores. Personal services and repair shops. Professional offices, business offices and studios. Radio, TV stores, and repair shops. Recreation facilities. Retail establishments. Skier ticketing, ski school, skier services, and daycare. Theaters. Time-share units and fractional fee clubs. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 6(2000) § 2: Ord. 3(1999) § 1) 12-71-1-5: CONDITIONAL USES; GENERALLY (ON ALL LEVELS OF A BUILDING OR OUTSIDE OF A BUILDING): The following conditional uses shall be permitted, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Bed and breakfast as further regulated by Section 12-14-18 of this Title. Brew pubs. Coin-operated laundries. Commercial storage. Private outdoor recreation facilities, as a primary use. Public buildings, grounds, and facilities. 33 Public or private parking lots. Public park and recreation facilities. Public utility and public service uses. Ski lifts and tows. Television stations. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 3(1999) § 1) 12-7H-6: ACCESSORY USES: The following accessory uses shall be permitted in the Lionshead Mixed Use 1 zone district: Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of Section 12-14-12 of this Title. Loading and delivery and parking facilities customarily incidental and accessory to permitted and conditional uses. Minor arcade. Offices, lobbies, laundry, and other facilities customarily incidental and accessory to hotels, lodges, and multiple-family uses. Outdoor dining areas operated in conjunction with permitted eating and drinking establishments. Swimming pools, tennis courts, patios or other recreation facilities customarily incidental to permitted residential or lodge uses. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. (Ord. 3(1999) § 1) 12-7H-7: EXTERIOR ALTERATIONS OR MODIFICATIONS: A. Review Required: The construction of a new building or the alteration of an existing building that is not a major exterior alteration as described in subsection B of this section shall be reviewed by the design review board in accordance with chapter 11 of this title. 1. Submittal Items Required: The submittal items required for a project that is not a major exterior alteration shall be provided in accordance with section 12-11-4 of this title. B. Major Exterior Alteration: The construction of a new building or the alteration of an existing building which adds additional dwelling units, accommodation units, fractional fee club units, timeshare units, any project which adds more than one thousand (1,000) square feet of commercial floor area or common space, or any project which has substantial off site impacts (as determined by the administrator) shall be reviewed by the planning and environmental commission as a major exterior alteration in accordance with this chapter and section 12-3-6 of this title. Any project which requires a conditional use permit shall also obtain approval of the planning and environmental commission in accordance with chapter 16 of this title. Complete applications for major exterior alterations shall be submitted in accordance with administrative schedules developed by the department of community development for planning and environmental commission and design review board review. 34 1. Submittal Items Required, Major Exterior Alteration: The following submittal items are required: a. Application: An application shall be made by the owner of the building or the building owner's authorized agent or representative on a form provided by the administrator. Any application for condominiumized buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations. b. Application; Contents: The administrator shall establish the submittal requirements for an exterior alteration or modification application. A complete list of the submittal requirements shall be maintained by the administrator and filed in the department of community development. Certain submittal requirements may be waived and/or modified by the administrator and/or the reviewing body if it is demonstrated by the applicant that the information and materials required are not relevant to the proposed development or applicable to the planning documents that comprise the Vail comprehensive plan. The administrator and/or the reviewing body may require the submission of additional plans, drawings, specifications, samples and other materials if deemed necessary to properly evaluate the proposal. C. Work Sessions/Conceptual Review: If requested by either the applicant or the administrator, submittals may proceed to a work session with the planning and environmental commission, a conceptual review with the design review board, or a work session with the town council. D. Hearing: The public hearing before the planning and environmental commission shall be held in accordance with section 12-3-6 of this title. The planning and environmental commission may approve the application as submitted, approve the application with conditions or modifications, or deny the application. The decision of the planning and environmental commission may be appealed to the town council in accordance with section 12-3-3 of this title. E. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article shall lapse and become void two (2) years following the date of approval by the design review board unless, prior to the expiration, a building permit is issued and construction is commenced and diligently pursued to completion. Administrative extensions shall be allowed for reasonable and unexpected delays as long as code provisions affecting the proposal have not changed. (Ord. 5(2003) § 11: Ord. 8(2001) § 2: Ord. 3(1999) § 1) 12-71-1-8: COMPLIANCE BURDEN: It shall be the burden of the applicant to prove by a preponderance of the evidence before the Planning and Environmental Commission and the Design Review Board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead Mixed Use 1 zone district, that the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, 'and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. (Ord. 3(1999) § 1) 35 i 0 12-71-1-9: LOT AREA AND SITE DIMENSIONS: The minimum lot or site area shall be ten thousand (10,000) square feet of buildable area. (Ord. 3(1999) § 1) 12-7H-10: SETBACKS: The minimum building setbacks shall be ten feet (10') unless otherwise specified in the Lionshead Redevelopment Master Plan as a build-to line. (Ord. 3(1999) § 1) 12-7H-11: HEIGHT AND BULK: Buildings shall have a maximum average building height of seventy one feet (71') with a maximum height of 82.5 feet, as further defined by the Lionshead Redevelopment Master Plan. All development shall comply with the design guidelines and standards found in the Lionshead Redevelopment Master Plan. Flexibility with the standard, as incorporated in the Lionshead Redevelopment Master Plan, shall be afforded to redevelopment projects which meet the intent of design guidelines, as reviewed and approved by the Design Review Board. (Ord. 3(1999) § 1) 12-71-1-12: DENSITY (DWELLING UNITS PER ACRE): Up to a thirty three percent (33%) increase over the existing number of dwelling units on a property or thirty five (35) dwelling units per acre, whichever is greater shall be allowed. For the purpose of calculating density, employee housing units, accommodation units, time share units, and fractional fee club units shall not be counted as dwelling units. Additionally, a "lodge dwelling unit", as defined herein, shall be counted as twenty five percent (25%) of a dwelling unit for the purpose of calculating density. A dwelling unit in a multiple-family building may include one attached accommodation unit no larger than one-third (1/3) of the total floor area of the dwelling. (Ord. 31(2001) § 5: Ord. 3(1999) § 1) 12-7H-13: GROSS RESIDENTIAL FLOOR AREA (GRFA): Up to two hundred fifty (250) square feet of gross residential floor area shall be allowed for each one hundred (100) square feet of buildable site area, or an increase of thirty three percent (33%) over the