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HomeMy WebLinkAbout2020-03-09 PEC0 PLANNING AND ENVIRONMENTAL COMMISSION TOW?J OF ffl March 9, 2020, 1:00 PM Town Council Chambers 75 S. Frontage Road -Vail, Colorado, 81657 Call to Order 1. 1. Attendance Present: Ludwig Kurz, Karen Perez, Pam Hopkins, John -Ryan Lockman, Rollie Kjesbo, Pete Seibert, Brian Gillette Absent: None Main Agenda 2.1. A request for a recommendation to the Vail Town Council for a zone district 90 min. boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of 2211 North Frontage Road West which is composed of Tract C, Lot 1 Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, from the Commercial Core 3 (CC3) District to the Public Accommodation -2 (PA -2) District and setting forth details in regard thereto. (PEC19-0047) This item will be heard concurrently with PEC19-0046 and PEC19-0048. Applicant: TNREF III Bravo Vail LLC Widewaters Group Inc., represented by Mauriello Planning Group Planner: Greg Roy Planner Roy began by introducing the rezoning application (PEC19-0047). He showed a vicinity map showing surrounding residential and commercial property. He also explained the existing zoning and uses in the vicinity. Roy then explained the criteria for a rezoning. In discussing the 3rd criteria, Roy discussed the additional height and density allowances that would result from a rezoning from CC3 to PA -2. In discussing the 7th criteria, Roy discussed the history of development on this property. It was built as a hotel in the county and later annexed into the town with the CC3 zone district. Staff found that site conditions have not significantly changed over time. Concluded that Staff is recommending denial, but stressed that staff is not opposed to redevelopment, instead suggesting the current zoning remain and add a Conditional Use into the CC3 be sought for the hotel. Commissioner Perez: Had a question about links to code sections in the staff memo that were not working. Roy: I ndicated that staff would work with Sterling Codifiers and the IT department to fix this issue. Perez: They're going for an SDD anyway, so why are we rezoning or changing zoning requirements if the SDD will set their standards anyway. Roy: An SDD cannot allow a new use, so they need a zoning change regardless. Perez: Asked a question about the relevance of the upcoming West Vail Master Plan to this project. Gillette: Asked staff about the idea to add a text amendment for a conditional use to the CC3. Worried that everyone in CC3 would try to redevelop for a hotel. Roy: The conditional use for a hotel could be tailored and have other specific requirements that could limit hotel development in CC3. Roy: Proceeded to explain the SDD request (PEC19-0048) Perez: Asked what is different from the last time this came before the PEC. Roy: Stated some design changes have been made as a result of DRB and Public Works comments. Roy pointed out these changes on a diagram. Perez: Asked if the height has been changed. Roy: Ridge heights have not changed, but one building was moved in order to reduce its height as defined by the code. Gillette: Asked about a proposed sidewalk. Tom Kassmel: This sidewalk was requested largely for the use of residents north of the site to access the commercial area along North Frontage Road. PW requested the sidewalk connect to the existing sidewalk, but this is not shown on the application. Roy: Continued by explaining the purpose of an SDD as defined by the Code. Then began to describe the deviations from the proposed zone district that the S D D would be addressed. Staff identified 11 deviations. There are also 4 proposed public benefits from this SDD which are, EHUs, pedestrian access along the east side of the property, pedestrian access along the west side of the property, and (missed this one). Roy continued by discussing proposed parking deviations. Then discussed deviation for the snow storage requirement. Perez: They want excess valet parking, but also to use some of these excess spaces for temporary snow storage, why? Roy: Staff would rather see some valet parking being converted to permanent snow storage. Hopkins: Had a question about snow storage in relation to the trees and proposed walkway on the east side of the property. Roy: Continued discussing the requested deviations by discussing a deviation from the minimum size of landscaping areas requirement and deviation from total landscaping required. Roy then finished out the discussion of deviations by discussing the remaining 5 deviations that Staff found appropriate. Hopkins: Asked about fire access Roy: Stated that the applicant had worked with the Fire department and was able to meet the Fire department's requirements. Roy: Next discussed the design criteria for this application. These criteria include compatibility, parking and loading, design features, traffic, landscaping, and a workable plan. Perez: Asked why having a valet to shuffle cars for snow storage would be worse than asking people to self -move. Roy: If the parking lot was full, which is most likely to happen in the winter, then the development would only have two spots to shuffle cars to. Perez: Mentioned that with her building they work around limits like that by utilizing temporary street parking. Roy: Stated that staff was just looking at parking viability at the site scale. Roy: Then discussed the review criteria for the exterior alteration application (PEC19-0046). Thinks that with changes to parking, landscaping, and snow storage, this could be a very successful project. Lockman: Asked if staff had been working with the applicant. Roy: Indicated that staff had and had been discussing these issues with the applicant. Dominic Mauriello: Introduced himself and his team. Also mentioned that the W idewaters Group is no longer associated with this property. Discussed some of the process that led to this meeting. Mauriello then began discussing their request. Argued that EHUs were not meant to be counted as GRFA in the CC3 zone district and that the PA -2 district exempts EHU GRFA. The PA -2 zone district would also allow other kinds of units like hotel units and lodge units. The proposed district also brings the existing height closer into compliance. In discussing the Vail Land Use Plan, Mauriello stated that hotels are considered a commercial use in this document. The Land Use Plan also doesn't indicate that this hotel in West Vail should be removed. Perez: Asked if by switching to PA -2, they are limiting commercial uses, which is not encouraged by the Vail Land Use Plan. Mauriello: We are proposing what we think will be on this property for decades, and that zoning eventually changes over time. Continuing the discussion of the Land Use Plan, thinks Staff has misinterpreted the goals of the Vail Land Use Plan. Mauriello then discussed the feedback from the previous PEC discussion. Feedback included keeping the rezoning to PA -2 with an SDD concept, changing the existing roof color, pedestrian access, building the EHU building around the same time as everything else, and additional feedback. Mauriello continued with a discussion of the existing site conditions and the proposed project. Ultimately reducing parking area on the site. Adding additional hotel rooms and EHUs. Acknowledges that the lower units of the EHU building are not as good as the above floor units, but it felt like a missed opportunity to not include additional EHUs when it is possible. Discussed how the applicant has met with the local community, and community and town boards multiple times. Vail Local Housing Authority and the Eagle County Housing Task -force have also stated their support for this project. Discussed the changes to the plan as a result of discussions with the Fire Department. Discussed the Chamonix Lane sidewalk. Not bringing this sidewalk all the way down through the property as to not direct pedestrians into a parking lot. Proposing more parking than required. Conducted a traffic study that showed that the Frontage Rd can handle the additional traffic. Next discussed the minimum landscaping standards by showing that the Town does not have consistent minimum landscaping area standards. Hopkins: Asked about snow storage and trees. Mauriello: Stated that while evergreens limit snow storage somewhat, you wouldn't clear out a 20' landscaping area of trees to make room for snow storage. Mauriello: Continued to show how much of the uses in this area are non- conforming, not just the hotel. A 3 -story building is not uncommon in this area. Then showed some renderings of the proposed buildings and their effect on surrounding views. Perez: Asked if there were renderings from the Chamonix development. Mauriello: Showed a rendering from Chamonix Road near the site. Mauriello: Continued his presentation by discussing the anticipated revenue. Next discussed the hotel occupancy. In 2019, the hotel had an average occupancy of just under 60% with about 1.7 persons per occupied room. The hotel will never reach its theoretical maximum occupancy. Then discussed the need for the SDD. Discussed the variations needed and what is being offered in return. Stated how the project was strongly aligned with the Vail Housing Authority Plan. Open to forwarding a recommendation of approval with conditions for height, parking, or snow storage, if deemed necessary. Gillette: Had a question about putting some EHU into the mitigation bank. Mauriello: Explained how these unit's credits could be purchased by future development. Gillette: So what's the community development for those units? This means that the next development that comes in won't have to add 2 EHUs and could buy these banked units instead. Mauriello: Many developments find that they can meet EHUs on site anyway and that it is common for these banked units to take years to sell off. Hopkins: Asked a question about access to the West Vail Mall and the bus stop from the EHU building. Perez: Talked about how walking through parking lots in the winter can be treacherous, but mentioned how for a hotel it is better risk management to have the lot well maintained. Public Comment Pat Lauer: Lives right behind the development. Wrote a letter about this project and is opposed to the development. Already very limited commercial space in this area. While everyone wants EHU housing, but the proposed building is too tall. This building is actually 4 levels and there is no 4 -level building in the area. Worried also that Chamonix Ln will be hazardous in the winter due to the shading from the EHU building. Discussed some ideas on how this could be mitigated. Also worried about traffic and snow removal on Chamonix Density is too high and will overcrowd the already crowded public shuttles. Unclear on how the proposed parking will work. Understands that only 4 spots are designated for employee parking. The tripled conference space size benefits the parking requirement in favor of the developer. Mike Oldham: Lives on Chamonix Ln. and represents the HOA at Tall Pines. Not opposed to the expansion of the hotel use as long as it is done effectively. Opposed to the EHU building and especially with its north facing orientation. The now will pile up and will not melt in the winter season, this is why the residential developments in the area face south. The current stairs from Chamonix into the West Vail mall gets icy and hazardous, feels that a walkway on the east side is an overdue idea. Opposed to removing large conifers and doesn't think snow storage in this east area makes sense. Likes the idea of better using this land, but there are a lot of issues with this proposal. Joel Barton: In favor of expanding existing uses. Most lowest -level residential units will not have their views impacted. Workforce housing is a big issue for his work and as a result is supportive of the additional workforce housing. Public Comment closed Planner Roy: Supportive of the expansion of the existing use and adding EHUs, but finds that the site plan needs improvement. Lockman: Thinks that the broad zoning approach with CC3 in the 80s made created this and a lot of issues. Can't hold up this project for the West Vail Master Plan. Wishes there was more overall planning for West Vail already. Doesn't want to lose the hotel and doesn't want to lose commercial uses. We want West Vail to have a broad option of commercial uses. Ultimately doesn't see a huge barrier with the proposed rezoning. See's Staff's concerns with the criteria, but also finds that the applicant has made an effort to meet these criteria and is working with the situation they're given. Wants a clearer plan for pedestrian access along this lot. EHU building could make more sense with a south -facing orientation. Seibert: Could the SDD be used to limit the development potential of this property so that the full extent of the PA -2 density could not be used here? Roy: Yes. Seibert: Concerned about parking in the first meeting, and still a little concerned. Understands Gillette's concern about the EHU banking, but finding land to build new housing is difficult and we have a proposal here to build new units. Hopkins: Doesn't like small spot landscaping that doesn't work with snow storage. Looking at the plan it seems like the applicant has been trying to put too much on the property. W ishes the EHU building was further offset from the road, doesn't seem like this building is as effective as it could be. Thinks this might have a negative impact on the neighborhood. The Chamonix development is more balanced with density and height. Perez: This is a big improvement from the December meeting. Thinks this is a nice transition from the residential areas, to the commercial, to 1-70. This could reduce 1-70 impacts for residents north of the development. Concerned about the light in the lower units of the EHU building. Doesn't like the island landscaping, would rather see some extra landscaping around the EHU building. Thinks it is absurd that hotels aren't considered commercial in the Zoning Code. Doesn't think that this project or others should be held up by the West Vail Master Planning process. Wants the sidewalk as a condition of approval. Blocks some view, but is not out of character for the neighborhood. Kjesbo: Thinks this method will get the property more in compliance. Agrees that hotels should be considered commercial. Thinks that the EHU building towers too high above Chamonix Rd. The bulk and mass is too great for being that close to the road. The hotel will deal with the parking and it is in their best interest to make it work for the guests. Not holding his breath for a West Vail Master Plan. Doesn't think the parking makes sense specifically for the EHU units, would need snowmelt along the entire path for those residents. Gillette: Still in the same place as last meeting. Yes a hotel is commercial, but it is not community commercial. Zoning is the only way to protect the community commercial as commercial developers will go with the use that gets them the most value. CC3 was created to protect the commercial that is still in town. Doesn't see how the commission can approve this project. The project can't and doesn't meet the criteria. Feels that this process needed more discussion when talking about the expansion of a hotel in this area. Can't get on board with the current proposal. Kurz: Tends to agree with Gillette's comments, but we need to act on this project today. Complimented both the applicant and staff. Feels that there must not have been enough discussion between staff and the applicant if staff is recommending denial on all three applications. It appears that this application is not approvable based on the required criteria. Wants to table in the effort to create a more approvable plan for this project. Comfortable with the height. There is a problem with access between parking and the EHU. Worried about the owner maintaining the snow storage. Seeing a project of this scale continuing to have major Staff concerns, brings him concern. Perez: Had a question about being able to preserve the current allowed commercial uses. Planner Spence: Indicated that Staff would envision more of a mixed use project to maintain the commercial nature of this area. The SDD process can limit uses, but cannot expand them. Mauriello: Zoning is not forever, and we are not rezoning the entire CC3 district. If the West Vail Master plan comes in at a later date, this property can still be rezoned to come in conformance with that plan. Has met many times with Staff, but feels that there is a philosophical difference of opinion. Perez: There are some issues remaining on this project. Specifically, the orientation of the entry and access for the EHU. Kjesbo: Wants the height for the EHU building to come down a story. Mauriello: Requested a tabling. Brian Gillette moved to continue to March 23, 2020. Karen Perez seconded the motion and it passed (7-0). 