existing GRFA found on the property, whichever is greater. Multiple-family dwelling units in this zone district shall not be entitled to additional gross residential floor area under the 250 ordinance, section 12-15-5 of this title. (Ord. 3(1999) § 1) 12-7H-14: SITE COVERAGE: Site coverage shall not exceed seventy percent (70%) of the total site area, unless otherwise specified in the Lionshead Redevelopment Master Plan. (Ord. 3(1999) § 1) 12-7H-15: LANDSCAPING AND SITE DEVELOPMENT: At least twenty percent (20%) of the total site area shall be landscaped, unless otherwise specified in the Lionshead Redevelopment Master Plan. (Ord. 3(1999) § 1) 36 12-7H-16: PARKING AND LOADING: Off street parking and loading shall be provided in accordance with chapter 10 of this title. At least one-half (1/2) the required parking shall be located within the main building or buildings. (Ord. 3(1999) § 1) 12-7H-17: LOCATION OF BUSINESS ACTIVITY: A. Limitations; Exception: All offices, businesses and services permitted by zone district, shall be operated and conducted entirely within a building, except for permitted unenclosed parking or loading areas, the outdoor display of goods, or outdoor restaurant seating. B. Outdoor Displays: The area to be used for outdoor display must be located directly in front of the establishment displaying the goods and entirely upon the establishment's own property. Sidewalks, building entrances and exits, driveways and streets shall not be obstructed by outdoor display. (Ord. 3(1999) § 1) 12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS: Property owners/developers shall also be responsible for mitigating direct impacts of their development on public infrastructure and in all cases mitigation shall bear a reasonable relation to the development impacts. Impacts may be determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. Mitigation of impacts may include, but is not limited to, the following: roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank improvements, public art improvements, and similar improvements. The intent of this section is to only require mitigation for large scale redevelopment/development projects which produce substantial off site impacts. (Ord. 3(1999) § 1) VI. ZONING ANALYSIS Staff has completed a zoning analysis of the proposal in relation to the land use regulations outlined in Title 12, Zoning Regulations of the Vail Town Code. A summary of the analysis is provided below: Street Address: 675 Lionshead Place Parcel Number: 210107207009 Zoning: Lionshead Mixed Use -1 zone district Land Use Plan Designation: Tourist Commercial Current Land Use: Mixed Use Development Development Standard Allowed Proposed Buildable Lot Area: 10,000 sq.ft. 203,425 sq.ft. minimum Setbacks: 1~t Building Height 10' or unless specified otherwise in the LRMP 71' average 10'/Varies* 69.75' average 37 i 0 and Bulk 82.5' maximum 82.5 maximum Density: DU's- 35 dwelling units/acre or 14.9 dwelling units/acre or 163 dwelling units 70 dwelling units AU's- Unlimited 85 accommodation units** GRFA: 508,562 sq.ft. or (250%) 176,786 sq.ft. or (87%) Site Coverage: 70% maximum or 34.4% or 142,397 sq.ft. 70,103 sq.ft*** Landscape Area: 20% minimum or 29.7% or 40,685 sq.ft. 60,553 sq.ft. Parking: 238 spaces 320 spaces**** (50% valet or 119 spaces) (36% or 116 spaces) Loading: 5 berths minimum 8 berths***** Notes: Setbacks vary around the development site depending on the location of the "build-to-line" specified in the Lionshead Redevelopment Master Plan. 49 of the 85 accommodation units in the hotel are lock-off units attached to dwellings as permitted by Section 12-7H-12 of the Vail Town Code. Site coverage includes above and below ground spaces of the Gondola, Eagle Bahn and Chair 8 buildings. 31 of the 320 parking spaces have been provided via a payment to the Town of Vail Parking Fund in 1997. Five of the eight loading berths are available for public use. VII. SURROUNDING LAND USES Land Use Zoning North: Mixed Use Development Lionshead Mixed Use 1 South: Opens pace/Recreation Outdoor Recreation East: High Density Residential Lionshead Mixed Use 1 West: High Density Residential Lionshead Mixed Use 1 VIII. MAJOR EXTERIOR ALTERATION REVIEW CRITERIA Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the review criteria for major exterior alteration applications proposed within the Lionshead Mixed Use 1 (LMU-1) zone district. According to Section 12-7H-8, Vail Town Code, a major exterior alteration shall be reviewed for compliance with the following criteria: 1) That the proposed major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use 1 zone district; .7 38 Staff Response: The purposes of the Lionshead Mixed Use 1 zone district are stated in Section 12-7H-1, Purpose, Vail Town Code and reiterated in Section V of this memorandum. As stated, the Lionshead Mixed Use 1 zone district is intended to provide sites within the area of Lionshead for a mixture of multiple-family dwellings, hotels, fractional fee clubs, restaurants, skier services and commercial/retail establishments. The development standards prescribed for the district were established to provide incentives for development in accordance with the goals and objectives of the Lionshead Redevelopment Master Plan. In reviewing the proposed Lionshead Core Site Hotel project for compliance with the expressed purposes of the Lionshead Mixed Use 1 zone district, staff finds that the major exterior alteration application complies with the intent of the zone district. The applicant is proposing to develop a mixed-use multiple- family/hotel project which includes skier services, restaurants and other commercial/retail uses. Each of these proposed uses comply with the stated purpose of the Lionshead Mixed Use 1 zone district. Staff believes that the proposed major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use 1 zone district as demonstrated by the discussion above. 2) That the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan; W Staff Response: On August 23, 2004, the Planning and Environmental Commission held a public hearing to discuss the implementation policies of the Lionshead Redevelopment Master Plan and to review the proposed project's compliance with goals and objectives stated in the Lionshead Redevelopment Master Plan. Following discussion of the goals and objectives of the Master Plan, the Commission generally believed that the proposed major exterior alteration was consistent with the applicable elements of the Lionshead Redevelopment Master Plan. However, there were also several issues which required additional study and consideration by the applicant that were identified by a majority of the Commissioners. Those issues included the width of pedestrian access between the proposed Lionshead Core Site Hotel and Garfinkel's (Lionshead Center Building), the size of the ski yard, the scope of work and details of the proposed streetscape improvements, the location of the building relative to the build to lines and the resulting need to amend the Master Plan, and the contents of the draft Developer Improvement Agreement to be executed between Vail Resorts and the Town of Vail. The applicant has responded to each of the issues identified by the Commission. For example, the width of the pedestrian walkway between the hotel project and Garfinkel's has been increased to 15 feet and additional retail area has been added along the walkway. This change, however, has resulted in the loss of the publicly accessible restrooms. In 39 ! r this instance, staff recommends that the applicant identifies a new location for publicly accessible restrooms on or near the development site. The new location shall be identified on a revised floor set of plans which shall be submit by the applicant to the Town of Vail Community Development Department for review and approval prior to final Design Review Board approval of the development applications. In addition, the applicant and the Vail Town Council have been actively