2.2. A request for review of an Exterior Alteration, pursuant to Section 12-7J-12, Exterior Alterations or Modifications, Vail Town Code, to allow for construction of a hotel addition and an EHU apartment building, located at 2211 North Frontage Road West which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, and setting forth details in regard thereto. (PEC19-0046) This item will be heard concurrently with PEC19-0047 and PEC19-0048. Applicant: TNREF III Bravo Vail LLC Widewaters Group Inc., represented by Mauriello Planning Group Planner: Greg Roy Brian Gillette moved to continue to March 23, 2020. Karen Perez seconded the motion and it passed (7-0). 2.3. A request for a recommendation to the Vail Town Council of an application establishing Special Development District No. 42 (Highline Hotel Renovation 2019), pursuant to Section 12-9(A), Special Development Districts, Vail Town Code, to allow for the development of a hotel addition to add 79 accommodation units, convert 19 existing dwelling units to 19 limited service lodge units, create a 12 unit EHU dormitory, remove office space, add conference space and build 16 unit employee housing apartment building, and related uses and improvements, located at 2211 North Frontage Road West which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, and setting forth details in regard thereto. (PEC19-0048) This item will be heard concurrently with PEC19-0047 and PEC19-0046. Please see the staff report and applicable attachments for PEC 19-0046. Applicant: TNREF III Bravo Vail LLC Widewaters Group Inc., represented by Mauriello Planning Group Planner: Greg Roy Rollie Kjesbo moved to continue to March 23, 2020. Karen Perez seconded the motion and it passed (7-0). 2.4. A request for the review of a variance from Section 12-6D-8, Density 5 min. Control, Vail Town Code, to allow for a variance to the requirement that a secondary unit in the Two -Family Primary/Secondary Residential zone district not exceed 40% of allowable site GRFA, and a request for the review of a variance from Section 12-15-3, Definition, Calculation, and Exclusions, Vail Town Code, to allow for a variance to the stipulation that basement GRFA deductions apply only to floors within six vertical feet of the lowest level of a structure, both in accordance with the provisions of Section 12-17, Variances, Vail Town Code, located at 775 Potato Patch Drive/Lot 19, Block 1, Vail Potato Patch Filing 1, and setting forth details in regard thereto. (PEC 19-0050) The applicant has requested this item be tabled to May 11, 2020. Applicant: Scott Ryan & Foster Gillett, represented by Mauriello Planning Group Planner: Erik Gates Brian Gillette moved to table to May 11, 2020. Karen Perez seconded the motion and it passed (7-0). 2.5. A request for the review of a variance from Section 12-6D-6 Setbacks, Vail 20 min. Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow for a variance to the required front setback for a stair tower, located at 2696 Davos Trail/Lot 6, Block C, Vail Ridge Subdivision, and setting forth details in regard thereto. (PEC20-0001) Applicant: Michael & Carol Kay Phillips Planner: Greg Roy Approval of this variance is contingent upon the applicant obtaining Town of Vail design review approval for this proposal. The applicant shall clearly demonstrate, via an Improvement Location Certificate (ILC), to the Community Development Department prior to requesting a final planning inspection that improvements have been constructed per plan. Planner Roy: Introduced the project and described the site conditions. Staff is supportive of this variance as it allows for a more workable site. There are a number of existing garages in the area in the front setback, doesn't feel that a stairway would have any greater impact. Michael Phillips: Has lived in this house for decades and has had to snow shovel the existing walkway for a long time. Age has made this more and more difficult and adding a stair would allow them to continue living in this house. No Public Comment. Rollie Kjesbo moved to approve with conditions. Brian Gillette seconded the motion and it passed (7-0). 2.6. A request for the review of a variance from Section 14-3-1, Minimum 5 min. Standards, Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow for a variance to the maximum centerline driveway grade, located at 1801 Sunburst Drive Unit A/Lot 2, Vail Valley Filing 3, and setting forth details in regard thereto. (PEC20-0002) The applicant has requested this item be tabled to a future date. Applicant: Hilliard West LLC, represented by Pierce Austin Architects Planner: Erik Gates Brian Gillette moved to table to March 23, 2020. Rollie Kjesbo seconded the motion and it passed (7-0). 2.7. A request for a recommendation to the Vail Town Council for a zone district 90 min. boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of a portion of the property located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision. The proposed rezoning would change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District and setting forth details in regard thereto. (PEC19-0022) Applicant: Vailpoint LLC, represented by Sarah J Baker PC Planner: Jonathan Spence Read concurrently with PEC20-0003 and PEC19-0008 Planner Spence opened the project by describing the nature of the application and the history of this project. In the past, the PEC requested that the exterior alteration be heard alongside the rezoning request for context. The two applications cannot be tied together, so a motion on the rezoning will be requested today, but the other items will be tabled. Gillette: Disagrees with Staff's assessment of the court order regarding the rezoning. Says the order does not require a change of the zoning. It preserves the covenants on the property, including conservation easements. Spence: Clarified that Staff did not mean to say otherwise in the memo. Rick Pylman: Introduced his team on the project. Trying to meet the goals of the Vail Master Plan. This building was built in the 60s and much of the neighborhood has stayed the same. Continued to discuss the proposed lodge and amenities involved. Goal is to build the nicest lodge property in vail. Next discussed the site redevelopment. Showed the areas of the lodge that extend over previous other properties. Hans Berglund: Began by introducing the exterior alteration application and design. Aiming to enhance the quality of this site. Made a significant effort to meet the goals and objectives of the Master Plan. Discussed that this would pull more lodging demand into Vail Village rather than in the more residential neighborhoods. Showed floor plans and elevations of the project. Next he discussed the surrounding character and scale. The existing building is significantly smaller than the buildings surrounding it. The proposed building is comparable in height to its neighbors. Berglund discussed the proposed tower on the building and showed another of other towers throughout Vail Village and Lionshead. He discussed the nature of the proposed setback encroachments and how surrounding buildings also extend into their setbacks. Perez: Asked about a previous discussion of a square design for the property. Berglund: To fit in the side setbacks would cut about 20ft of the building off. It would lead to a steeper facade. Felt that the current proposal was a better design architecturally. Proposing an increase in landscaping between the proposed building and the Christiana. Also aiming to create a more inviting walking portion in front of the proposed Avanti building. Also showed a sun -shade analysis for this building on Hanson Ranch Road Perez: Asked a clarifying question about ownership and operations management Sarah Baker: Stated that they refer to Vailpoint as "the client" as they make all final decisions on the property. Perez: Asked a question about if rooms could be rented individually. Rick Pylman: Discussed the need for the setback variances and a parking variance. Kjesbo: Is there an ability to move the building back further to minimize parking in the front setback? Pylman: Potentially, but it is not preferred. Didn't want to give too much front space in parking and risk someone trying to double park and end up parking on the sidewalk. Kjesbo: I n speaking to the design, feels that the tower is too much bulk and mass. Didn't think the Tivoli towers had as much b&m Hopkins: Also felt that the building was too large. Feels that this scale does not fit the goal of the project to be a small, highest -class lodge. Also feels like the applicant may not be taking as many sustainability measures as they could. This could also attract guests. Baker: Refreshed the PEC on the history of the rezoning application. She presented a diagram showing the old property and the former separate parcels that are zoned agricultural/open space. Believes this is the only parcel in \rail with multiple zoning designations. Showed an overlay of the proposed building over the old agricultural/open space tracts, tried to keep the building off of the back tract as much as possible. Then showed how the current zonings on the lot do not meet their lot size requirements. Rezoning the whole lot to PA would bring the lot size into conformance. Baker continued to describe how the redevelopment would further the Vail Village Master Plan objectives. Commissioner Lockman had to leave during this time and be absent for the remainder of the meeting. Baker: Discussed other factors to consider for redevelopment. Argued that development is already allowed on agriculture/open space so this will not result in or set precedent for further additional development on open space lots. Public Comment Wendle Porterfield: Representing Villa Valhalla. Asked a question to Pete Seibert about his previous employment with Vailpoint. Seibert: Said that he had considered whether he should recuse himself for this. However, he has not been involved in Vailpoint for around 3 years and does not stand to make any money off the project. Porterfield: Asked a question about the sale of the property Seibert: Discussed the sale of the property and how the additional tract was acquired and assumed to be a part of this property originally. Porterfield: Feels that this is a self-inflicted situation. The applicant is asking for a rezoning but they are clearly going for the rezoning that makes them the most money instead of rezoning for ag and open space for example. Feels that this is a clever way for the applicant to force the PEC to rezone open space. Carol Krueger: Argument against this development has not changed for her since the last meeting. The back part of the property looks unkempt because it is meant to be natural open space. Over 1600 sq ft of patio with development is not undisturbed and will change the character of previous open space. Also stated that the proposed design has not significantly changed. Asked the PEC to carefully consider the setback variance. The original buildings were built before the setback regulations were in place. Doesn't feel that this practice should be continued for a redevelopment. Shouldn't prioritize visitors over the neighboring properties with bedrooms housing Vail residents. For the parking variance, she asks the Commission to consider the current state of Hansen Ranch Road. It's a mess and drop offs happen in the road all the time. Public Comment Closed Baker: The adverse possession case was not a contested trial. It was resolved by stipulation. In addressing the claim that this a self-created issue Applicant has not proposed to build to a greater scale than what would have been allowed with the previous, smaller parcel. Argues that as such they are not asking to be "rewarded" for the extra lot size. They recognize that parking and loading is an issue in this area and do not want to contribute to that problem. Hopkins: Asked about trash storage Berglund: The current plan is to use regular garbage cans and store them in the garage. Perez: Disappointed that this is the 4th time hearing this project and nothing has really changed. We disagreed that this is not an owner -created problem. Not in agreement with staff that this meets the criteria. Quoted a section of the Land Use Plan that stated that all greenspace should be attempted to be preserved. Applicant hasn't made an attempt to comply with the PEC's comments. The applicant has asked for variances and does not feel that they shown the grounds for these variances. Hopkins: In agreement with Perez. There doesn't seem to be any benefit for the Town for this project. Seibert: Feel there are 2 ways of looking at this. Open space is what anyone sees when walking by natural vegetation. Seeing manicured grass inside a fence does not read as open space. Disagrees with the argument for the setbacks just because that is the old way buildings were built. Wants to verify that they are not gaining GRFA. Generally supportive of the rest. Kjesbo: If we rezone this, and create a PA compliant lot, why are you requesting a setback variance. Spence:W ithin the PA zone district the PEC can alter the required setbacks. Gillette: In the "preserve open space at all costs" boat. In agreement with Perez and Hopkins. Kurz: Based on the Staff report, it seems that the criteria for rezoning has been met. Was in support of the rezoning. Ready to let Town Council to make the final decision on this. Rollie Kjesbo moved to recommend approval. Pete Seibert seconded the motion and it passed (4-2). Ayes: (4) Kjesbo, Kurz, Perez, Seibert Nays: (2) Gillette, Hopkins Absent: (1) Lockman 2.8. A request for the review of a variance from Section 12-7A-11: Parking and Loading, Vail Town Code in accordance with the provisions of Section 12- 17, Variances, Vail Town Code, to allow for a variance from the prohibition of parking located within the front setback and from the requirement that 75% of the required parking be located within the main building, located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision, and setting forth details in regard thereto. (PEC20-0003) Please see PEC 19-0008 Major Exterior Alteration for Staff Memorandum and associated documents. Applicant: Vailpoint LLC, represented by Sarah J Baker PC Planner: Jonathan Spence Rollie Kjesbo moved to continue to March 23, 2020. Brian Gillette seconded the motion and it passed (6-0). Absent: (1) Lockman 2.9. A request for the review of a Major Exterior Alteration, pursuant to Section 12-7A-12, Exterior Alterations or Modifications, Vail Town Code, to allow for the replacement of the existing structure with a seven (7) suite private lodge with related site improvements, located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision, and setting forth details in regard thereto. (PEC19-0008) Applicant: Vailpoint LLC, represented by Sarah J Baker PC Planner: Jonathan Spence Rollie Kjesbo moved to continue to March 23, 2020. Brian Gillette seconded the motion and it passed (6-0). Absent: (1) Lockman 3. Approval of Minutes 3.1. February 10, 2020 PEC Results Rollie Kjesbo moved to approve. Brian Gillette seconded the motion and it passed (5-0). Abstain: (1) Perez Absent: (1) Lockman 4. Adjournment Rollie Kjesbo moved to adjourn. Karen Perez seconded the motion and it passed (6-0). Absent: (1) Lockman The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional information. Please call 711 for sign language interpretation 48 hour prior to meeting time. Community Development Department Ic City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: ITEM/TOPIC: Attendance Ic City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: March 9, 2020 ITEM/TOPIC: A request for a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of 2211 North Frontage Road West which is composed of Tract C, Lot 1 Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, from the Commercial Core 3 (CC3) District to the Public