preparing a Developer Improvement Agreement (the "DIA") for the construction of the Lionshead Core Site Hotel. Among other things, the purpose of the DIA is to outlines the roles, responsibilities and obligations of the two parties in the implementation and construction of the off-site improvements which are required to mitigate the development impacts directly associated with the construction of the Lionshead Core Site Hotel project. While not yet finalized, a draft copy of the DIA is currently under consideration by the parties. Since the DIA is still under consideration it remains privileged and confidential information and therefore, not yet available for public distribution. The major elements of the DIA as it relates to the review of the major exterior alteration application includes, • A $1 million dollar contribution to the Art in Public Places program; • A $4.3 million dollar contribution to the Town of Vail for the construction of additional public parking in Lionshead; • The design and construction of the streetscape improvements illustrated on the proposed off-site improvements plan; • The provision of a minimum of 35 employee beds on the North Day Lot, prior to the issuance of a temporary certificate of occupancy for the Lionshead Core Site Hotel. • A $205,000 dollar contribution to the Town of Vail for roadway and intersection improvements to the South Frontage Road and West Lionshead Circle (based upon a fee of $5,000 per additional vehicle trip); • The construction and operation of public restrooms in Lionshead; • The construction and operation of a minimum of five (5) loading and delivery bays in a centralized underground location beneath the Lionshead Core Site Hotel; Pursuant to Resolution No. 18, Series of 2004, the applicant has proposed various deviations to the Architectural Design Guidelines as prescribed in Chapter 8 of the Lionshead Redevelopment Master Plan. In accordance with the prescribed procedures, the applicant appeared before the Town of Vail Design Review Board on September 15, 2004, for the final review of the proposed variations to the architectural guidelines prescribed in the Master Plan and the zoning regulations. Upon listening to a presentation by the staff and applicant on the revisions made to the plans based upon input provided by the Design Review Board at the previous meeting, the Board voted unanimously to forward a recommendation of approval of the request, with conditions, to the Town of Vail Planning and Environmental Commission. Specifically, the Board 40 found that, pursuant to Section 8.3.3.A, of the Lionshead Redevelopment Master Plan, "the design deviations meet or exceed the intent of the specific design standards as prescribed in Section 8.4 [of the Master Plan]; a public benefit is achieved as a result of the design deviation; and that the design deviations further the goals, objectives, and purposes as stated in sections 2.3, 2.5, and 8.2 of the Lionshead Redevelopment Master Plan." In stating their finding, however, the Board stated that, "this finding is conditioned upon the applicant revising the ground- level south wall of the hotel adjacent to the Lions Square Lodge to fully comply with the horizontal wall span criteria prescribed in the Master Plan and that the applicant continues to study and revise the roof-top mechanical equipment plan to further reduce the negative visual impacts that the equipment which extends above the height of the parapet wall has on the view from adjoining properties." Additionally, Section 12-71-1-18, Mitigation of Development Impacts, Vail Town Code, requires that developers mitigate the direct impacts that proposed development has on the Town. Section 12-71-1-18, Vail Town Code, states, "Property owners/developers shall also be responsible for mitigating direct impacts of their development on public infrastructure and in all cases mitigation shall bear a reasonable relation to the development impacts. Impacts may be determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. Mitigation of impacts may include, but is not limited to, the following: roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tracUbank improvements, public art improvements, and similar improvements. The intent of this section is to only require mitigation for large scale redevelopment/development projects which produce substantial off site impacts." Chapter 2 of the Lionshead Redevelopment Master Plan outlines the six Policy Objectives of the Plan. According to Section 2.3, in part, one of the six objectives of the Plan is to provide a "stronger economic base through increased live beds". To this end, the plan states, "In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ("live beds" or "warm beds') through new lodging products." 41 The applicant has prepared a "Vail Resorts/Lionshead Core Site Hotel Condominium/Lock-off Rental Program Proposal" dated September 16, 2004. The proposal describes the applicant's plan for ensuring that the above-described policy objective is met. In summary, the applicant has created a list of "owner incentives" with the expressed goal of increasing the likelihood of higher rates of occupancy ("warm beds") than traditionally seen for wholly-owned, condominium dwelling units. Among other things, the list of incentives includes a preferential purchase system that grants preference to potential purchasers who agree to place their dwelling unit and lock-off unit into a rental pool. In addition, under certain circumstances, an owner may receive a reduction in initial purchase price or a reduction in annual condominium association dues if they agree to place their unit into a rental pool. Staff recommends that the applicant finalizes the Rental Program Proposal and then enters into a written agreement with the Town of Vail which requires that the Rental Program Proposal is implemented and fully adhered to by the applicant and its assigned and successors for a period of not less than 20 years from the date of the issuance of a temporary certificate of occupancy. The final Rental Program Proposal shall be reviewed and approved by the Vail Town Council following a recommendation from the Town of Vail Planning & Environmental Commission, prior to the issuance of a building permit for the project. A copy of the "Vail Resorts/ Lionshead Core Site Hotel Condominium/Lock-off Rental Program Proposal" has been attached for reference (Attachment C) Staff believes that the proposed major exterior alteration for the Lionshead Core Site Hotel is consistent with the applicable elements of the Lionshead Redevelopment Master Plan. 3) That the proposal does not otherwise have a significant negative effect on the character of the neighborhood; and, Staff Response: Staff has reviewed the proposed Lionshead Core Site Hotel project in an attempt to identify any significant negative effects that may be created on the character of the neighborhood as a result of the construction of the hotel project. While staff was able to identify several significant negative effects that the original proposal would have had (ie, sun/shade, impacts to views, pedestrian circulation, loss of landscaping, grading & drainage, etc.) on the character of the neighborhood during our initial review of the development application, the applicant has made revisions to the proposal to effectively eliminate those negative effects. For example, pedestrian circulation routes have been widen and improved, various elements of building mass have been redesigned to improved solar access to public areas, and the building location has been adjusted to improve views from adjacent private property to the ski mountain and other areas of visual significance. 