Accommodation -2 (PA -2) District and setting forth details in regard thereto. (PEC19-0047) This item will be heard concurrently with PEC19-0046 and PEC19-0048. ATTACHMENTS: File Name Description PEC19-0047 Staff Memorandum - Highline - Rezoning1.pdf Staff Report PEC19-0047 Attachment A. Vicinity Map.pdf Attachment A. Vicinity Map Attachment B. Applicant Narrative - 2-25-2020-compressed. pdf Attachment B. Applicant Narrative - 2-25-2020 Attachment E. Public Comment - Patricia Lauer - 12-3-2019.pdf Attachment C. Public Comment - Patricia Lauer - 12-3-2019 Attachment F. Public Comment - Tania Boyd - 12-3-2019.pdf Attachment D. Public Comment - Tania Boyd - 12-3-2019 Attachment G. Public Comment - Lauer - 2-4-20.pdf Attachment E. Public Comment - Lauer - 2-4-20 Attachment H. Public Comment - Elyse Howard - 2-3-2020.pdf Attachment F. Public Comment - Elyse Howard - 2-3-2020 Attachment I. Public Comment - Chris Romer - 1-27-2020.pdf Attachment G. Public Comment - Chris Romer - 1-27-2020 Attachment J. Public Comment - Carey and Brett August - 12-7- Attachment H. Public Comment - Carey and Brett August - 12-7-2019 2019.pd Attachment K. Public Comment - James Pvke - 2-26-2020.0 Attachment I. Public Comment - James Pyke - 2-26-2020 Attachment L. Public Comment - VCBA - 3-4-2020.pdf Attachment J. Public Comment - VCBA - 3-4-2020 Attachment M. Vail Local Housing Authority Letter - 12-18-2019.pdf Attachment K. Vail Local Housing Authority Letter - 12-18-2019 Attachment N. Public Comment - Michael Spiers - 3-3-2020.pdf Attachment L. Public Comment - Michael Spiers - 3-3-2020 0) rowN of vain Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: March 9, 2020 SUBJECT: A Zoning Code Amen dment/Rezoning, pursuantto Section 12-3-7C1, Zone District Boundary Amendment, Vail town Code, to allow forthe developmentof a hotel addition to add 79 accommodation units, convert 19 existing dwelling unitsto 19 limited service lodge units, create a 12 unit EHU dormitory, remove office space, add conference space and bu ild 16 unit employee housing apartment building, and related uses and improvements, located at 2211 North Frontage Road West which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, and setting forth details in regard thereto. (PEC19-0047) Applicant: TNFREF III Bravo Vail LLC represented by Mauriello Planning Group & Triumph Development Planner: Greg Roy I. SUMMARY The applicant, TNFREF III Bravo Vail LLC, represented by Mauriello Planning Group and Triumph Development, is requesting a recommendation to the Vail Town Council fora zone district boundary amendment, pursuantto Section 12-3-7, Amendment, Vail Town Code, to allow forthe rezoning of 2211 N. Frontage Road West, which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, from Commercial Core 3 (CC3) to Public Accommodation — 2 (PA -2). Based upon Staff's review of the criteria outline in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission forward a recommendation of denial to the Vail Town Council. DESCRIPTION OF REQUEST The applicant, is proposing to rezone the parcel with the existing hotel from CC3 to the PA -2 zone district, to allow for the following: • Developmentof a hotel addition to add 79 accommodation units • Convert 19 existing dwelling unitsto 19 limited service lodge units • Create a 12 unitEHU dormitory • Remove office space • Add conference space • Build 16 unitemployee housing apartment building The proposed rezoning is being reviewed con currently with aSpecial Development District, and Major Exterior Alteration applications. These applications are dependenton the zone boundary amendment being approved by the Vail town Council. Included with this memorandum are the following forreview by the commission: A. Vicinity Map B. Applicant Narrative, February 26, 2020 C. Public Comment— Patricia Lauer— 12-3-2019 D. Public Comment— Tania Boyd — 12-3-2019 E. Public Comment— Patricia Lauer— 2-4-2020 F. Public Comment— Elyse Howard — 2-3-2020 G. Public Comment— Chris Romer — 1-27-2020 H. Public Comment— Carey and Brett August -12-7-2019 I. Pu blic Comment— James Pyke — 2-26-2020 J. Pu blic Comment— VCBA — 3-4-2020 K. Vail Local Housing Authority Letter — 12-18-2019 L. Pu blic Comment— Michael Spiers — 3-3-2020 M. PEC Minutesfrom Meeting on 12-09-2019 BACKGROUND In 1980 the hotel was built in the County and annexed into the town per Ordinance No. 43, Series 1980 and subsequentlyzoned CC3 within the required ninety days. The annexation ordinance was later overturned by the Colorado Court of Appeals du e to a lack on contiguity. The property was annexed again with Ordinance No. 1, Series 1986 and was again zoned CC3 through Ordinance No. 10, Series of 1986. Overtime there have been multiple application forsmall additions or exterior alterations. Most recently was the exterior alteration that allowed for restriping of the parking lot, pool upgrades, and exterior facade upgrades to the building in 2016. Town of Vail Page 2 This application was discussed as part of a work session with the PEC on December 9th 2019. The Design Review Board also saw the application fora conceptual review on December 18th, 2019. Highline - A Doubletree Hotel Major Exterior Alteration - PEC 19-0046 Rezoning - PEC19-0047 - Special Development District - PEC19-0048 2211 North Frontage Road West 1W. IrrT Ir tya Y - ip t jib qJ Feet G 25 5D 100 -o—� •- � � Tp••IX-�-� •�inixw�reeo�e�.z•mYe Y4wn Vi Yr APPLICABLE PLANNING DOCUMENTS Staff believes that following provisions of the Vail Land Use Plan, the Vail Village Master Plan and the Vail Town Code are relevant to the review of this proposal: Vail Town Code TITLE 12: ZONING REGULATIONS, VAIL TOWN CODE if•�c�p'�II/I�DI�]II/I�D�� A. Prescription: The regulations prescribed in this title and the boundaries of the zone districts shown on the official zoning map maybe amended, or repealed by the town council in accordance with the procedures prescribed in this chapter. Town of Vail Page 3 B. Initiation.- 1. nitiation: 1. An amendment of the regulations of this title or a change in zone district boundaries maybe initiated by the town council on its own motion, by the planning and environmental commission on its own motion, by petition of any resident or property owner in the town, or by the administrator. 2. A petition for amendment of the regulations or a change in zone district boundaries shall be filed on a form to be prescribed by the administrator. The petition shall include a summary of the proposed revision of the regulations, or a complete description of proposed changes in zone district boundaries and a map indicating the existing and proposed zone district boundaries. If the petition is for a change in zone district boundaries, the petition shall include a list of the owners of all properties within the boundaries of the area to be rezoned or changed, and the property adjacent thereto. The owners' list shall include the names of all owners, their mailing and street addresses, and the legal description of the property owned by each. Accompanying the list shall be stamped, addressed envelopes to each owner to be used for the mailing of the notice of hearing. The petition also shall include such additional information as prescribed by the administrator. C. Criteria And Findings.- 1. indings: 1. Zone District Boundary Amendment: a. Factors, Enumerated: Before acting on an application for a zone district boundary amendment, the planning and environmental commission and town council shall consider the following factors with respect to the requested zone district boundary amendment: (1) The extent to which the zone district amendmentis consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town, and (2) The extent to which the zone district amendmentis suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents, and (3) The extent to which the zone district am endm ent presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives, and (4) The extent to which the zone district amendmentprovides for the growth of an orderly viable community and does not constitute Town of Vail Page 4 spot zoning as the amendment serves the best interests of the community as a whole, and (5) The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; and (6) The extent to which the zone district amendmentis consistent with the purpose statement of the proposed zone district; and (7) The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate, and (8) Such other factors and criteria as the commission and/or council deem applicable to the proposed rezoning. b. Necessary Findings: Before recommending and/or granting an approval of an application for a zone district boundary amendment, the planning and environmental commission and the town council shall make the following findings with respect to the requested amendment: (1) That the amendmentis consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town, and (2) That the amendmentis compatible with and suitable to adjacent uses and appropriate for the surrounding areas, and (3) That the amendment promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. ARTICLED. COMMERCIAL CORE 3 (CC3) DISTRICT 12-7D-1: PERMITTED USES.- The SES: The following uses shall be permitted in the commercial core 3 district: Automated teller machines (ATMs) exterior to a building. Banks and financial Communications institutions. antennas and Town of Vail Page 5 appurtenant equipment. Eating and drinking establishments, including the following.- Cocktail ollowing:Cocktail lounges and bars. Coffee shops. Fountain and sandwich shops. Restaurants. Employee housing units, as further regulated by chapter 13 of this title. Health clubs. Personal services and repair shops, including the following.- Beauty ollowing: Beauty and barber shops. Business and office services. Cleaning and laundry pick up agencies without bulk cleaning or dyeing. Laundromats. Shoe repair. Small appliance repair shops, excluding furniture repair. Tailors and dressmakers. Travel and ticket agencies. Professional offices, business offices, and studios. Retail stores and establishments without limit as to floor area including the following.- Apparel ollowing: Apparel stores Art supply stores and galleries. Auto parts stores. Bakeries and confectioneries, preparation of products for sale on the premises Bookstores Building materials stores without outdoor storage. Camera stores and photographic studios. Candy stores. Chinaware and glassware stores. Delicatessens and specialty food stores. Department and general merchandise stores. Drugstores. Electronics sales and repair shops. Florists. Food stores. Furniture stores. Gift shops. Hardware stores. Health food stores. Hobby stores. Household appliance stores. Jewelry stores. Leather goods stores. Liquor stores. Music and record stores. Town of Vail Page 6 Newsstands and Toy stores. tobacco stores. Sporting goods stores. Photographic studios. Stationery stores. Variety stores. Yardage and dry goods Radio and television Supermarkets. stores. broadcasting studios. Additional offices, business, or services determined to be similar to permitted uses in accordance with the provisions of this section. (Ord. 12(2008) § 13) 12-7D-2: CONDITIONAL USES.- The SES: The following conditional uses shall be permitted in the commercial core 3 district, subject to issuance of a conditional use permit in accord with the provisions of chapter 16 of this title.- Any itle: Any use permitted by section 12-7D-1 of this article which is not conducted entirely within a building. Bed and breakfasts, as Drive -up facilities. service uses. further regulated by section 12-14-18 of this Major arcades. Radio and television title. signal relay transmission Massage parlors. facilities. Brewpubs. Child daycare center. Commercial laundry and cleaning services, bulk plant. Commercial storage Dog kennels. Outside car wash. Pet shops. Public buildings, grounds, and facilities. Public park and recreation facilities. Public utility and public Religious institutions. Theaters, meeting rooms, and convention facilities. Transportation businesses. (Ord. 2(2016) § 10: Ord. 12(2008) § 13) Town of Vail Page 7 12-7D-3: ACCESSORY USES.- The SES: The following accessory uses shall be permitted in the commercial core 3 district: Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of section 12-14-12 of this title. Minor arcades. Swimming pools, tennis courts, patios, or other recreation facilities customarily incidental to conditional residential. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. (Ord. 29(2005) § 24: Ord. 6(1982) § 5(b): Ord. 11(1981) § 1) 12-7D-4: LOT AREA AND SITE DIMENSIONS.- The IMENSIONS: The minimum lot or site area shall be twenty five thousand (25,000) square feet of buildable area, and each site shall have a minimum frontage of one hundred feet (100). (Ord. 11(1981) § 1) 12-7D-5: SETBACKS.- In ETBACKS: In the commercial core 3 district, the setback shall be twenty feet (20) on all exterior boundaries of the zone district. (Ord. 29(2005) § 24: Ord. 11(1981) § 1) 12-7D-6: HEIGHT: For a flat roof or mansard roof, the height of buildings shall not exceed thirty five feet (35). For a sloping roof, the height of buildings shall not exceed thirty eight feet (38). (Ord. 11(1981) § 1) 12-7D-7: DENSITY CONTROL: Not more than thirty (30) square feet of gross residential floor area (GRFA) shall be permitted for each one hundred (100) square feet of buildable site area. Total density shall not exceed twelve (12) dwelling units per acre of buildable site area. (Ord. 11(1981) § 1) 12-7D-8: SITE COVERAGE.- Town OVERAGE: Town of Vail Page 8 Site coverage shall not exceed forty percent (40%) of the total site area. (Ord. 17(199 1) § 10: Ord. 11(1981) § 1) 12-7D-9: LANDSCAPINGAND SITE DEVELOPMENT: At least twenty five percent (25%) of the total site shall be landscaped. The minimum width and length of any area qualifying as landscaping shall be fifteen feet (15) with a minimum area not less than three hundred (300) square feet. (Ord. 11(1981) § 1) 12-7D-10: PARKINGAND LOADING.- Off OADING: Off street parking and loading shall be provided in accordance with chapter 10 of this title. No parking or loading area shall be located in any required front setback area. (Ord. 11(1981) § 1) 12-7D-11: LOCATION OF BUSINESS ACTIVITY: A. Limitation, Exception: All permitted and conditional uses shall be operated and conducted entirely within a building, except for permitted loading areas and such activities as may be specifically authorized to be unenclosed by a conditional use permit and the outdoor display of goods. For purposes of this section, "conducted entirely within a building " means that all activities related to the permitted use, including contacting potential customers and clients, must occur completely inside of a building, and not in an open doorway of the building. B. Outdoor Displays. The area to be used for an outdoor display shall 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 displays. (Ord. 11 (2019) § 3. Ord. 34(1982) § 3. Ord. 11(1981) § 1)ARTICLE J. PUBLIC ACCOMMODATION -2 (PA -2) DISTRICT 12-7J-1: PURPOSE.- The URPOSE: The public accommodation -2 district is intended to provide sites for lodges, limited service lodges, and residential accommodations on a short term basis, for visitors and guests, together with such public and semipublic facilities and commercial/retail and related visitor oriented uses as maybe appropriately located within the same zone district and compatible with adjacent land uses. This district is intended to provide for lodging sites located outside the periphery of the town's Vail Village and Lionshead commercial core areas. The public accommodation -2 district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are allowed as conditional uses which enhance the nature of Vail as a vacation community, and where Town of Vail Page 9 permitted uses are intended to function compatibly with the high density lodging character of the zone district. (Ord. 2(2006) § 2) 12-7J-2: PERMITTED USES.