42 0 • One area, however, that remains of concern is the final grading around the site. Upon review of the proposed final grading and drainage plans, staff has identified several areas where the resulting grades along the pedestrian way are in excess of 10% or create conflicts with the existing conditions on adjacent properties. Staff recommends that the Planning and Environmental Commission requires the applicant to address the red- lined corrections on the proposed grading and drainage plans and submits a revised final grading and drainage plan for final review and approval by the Town of Vail Public Works Department. Staff believes that the proposed major exterior alteration will not result in any significant negative effects on the character of the neighborhood. 4) That the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. Staff Response: Staff has reviewed the Vail Comprehensive Plan to determine which elements of the Plan apply to the review of the Lionshead Core Site Hotel project. Upon review of the Plan, staff has determined that the following elements of the Plan apply: • Transportation Master Plan (adopted 1993) • Comprehensive Open Lands Plan (adopted 1994) • Lionshead Redevelopment Master Plan (adopted 1998) • Art in Public Places Strategic Plan (adopted 2001) The applicant has agreed to make a financial contribution to the Town of Vail as well as to construction physical improvements in accordance with the recommendations of the Transportation Master Plan and the Art in Public Places Strategic Plan. A review of the Comprehensive Open Lands Plan affirms that the recommended actions outlined in the Plan have already been fully implemented within the Lionshead Core area, and therefore, no further action is required at this time. And lastly, as discussed under Criteria #3 above, the applicant is implementing the numerous actions and recommendations as stated in the Lionshead Redevelopment Master Plan. For these reasons, staff believes that the applicant has complied with the above criteria. Overall, staff believes that the applicant has proven by a preponderance of the evidence before the Planning and Environmental Commission and the Design Review Board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead Mixed Use 1 zone district, that the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. k 43 0 0 IX. CONDITIONAL USE PERMIT REVIEW CRITERIA As previously discussed in Section II of this memorandum, the applicant is requesting approval of four conditional use permits to allow for the operation of 1) "conference facilities and meeting rooms" located on the basement or garden level of a building; 2) "lodge rooms or dwelling units" located on the first floor or street level of a building; 3) "retail/restaurants" located on the second floor of the building; and 4) a "private skier club/private parking lot" . Pursuant to Sections 12-71-1-2, 12-71-1-3, 12-7H-4, and 12-7H-5 of the Vail Town Code, each of the above-described uses is allowed in the Lionshead Mixed Use 1 zone district, subject to the issuance of a conditional use permit in accordance with the provisions outlined in Chapter 16, Conditional Use Permits, Vail Town Code. Section 12-16-6, Criteria; Findings, Vail Town Code, outlines the review criteria for conditional uses permit requests proposed within the Lionshead Mixed Use 1 (LMU-1) zone district. According to Section 12-16-6, Vail Town Code, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use: 1.) Relationship and impact of the use on development objectives of the town. Staff Response: According to the applicant, the proposed uses are part of an overall development plan for the Core Site. Upon review of the Lionshead Redevelopment Master Plan, each of the proposed uses is consistent with those uses and activities anticipated by the Plan. Chapter 5 of the Lionshead Redevelopment Master Plan specifically recommends the construction of a "resort hotel" on the proposed development site. Uses such as conference facilities and meeting rooms, restaurants/retail and lodging units are all uses which are customarily associated with a "resort hotel" and add to the vitality and vibrancy of the pedestrian environment of the Lionshead Core. Due to the sloping nature of the site and constantly changing grades, some of the restaurant/retail uses by nature of their location and size end up on the second floor of the building. Other areas of second floor use were selected due to their premium location on the site. The second floor great room restaurant and bar for example was likely selected to capture the extraordinary views to Vail Mountain and the superior solar access it provides. The proposed ski club is intended to provide meeting areas, locker rooms, ski storage, restrooms, and other skier-related amenities for members in a below ground area of the building. In addition to these skier-related amenities, members will have access to 100 reserved valet parking spaces. The maximum number of club members shall be limited to 116 members (100 full members/16 partial members) E, 44 2.) Effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facilities needs. The proposed uses will have little, if any, negative impact on the above-described criteria. Each of the proposed uses are allowed with the zone district and by their very nature, (ie, meeting rooms, restaurants, etc) are not likely to significantly effect the distribution of population, negatively impact schools, utilities, parks, etc, or put a strain on existing public facilities. Instead, these uses are ordinarily customary and incidental to the primary use of the development site, which is a "resort hotel" at a major ski mountain portal. 3.) Effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the streets and parking areas. Regardless of the proposed uses, the proposed development of the Lionshead Core Site Hotel will more likely result in significant positive improvements to the above-described criteria rather than result in negative effects. For example, automotive and pedestrian safety will be improved due to the construction of streetscape improvements to Lionshead Place and removal of snow from streets and parking areas will be improved due to the proposed snowmelt systems and the construction of the underground parking structure. 4.) Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. The proposed uses and accompanying structures are being constructed in conformance with the development standards and design guidelines established for the Lionshead Mixed Use 1 zone district. That said, a considerable amount of time has been spent to date to ensure that the development as a whole will have a positive overall effect upon the character of the area. As previously mentioned, the sloping grades and ever changing topography of the development site largely dictates the location of the various uses. Also, as discussed in Section VIII of this memorandum, the overall development of the Lionshead Core Site Hotel complies with the goals and objectives specifically stated in the Lionshead Redevelopment Master Plan. X. MAJOR SUBDIVISION REVIEW CRITERIA As previously stated in Section II of this memorandum, the applicant has submitted a major subdivision application to allow for the replatting of the development site. Specifically, the major subdivision application is a request to create the Lionshead Sixth Filing Subdivision, a resubdivision of Lot 4, Block 1, Tract D, Tract H, and a part of Tract C, Vail/Lionshead First Filing and a resubdivision of Lot 2, Block 1, Tract H, Tract G, and a part of Tract C, Vail/Lionshead Third Filing, Town of Vail, County of Eagle, State of Colorado. The purpose of this application is to facilitate the Town's conveyance of certain parcels of land to the applicant and to allow for the creation and vacation of certain easements which affect the Lionshead Core Site Hotel development. In 45 summary, the applicant is requesting the conveyance of approximately +/-7,946 ( square feet of Town-owned land. A copy of the preliminary plat has been ~r attached for reference (Attachment D). Pursuant to Section 13-3-4, Commission Review of Application; Criteria, Vail Town Code, "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 above. The Planning and Environmental Commission shall review the application and consider its appropriateness in regard to Town policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility with the surrounding land uses and other applicable documents, effects on the aesthetics of the Town." According to Section 13-3-4, Vail Town Code, the Planning and Environmental Commission shall consider the following factors with respect to the proposed major subdivision: 1) 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. Staff Response: The intent and purposes of the Subdivision Regulations are outlined in Section 13-1-2, Purpose, Vail Town Code. Similarly, the intent and purposes of the Zoning Ordinance are outlined in Section 12-1-2, Purpose, Vail Town Code. Upon review of the intent and purpose statements of both the Subdivision Regulations and the Zoning Ordinance, staff believes that the propose major subdivision of the Lionshead Core Site Hotel development is consistent with intent of the regulations and furthers the purposes of the regulations, respectively. 