- The SES: The following uses shall be permitted in the PA -2 district: Employee housing units, as further regulated by chapter 13 of this title. Limited service lodge, including accessory eating, drinking, or retail establishments located within the principal use and not occupying more than ten percent (10%) of the total gross residential floor area of the main structure or structures on the site; additional accessory dining areas may be located on an outdoor deck, porch, or terrace. Lodges, including accessory eating, drinking, or retail establishments located within the principal use and not occupying more than ten percent (10%) of the total gross residential floor area of the main structure or structures on the site; additional accessory dining areas maybe located on an outdoor deck, porch, or terrace. (Ord. 1(2008) § 23.- Ord. 3:Ord. 2(2006) § 2) 12-7J-3: CONDITIONAL USES.- The SES: The following conditional uses shall be permitted in the PA -2 district, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title.- Bed itle: Bed and breakfasts, as further regulated by section 12-14-18 of this title. Fractional fee club units, as further regulated by subsection 12-16-7A8 of this title. Lodges, including accessory eating, drinking, or retail establishments located within the principal use and occupying between ten percent (10%) and fifteen percent (15%) of the total gross residential floor area of the buildings, grounds and facilities. Public or commercial parking facilities or structures. Public transportation terminals. Public utility and public service uses. Religious institutions. Town of Vail Page 10 Theaters and convention facilities. (Ord. 2(2016) § 18: Ord. 12(2008) § 25: Ord. 1(2008) § 23: Ord. 2(2006) § 2) 12-7J-4: ACCESSORY USES.- The SES: The following accessory uses shall be permitted in the PA -2 district: Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of section 12-14-12 of this title. Meeting rooms. Swimming pools, tennis courts, patios, or other recreation facilities customarily incidental to permitted lodge uses. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. (Ord. 2(2006) § 2) 12-7J-5: LOT AREA AND SITE DIMENSIONS.- The IMENSIONS: The minimum lot or site area shall be ten thousand (10,000) square feet of buildable area and each site shall have a minimum frontage of thirty feet (30). Each site shall be of a size and shape capable of enclosing a square area eighty feet (80) on each side within its boundaries. (Ord. 2(2006) § 2) 12-7J-6: SETBACKS.- In ETBACKS: In the PA -2 district, the minimum front setback shall be twenty feet (20), the minimum side setback shall be twenty feet (20), and the minimum rearsetback shall be twenty feet (20). At the discretion of the planning and environmental commission and/or the design review board, variations to the setback standards outlined above maybe approved during the review of exterior alterations or modifications (section 12-7J-12 of this article) subject to the applicant demonstrating compliance with the following criteria.- A. riteria: A. Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas. B. The proposed building setbacks will provide adequate availability of light, air and open space. C. Proposed building setbacks will provide a compatible relationship with buildings and uses on a dja cent properties. Town of Vail Page 11 D. Proposed building setbacks will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. (Ord. 2(2006) § 2) 12-7J-7: HEIGHT: Fora flat roof or mansard roof, the height of buildings shall not exceed forty five feet (45). For a sloping roof, the height of buildings shall not exceed forty eight feet (48). (Ord. 2(2006) § 2) 12-7J-8: DENSITY CONTROL: Up to one hundred fifty (150) square feet of gross residential floor area (GRFA) may be permitted for each one hundred (100) square feet of buildable site area. Final determination of allowable gross residential floor area shall be made by the planning and environmental commission in accordance with section 12-7J-12 of this article. Specifically, in determining allowable gross residential floor area the planning and environmental commission shall make a finding that proposed gross residential floor area is in conformance with applicable elements of the Vail comprehensive plan. Total density shall not exceed twenty five (25) dwelling units per acre of buildable site area. For the purposes of calculating density, employee housing units, limited service lodge units, accommodation units and fractional fee club units shall not be counted towards density (dwelling units per acre). A dwelling unit in a multiple -family building mayinclude one or more attached accommodation units. (Ord. 2(2006) § 2) 12-7J-9: SITE COVERAGE.- Site OVERAGE: Site coverage shall not exceed sixty five percent (65%) of the total site area. Final determination of allowable site coverage shall be made by the planning and environmental commission and/or the design review board in accordance with section 12-7J-12 of this article. Specifically, in determining allowable site coverage the planning and environmental commission and/or the design review board shall make a finding that proposed site coverage is in conformance with applicable elements of the Vail comprehensive plan. (Ord. 2(2006) § 2) 12-7J-10: LANDSCAPINGAND SITE DEVELOPMENT: At least thirty percent (30%) of the total site area shall be landscaped. The minimum width and length of any area qualifying as landscaping shall be fifteen feet (15) with a Town of Vail Page 12 minimum area not less than three hundred (300) square feet. (Ord. 2(2006) § 2) 12-7J-11: PARKING AND LOADING: Off street parking and loading shall be provided in accordance with chapter 10 of this title. At least seventy five percent (75%) of the required parking shall be located within the main building or buildings and hidden from public view. No at grade or above grade surface parking or loading area shall be located in any required front setback area. Below grade underground structured parking and short term guest loading and drop off shall be permitted in the required front setback subject to the approval of the planning and environmental commission and/or the design review board. (Ord. 2(2006) § 2) 12-7J-12: EXTERIOR A L TERA TIONS OR MODIFICATIONS: A. Review Required: The construction of a new building or the alteration of an existing building shall be reviewed by the design review board in accordance with chapter 11 of this title. However, any project which adds additional dwelling units, accommodation units, fractional fee club units, limited service lodge 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 majorexterior alteration in accordance with this chapter and section 12-3-6 of this title. Complete applications for majorexterior alterations shall be submitted in accordance with administrative schedules developed by the department of community developm ent for planning and environmental commission and design review board review. The following submittal items are required.- 1. equired: 1. 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. 2. 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. Town of Vail Page 13 3. 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. 4. 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 maybe appealed to the town council in accordance with section 12-3-3 of this title. 5. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article shall lapse and become void three (3) 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. 2(2006) § 2) 12-7J-13: COMPLIANCE BURDEN.- It URDEN: 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 public accommodation -2 (PA -2) zone district, 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. 2(2006) § 2) 12-7J-14: 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 maybe 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. Substantial off site impacts may include, but are not limited to, the following: deed restricted employee housing, roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank restoration, loading/delivery, public art improvements, and similarimprovements. The Town of Vail Page 14 intent of this section is to only require mitigation for large scale redevelopment/developm entprojects which produce substantial off site impacts. (Ord. 2(2006) § 2) 12-7J-15: LOCATION OF BUSINESS ACTIVITY: A. Limitations, Exception: All permitted and conditional uses shall be operated and conducted entirely within a building except for permitted parking and loading areas and such activities as maybe specifically authorized to be unenclosed by a conditional use permit and the outdoor display of goods. For purposes of this section, "conducted entirely within a building" means that all activities related to the permitted use, including contacting potential customers and clients, must occur completely inside of a building, and not in an open doorway of the building. B. Outdoor Displays: The area to be used for an outdoor displayshall 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 displays. (Ord. 11(2019) § 10) Vail Land Use Plan (in part) Chapter 11— Land Use Goals/Policies 3. Commercial 3.1. The hotel bed base should be preserved and use more efficiently. 