2) The application is appropriate with regard to Town policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility with the surrounding land uses and other applicable documents, effects on the aesthetics of the Town. Staff Response: Staff has completed an initial review of the proposed major subdivision application to allow for the replatting of the Lionshead Core Site Hotel development site. Upon review of the application staff has determined that additional technical information is required before a formal 46 • 0 recommendation can be forwarded to the Commission. That said, the most important aspect to understand about this application at this time is that in order for the Lionshead Core Site Hotel development to be constructed as proposed, a major subdivision that includes a conveyance of land and vacation and creation of easements is required. XI. STAFF RECOMMENDATION Major Exterior Alteration The Community Development Department recommends that the Planning and Environmental Commission approves with conditions the request for a major exterior alteration to allow for the construction of the Lionshead Core Site Hotel, located at 675 Lionshead Place. Staff's recommendation is based upon the review of the major exterior alteration review criteria outlined in Section VIII of this memorandum and the evidence and testimony presented at the public hearing. Should the Planning and Environmental Commission choose to approve the application as recommended, staff recommends that the Commission makes the following finding as part of the motion: "Pursuant to Section 12-7H-8, Compliance Burden, Vail Town Code, the applicant has proven by a preponderance of the evidence before the Planning and Environmental Commission and the Design Review Board that the proposed major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use 1 zone district, that the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. " Condition Use Permits The Community Development Department recommends that the Planning and Environmental Commission approves with conditions the request for four (4) conditional use permits to allow for the operation of 1) "conference facilities and meeting rooms" located on the basement or ground level of a building; 2) "lodge rooms or dwelling units" located on the ground-level of a building; 3) "retail/restaurants" located on the second floor of a building; and 4) a "private skier club". located at 675 Lionshead Place. Staff's recommendation is based upon the review of the conditional use permit review criteria outlined in Section IX of this memorandum and the evidence and testimony presented at the public hearing. Should the Planning and Environmental Commission choose to approve the applications as recommended by staff, the Commission must make the following findings before granting the conditional use permits: 1. That the proposed location of the use is in accordance with the purposes of the Zoning Regulations and the purposes of the Lionshead Mixed Use 1 zone district. 47 2. That the proposed location of the use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the proposed use complies with each of the applicable provisions of the Zoning Regulations. Major Subdivision The Community Development Department recommends that the Planning and Environmental tables the final review of the proposed major subdivision application until October 11, 2004. Staff's recommendation is based upon our review of the major subdivision review criteria outlined in Section X of this memorandum and the evidence and testimony presented at this public hearing. Should the Planning and Environmental Commission choose to approve the major subdivision application request, the Commission must make the following findings, "That the applicant has proven to the satisfaction of the Commission 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 above. The Planning and Environmental Commission shall review the application and consider its appropriateness in regard to Town policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility with the surrounding land uses and other applicable documents, effects on the aesthetics of the Town." Conditions of Approval Should the Planning and Environmental Commission choose to approve the development applications (ie, conditional use permits/major exterior alteration) as submitted by the applicant, staff recommends that the following conditions be placed on the approval: 1) That the Developer addresses the red-lined corrections on the proposed grading and drainage plans and submits a revised final grading and drainage plan for final review and approval by the Town of Vail Public Works Department, prior to making application for a building permit for the Lionshead Core Site Hotel improvements. 2) That the Developer identifies a new location for publicly accessible restrooms on or near the development site. The new location shall be identified on a revised set of floor plans which shall be submit by the applicant to the Town of Vail Community Development Department for review and approval, prior to final Design Review Board approval of the development applications. 48 0 9 3) That the Developer finalizes the Rental Program Proposal and then enters into a written agreement with the Town of Vail that is recorded with the Eagle County Clerk & Recorder's Office, which requires that the Rental Program Proposal is implemented and fully adhered to by the applicant and its assigned and successors for a period of not less then 20 years from the date of the issuance of a temporary certificate of occupancy. The final Rental Program Proposal shall be reviewed and approved by the Vail Town Council following a recommendation on the proposal from the Town of Vail Planning and Environmental Commission, prior to the issuance of a building permit for the Lionshead Core Site Hotel improvements. 4) That the Developer submits a complete application to the Town of Vail Community Development Department for the review and approval of a Comprehensive Sign Program by the Town of Vail Design Review Board, prior to the issuance of a temporary certificate of occupancy for any of the Lionshead Core Site Hotel improvements. 5) That the Developer submits a complete application to the Town of Vail Community Development Department for the final review and approval of the proposed development plan by the Town of Vail Design Review Board, prior to making an application for the issuance of a building permit for any of the Lionshead Core Site Hotel improvements. 6) That the Developer submits a Construction Staging Plan to the Town of Vail Community Development Department for the review and approval of the proposed staging plan by the Town of Vail Public Works Department, prior to the issuance of a building permit for the Lionshead Core Site Hotel improvements. 7) That the Developer provides deed-restricted employee housing that complies with the Town of Vail Employee Housing requirements (Chapter 12-13) for a minimum of 35 employees, and that said restrictions shall be made available for occupancy, prior to the issuance of a temporary certificate of occupancy for the Lionshead Core Site Hotel improvements. In addition, the deed- restrictions shall be legally executed by the Developer and duly recorded with the Eagle County Clerk & Recorder's Office, prior to the issuance of a temporary certificate of occupancy for the Lionshead Core Site Hotel improvements. 8) That the Developer prepares a Lionshead Core Site Hotel Art in Public Places Plan, for review and comment by the Town of Vail Art in Public Places Board, prior to the issuance of a building permit for the Lionshead Core Site Hotel improvements. Said Plan shall include the funding for a minimum of $1,000,000 in public art improvements to be developed in conjunction with Lionshead Core Site Hotel. The implementation of the Plan shall be completed within two years of the date of the issuance of a temporary certificate of occupancy for the Lionshead Core Site Hotel improvements. C 9) That the Developer prepares easement agreements for the review and approval of the Town of Vail for all necessary easements (ie, utilities, 49 0 • pedestrian access, ingress/egress, drainage, maintenance, emergency vehicle access, fire lane, signage, etc.) in and around the development site as generally depicted on the Approved Development Plans and major subdivision plat. The easement agreements shall be legally executed by the Developer and duly recorded with the Eagle County Clerk & Recorder's Office, prior to the issuance of a final certificate of occupancy for the Lionshead Core Site Hotel improvements. 10) That the Developer prepares a Developer Improvement Agreement for Off- Site Improvements, as depicted on the Approved Development Plan, for review and approval by the Vail Town Council. Upon approval of the Agreement, the Developer and the Town of Vail shall legally execute the Agreement. Upon execution of the Agreement, the Developer shall post a bond as financial surety with the Town of Vail as the beneficiary in the amount of 125% of a bona fide contractor's estimate of the cost to complete the required off-site improvements. Said Agreement shall be in place, prior to the issuance of a building permit for the Lionshead Core Site Hotel improvements. 11) That the Developer executes a Memorandum of Understanding for the Operation, Maintenance, and Management of the Lionshead Core Loading and Delivery Facility, to be located on the development site beneath the Lionshead Core Site Hotel. The Memorandum shall be reviewed and approved by the Vail Town Council following a recommendation on the proposal from the Town of Vail Planning and Environmental Commission, prior to the issuance of a final certificate of occupancy for Lionshead Core Site 4 Hotel improvements. 12) That the Developer submits a complete set of civil engineered drawings of the Approved Development Plans including the required off site improvements, to the Town of Vail Community Development Department for review and approval of the drawings, prior to making application for the issuance of a building permit for the Lionshead Core Site Hotel improvements. It shall be noted that the review of the civil engineered drawing may take up to six months to review and approve. 13) That the Developer shall be assessed a transportation impact fee in the amount of $5,000 per increased vehicle trip in the peak hour generated (41 trips), or $205,000, as a result of the Lionshead Core Site Hotel improvements. The fee shall be paid in full by the Developer prior to the issuance of a building permit for the Lionshead Core Site Hotel improvements. At the sole discretion of the Town of Vail Public Works Director, said fee may be waived in full, or part, based upon the completion of certain off-site improvements. 14) That the Developer agrees to design and construct all required streetscape improvements within the defined area of work, as generally depicted on the Off Site Improvements Plan. The Developer acknowledges that the final design of the improvements has not yet been approved by the Town of Vail Design Review Board and that the proposed plan may be'subject to change. Cli 50 0 • 15) That the Developer submits written letters of unconditional approval from all adjacent and/or affected property owners whose property is being physically impacted or altered (ie, Montauk, Lionshead Arcade, Antler's, Lions Square Lodge, Landmark, etc.) as a result of the construction of the Lionshead Core Site Hotel, as depicted on the Approved Development Plan, to the Town of Vail Community Development Department for review and approval, prior to the making application for a building permit for the Lionshead Core Site Hotel improvements. 16) That the Developer the receives final approval from the Vail Town Council for the conveyance of Town-owned land to the Developer as generally depicted on the application for a major subdivision accompanying the Lionshead Core Site Hotel development applications. 17) That the Developer receives final approval from the Vail Town Council for the conveyance of the public right of way existing beneath Lionshead Place, prior to making application for a building permit. Should the Developer be unable to secure a final approval for the conveyance of the public right of way, the Developer may submit a revised major exterior alteration application to the Town of Vail Community Development Department for review and approval by the Town of Vail Planning and Environmental Commission. 18) That the maximum number of Private Skier Club members shall not exceed 100 full members and 16 partial members and the maximum number of private parking spaces dedicated to the full members use shall not exceed 100 spaces. A full member shall be defined as a ski club member entitled to full parking, spa, and members club services. A partial member shall be defined as a ski club member entitled to full spa and members club services with no rights to on-site parking. 19) That the Developer submits revised plans to the Town of Vail Community Development Department for final review and approval of the Town of Vail Public Works Department addressing each of the comments summarized in the letter from Greg Hall, Public Works Director, to George Ruther, Chief of Planning, dated September 23, 2004, prior to making application for a building permit. A copy of the letter has been attached for reference (Attachment E). 20) That the Developer submits an application for the establishment of View Corridors #4 and #5 as contemplated by the Lionshead Redevelopment Master Plan to the Town of Vail Community Development Department for review and approval by the Vail Town Council, prior to the issuance of a temporary certificate of occupancy for the Lionshead Core Site Hotel improvements. XII. ATTACHMENTS Attachment A - Vicinity Map Attachment B - Reduced set of plans Attachment C -'"Vail Resorts/ Lionshead Core Site Hotel Condominium/Lock- off Rental Program Proposal" Attachment D - A copy of the preliminary plat 51 • • Attachment E - Letter from Greg Hall, Public Works Director, to George Ruther, Aw Chief of Planning, dated September 23, 2004. lr~ Elb 52 k s C ~S a m s v } ~ pCp a`S£x~1Yw~e~TM S9. F ~ # 2 & mF c' O 3 t r o V J r r y A"A 4 H~ 0 Attachment: C 1J Vail Resorts/Lionshead Core Site Hotel Condominium/Lock-off Rental Program Proposal September 16, 2004 The Core Site Hotel includes 36 hotel rooms, 70 condominium and 49 lock-off units for a total of 155 "keys". Vail Resorts shares the Town's interest in having as many of the condominium units and lock-off units as possible participate in the Hotel's rental program. As an indication of Vail Resort's motivation, it is noteworthy to consider how the hotel has been designed - the size of the meeting rooms, spa, lobby/greatroom, administrative offices, room service kitchen and hotel restaurant have all been designed to support 100+ "rental" units. It is not legally possible to require condominium owners to put their condominium units or lock-offs into a rental pool. In order to get as many units as possible into the rental program Vail Resorts has developed a number of ideas designed encourage owners to do so. As currently envisioned the rental program is based on providing "owner incentives" that address both the lock-off units and the main condominium units. While the program is not finalized, the following outlines the range and type of incentives being considered: Condominium Unit Incentives (applicable to 56 of the 70 condos - penthouse units are excluded) ■ Condo units will be sold using a three-tiered selection system. The first tier gets to select units first, second tier selects second, third tier selects third. Potential owners who agree to put their condominium and lock-off unit into the rental pool qualify for tier one, potential owners who agree to put their lock-off unit into the rental pool qualify for tier two and potential owners who chose to not participate in the rental pool will have the last selections in the sales process. ■ Owners who agree to put their condominium into the rental pool will qualify for either a reduction in condominium association dues for each year the unit is in the rental program, or a lump sum cash discount on the purchase price of the condominium. ■ Condo owners who participate in the rental program will receive up to 30 days per year of free maid service that may be used when the owner is occupying their unit. Lock-off Unit Incentives ■ The "value" of the lock-off unit will be a major element of the sales/marketing program. For example, the lock-off unit is essentially designed as a 2„ a master suite with 5-piece bath, fire place, balconies (in most cases), etc. ■ To qualify for incentives, a five-year commitment to the rental pool will be required. This compares an industry standard of annual commitments. ■ Vail Resorts will provide the furnishings (this is valued at $35,000) for the lock-off unit for owners who agree to participate in the rental pool. ■ With a second five year commitment by the owner, Vail Resorts will share (50150) in the cost of refurnishing the lock-off unit. • ■ Owners who agree to put their lock-off unit into the rental pool will qualify for a reduction in condominium association dues each year the unit is in the rental program. ■ Subject to confirmation that from a legal standpoint it can be done, owner commitments to participate in the rental program will be established as some from of deed restriction, meaning the commitment will "run with the unit" and be enforceable even if a unit is sold. 11 ~ .1 • 0 0 0 C L V Q U " _ I'll ~ 9~ Sx _ -V I i i ~I ~ x t~ 3 ~ - jilt e I I ;j i~ 5 rC III I !f I I y 2~ - - 27 - z i> -T c i \1 I' I . - i. FLJI 0 Attachment: E J MEMORANDUM To: George Ruther, Chief of Planning From: Greg Hall, Public Works Director Date: September 23, 2004 Subject: Vail Resorts' Lionshead Core Redevelopment - Review Comments 1. Civil drawings need to be final and approved prior to building permit submittal. 2. How will Lionsquare Lodge deliveries occur? Turning movements were provided, but where do they stage? From the turning movement provided it appears that the vehicle encroaches into the porte-cochere planter. 3. The loading dock study 92 & 3, the vehicle appears to encroach into the foundation wall, fenced area and parking area. 4. Easements will be required for fire hydrants, staging areas, utilities, storm drainage system, street lights, public roadways and sidewalks and any other public amenity outside of public right of way. 5. The underground streetscape utility corridors will need to have space to adequately handle a utility trench similar to Vail Village. 6. Show hydrant locations in the mall. 7. A complete Auto-turn drive thru (in both directions) of an adjusted streetscape plan for the mall for both the Vail fire truck and a WB-40 (parade vehicle) was provided, but didn't not include the eastbound movement for a WB-40. A 2' buffer on either side for an acceptable clearance was not provided in many locations. A verification of existing awnings/projects needs to be done. It appears the swept path goes through some of these. 8. An 8' wide path needs to be maintained from the bike path at the south end of the Lionshead PI cul-de-sac east to the proposed cross-walk. 9. Remove the proposed gate at the entrance to the west portal, or it should be designed in a matter that it is fixed open and can not be closed so egress from the mall out of the west portal is not impeded. 10. A final drainage study is required. 11. Easements will be required where the new storm drain system encroaches onto private property. 12. All roof and planter drains should be tied into the storm drain system. 13. Show the location of garage drainage outfalls/tie-ins with sand/oil separator locations. 14. Traffic impact fee of $5,000 per net pm peak increase. 15. The proposed grading/drainage plan don't match up with elevations provided on the site plans (0.5' difference at NW building) 16. The grading plan shows storm inlets on Landmark property, while the site plan shows them in track C. Coordinate civils with architecturals. 17. The proposed grading in the mall does not appear to be ADA compliant, up 6% cross-slopes, the grading plan will need to be adjusted to accommodate existing building elevations. 18. The proposed grading near Lionshead Center increases the slope from the building to over 10%. 19. Lionshead PI and the access to the porte-cochere should be normal crowned with curb inlets and not area drains in the middle of the roadway. 20. The walk along the west side of the porte-cochere, is this separated with curb&gutter, pan, at grade with the porte-cochere? 21. The path north of the Eagle-Bann running east-west should be standard bike path width of 10'. 22. Clearly identify which streetlights you are proposing to replace on the off-site improvements plan. 0 L10^QUAR]E LTDDGE & C O N F E R E N C E C E N T E R To: The Vail Town Council Town of Vail Planning Department Town of Vail Design and Review Board Town of Vail Planning Commission Re: Core Site Plan Date: September 24, 2004 As the Board members for the three Condominium Associations at Lion Square Lodge, we are writing to support the Vail Resorts Core Site plan with certain express conditions described below. We feel that a great amount of effort went into the creation of the Lionshead Masterplan, and the current Vail Resorts plan as presented ties closely to the Masterplan. The redevelopment of Lionshead is critical to our future. This is an opportunity that should not be missed, and Lion Square Lodge is very optimistic that the Core Site improvements will revitalize the entire neighborhood. Subject to the following conditions, we support the design, architecture and site plan layout, and support the 46r earliest possible commencement of the project. The three Associations at Lion Square Lodge (LSL) have identified outstanding issues that we have been focusing on with Vail Resorts (VR). These issues are currently being negotiated in a cooperative and productive manner. VR and our Boards will be meeting extensively over the weekend of October I in an effort to come to an agreement. Sincerely, Board of Directors, Lion Square Lodge Condominium Association, Inc. Board of Directors, Lion Square Lodge Phase II/III Condominium Association, Inc. Board of Directors, Lion Square Lodge North Condominium Association, Inc. G MANAGED BY THE RESORT COMPANY 660 W. Lionshead Place • Vail, Colorado 81657 800-525-5788 • 970-476-2281 • Facsimile: 970-476-7423 • www.lionsquare.coni • • Amended Conditions of Approval September 27, 2004 The Developer shall address the following conditions of approval prior to final review of the development applications by the Town of Vail Design Review Board: 1) That the Developer identifies a new location for publicly accessible restrooms on or near the development site. The new location shall be identified on a revised set of floor plans which shall be submitted by the applicant to the Town of Vail Community Development Department for review and approval. 2) That the Developer submits a complete Design Review Board application to the Town of Vail Community Development Department. The Developer shall address the following conditions of approval prior to applying for a building permit for the improvements from the Town of Vail Community Development Department: (note: A grading plan shall constitute a building permit.) 1) That the Developer addresses the red-lined corrections on the proposed grading and drainage plans and submits a revised final grading and drainage plan for final review and approval by the Town of Vail Public Works Department. 2) That the Developer submits a complete set of civil engineered drawings of the Approved Development Plans including the required off site improvements, to the Town of Vail Community Development Department for review and approval of the drawings. It shall be noted that the review of the civil engineered drawing may take up to six months to review and approve. 3) That the Developer submits written letters of URGO of approval from all adjacent and/or affected property owners whose property is being physically impacted or altered (ie, Montauk, Lionshead Arcade, Antler's, Lions Square Lodge, Landmark, etc.) as a result of the construction of the Lionshead Core Site Hotel, as depicted on the Approved Development Plan, to the Town of Vail Community Development Department for review and approval. 4) That the Developer the receives final approval from the Vail Town Council for the conveyance of Town-owned land to the Developer as generally depicted on the application for a major subdivision accompanying the Lionshead Core Site Hotel development applications. 5) That the Developer receives final approval from the Vail Town Council for the conveyance of the public right of way existing beneath Lionshead Place. Should the Developer be unable to secure a final approval for the conveyance of the public right of way, the Developer may submit a revised major exterior alteration application to the Town of Vail Community Development Department for review and approval by the Town of Vail Planning and Environmental Commission. 6) That the Developer submits revised plans to the Town of Vail Community Development Department for final review and approval of the Town of Vail Public Works Department addressing each of the comments summarized in the letter from Greg Hall, Public Works Director, to George Ruther, Chief of Planning, dated September 23, 2004. A copy of the letter has been attached for reference (Attachment E). ~br • The Developer shall address the following conditions of approval prior to the issuance of a building permit by the Town of Vail Community Development Department: (note: A grading permit shall constitute a building permit.) 1) That the Developer finalizes the Rental Program Proposal and then enters into a written agreement with the Town of Vail that is recorded with the Eagle County Clerk & Recorder's Office, which requires that the Rental Program Proposal is implemented and fully adhered to by the applicant and its assigned and successors for a period of not less then 20 years from the date of the issuance of a temporary certificate of occupancy. The final Rental Program Proposal shall be reviewed and approved by the Vail Town Council following a recommendation on the proposal from the Town of Vail Planning and Environmental Commission. 2) That the Developer submits a Construction Staging Plan to the Town of Vail Community Development Department for the review and approval of the proposed staging plan by the Town of Vail Public Works Department. 3) That the Developer prepares a Lionshead Core Site Hotel Art in Public Places Plan, for review and comment by the Town of Vail Art in Public Places Board. Said Plan shall include the funding for a minimum of $1,000,000 in public art improvements to be developed in conjunction with Lionshead Core Site Hotel. The implementation of the Plan shall be completed within two years of the date of the issuance of a temporary certificate of occupancy for the Lionshead Core Site Hotel improvements. 4) That the Developer shall be assessed a transportation impact fee in the amount of $5,000 per increased vehicle trip in the peak hour generated (44- 61 trips), or $205,000 $305,000, as a result of the Lionshead Core Site Hotel improvements. The fee shall be paid by the Developer. At the sole discretion of the Town of Vail Public Works Director, said fee may be waived in full, or part, based upon the completion of certain off-site improvements. 5) That the Developer prepares a Developer Improvement Agreement for Off-Site Improvements, as depicted on the Approved Development Plan, for review and approval by the Vail Town Council. Upon approval of the Agreement, the Developer and the Town of Vail shall legally execute the Agreement. der} eXGGYtiGR Of the Agreement the Develo er shall ost a bGRd a6 fiRaRGial 66IFet , p p 0 of a bona f0de The Developer shall address the following conditions of approval prior to the issuance of a temporary certificate of occupancy (TCO) for any of the Lionshead Core Site Hotel improvements: 1) That the Developer provides deed-restricted employee housing that complies with the Town of Vail Employee Housing requirements (Chapter 12-13) for a minimum of 35 employees, and that said restrictions shall be made available for occupancy. In addition, the deed-restrictions shall be legally executed by the Developer and duly recorded with the Eagle County Clerk & Recorder's Office. 2) That the Developer submits an application for the establishment of View Corridors #4 and #5 as contemplated by the Lionshead Redevelopment Master Plan to the Town of Vail Community Development Department for review and %hw approval by the Vail Town Council. • 01 The Developer shall address the following conditions of approval prior to the issuance of a final certificate of occupancy (CO) for any of the Lionshead Core Site Hotel improvements: 1) That the Developer prepares easement agreements for the review and approval of the Town of Vail for all necessary easements (ie, utilities, pedestrian access, ingress/egress, drainage, maintenance, emergency vehicle access, fire lane, signage, etc.) in and around the development site as generally depicted on the Approved Development Plans and major subdivision plat. The easement agreements shall be legally executed by the Developer and duly recorded with the Eagle County Clerk & Recorder's Office. 2) That the Developer executes a Memorandum of Understanding for the Operation, Maintenance, and Management of the Lionshead Core Loading and Delivery Facility, to be located on the development site beneath the Lionshead Core Site Hotel. The Memorandum shall be reviewed and approved by the Vail Town Council following a recommendation on the proposal from the Town of Vail Planning and Environmental Commission. 3) That the Developer agrees to design and construct all required streetscape improvements within the defined area of work, as generally depicted on the Off Site Improvements Plan. The Developer acknowledges that the final design of the improvements has not yet been approved by the Town of Vail Design Review Board and that the proposed plan may be subject to change. The following condition of approval shall be placed upon the operation of the Private Skier Club in the Lionshead Core Site Hotel: 1) That the maximum number of Private Skier Club members shall not exceed 100 full members and 16 partial members and the maximum number of private parking spaces dedicated to the full members use shall not exceed 100 spaces. A full member shall be defined as a ski club member entitled to full parking, spa, and members club services. A partial member shall be defined as a ski club member entitled to full spa and members club services with no rights to on-site parking. 0