3.2. The Village and Lionshead areas the best location for hotels to serve the future needs of destination skiers. 3.3. Hotels are important to the continued success of the Town of Vail, therefore conversion to condominiums should be discouraged. 3.4. Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. Chapter IV — Proposed Land Use 2. Key Goals 2.A.2 Commercial growth should be concentrated primarily in existing commercial areas to accommodate both local and visitor needs. 2.A.3 New hotels should continue to be located primarilyin the Village and Town of Vail Page 15 Lionshead areas. 5. "Preferred Plan" Land Use Pattern 5.B.4 Community Commercial: This new category has been designated for the West Vail commercial area, which is primarily oriented to serve the needs of the permanent resident and the long-term visitor. Because the community expressed the desire to concentrate commercial uses within existing commercial nodes, no new commercial areas have been designated. The CC land use area contains 24 acres or 1% of the land area. TABLE 9: PROPOSED LAND USE —"PREFERRED LAND USE PLAN" LAND USE CATEGORY ACRES PERCENT Low Density Residential 698.8 20.8 Medium Density Residential 420.8 12.5 Hi h DensitV Residential 68.5 2.0 Hillside Residential 33.3 1.0 Village Master Plan 77.0 2.0 Tourist Commercial 15.0 .05 Resort Accommodation Services Transition Area 51.9 11.4 1.6 0.3 Community Commercial 24.4 0.7 Community Office 15.6 0.5 Park Open Space 255.9 1,022.9 7.6 30.5 Public and Semi-public 72.0 _1 Ski Base Interstate 70 Right -of -Way TOTAL 86.3 505.5 3.360.1 2.6 15.0 100-0 This table also shows that there will be a deficit of 70,272 square feet or approximately3.3 acres of land for commercial/retail uses. This maybe accommodated through: 1) increasing intensities of use within the core areas; 2) adding commercial square footage within Lionshead through the relocation of the Gondola building and possible addition of commercial space to the parking structure. These are both options being discussed but are not yet quantified. These two options could then provide the additional 51,850 square feet of skier -related retail space, 3) addition of support retail outside of the core areas within the Community Office land use area, and, 4) increased intensity of use in the West Vail Community Commercial undeveloped area. These two options could be utilized to accommodate the 18,422 square foot shortfall of local related retail space. It was decided to rely on the marketplace to accommodate this additional retail demand through these types of options, rather than designating new commercial areas away from existing nodes, which would have been contrary to the desires expressed by the community at large. Town of Vail Page 16 IV SITE ANALYSIS Address: Legal Description: Existing Zoning: Proposed Zoning: Land Use Plan Designation Current Land Use: Proposed Land Use: Geological Hazards: 2211 North Frontage Road West Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3 Commercial Core 3 (CC3) Public Accommodation -2 (PA -2) District Community Commercial Lodge Lodge Debris Flow, Steep Slopes and Rock Fall Hazard Development Required by Town Proposed Complies? Standard Code Lot Size Min. 10,000 sq. ft. 3.95 acres (172,047 sq. Complies ft.) Minimum Setbacks Front — 20' North: 20' Deviation Requested Side— 20' South: >20' Rear — 20' East: 12' West: >20' Maximum Height 48 ft. max -sloped 47'6" ft. max Complies 45 ft. max -mansard 44'3" ft. max GRFA Max. 150/100 Buildable 77,805 sq. ft. Complies Site Area or 258,070 SF Site coverage Max. 65% of site area or 62,070 sq. ft. or 36% Complies maximum 111,830 sq. ft. Minimum Landscaping Min. 30% of site area or 50,728 sq. ft. or 29% ** Deviation Requested 51,614 sq. ft. Minimum Snow Min. 30% of paved area* 13,772 sq. ft. or 23%*** Deviation Requested Storage or 17,970 SF Required Parking 256 spaces 208 spaces Deviation requested * Snow storage is 10% for paved areas that are snow melted. ** Including areas that do not meetthe dimensionorsize requirements. ***Including areas with trees that does not count as snow storage. V. SURROUNDING LAND USES AND ZONING Existing Use North: Multi-family/Single- family South : 1-70 East: Commercial MM Town of Vail 7nna nictrirt Two -Family Primary/Secondary Residential N/A Commercial Core 3 (CC3) Commercial/Housing Commercial Core 3 (CC3) & Housing (H) Page 17 VI. REVIEW CRITERIA Before acting on an application for a zone district boundary amendment, the Planning and environmental Commission shall considerthe following factors with respect to the requested zone district boundary amendment: 1. The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town. The proposed zone district amendment is supported by the Vail comprehensive plan. The Comprehensive plan values a healthy economy which includes a "year- round economy that caters to full and part-time residents, visitors and business owners and operators. A growing employment and revenue base supports the economy. . . " Staff finds that the proposed zone district amendment conforms to this criterion. 2. The extent to which the zone district amendment is suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents. The proposed zone district amendment is not suitable to the existing and potential surrounding land uses as set out in the town's adopted planning documents. The "Preferred Plan" in the Town's adopted Land Use Plan reviewed the proposed land use categories and assessed the feasibility and compatibility with adjacent existing land uses. The Plan included Community Commercial as a new category designated for the West Vail commercial area to serve the needs of permanent residents and long-term visitors. The proposed rezoningto PA -2 is not compatible with this land use designation due to its restriction on commercial development. Within the PA -2 zone district commercial uses are restricted to ten (10) percent of the total GRFA on the site. The Land Use Plan's direction is that commercial areas shall be maintained. In addition to the limitation on commercial development, the rezoning to PA -2 reduces the numberof allowed, and conditional uses from seventy five (75) to ten (10). While rezoning addresses the existing nonconforming use, the criteria also considers potential uses with the same weight. Excluding asignificant numberof potential uses is notconsistentwith the land use plan and the criteria for a zone district amendment. An alternative approach that allows the hotel to expand and retain potential commercial uses would be to add hotel/lodge/limited service lodging unitto the Town of Vail Page 18 conditional uses in the CC3 zone district. This approach would also address the existing nonconforming use. Staff finds that the proposed zone district amendment does not conform to this criterion. 3. The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives. The proposed zone district amendment does not result in a harmonious relationship among land uses.A rezoning to PA -2 results in an individual property with development standards incompatible with those of surrounding properties. The rezoning would allow foralmost a twenty five percent (25%) increase in height, five (5) times the gross residential floorarea, and twenty five percent (25%) more site coverage. These differences could produce vastly differentsite plans for lots that are in the same zone district and land use designation. The rezoning is inconsistent with the following goals, objectives and policies of the Land Use Plan: • Goal 3.2 "The Village and Lionshead areas [are] the best location for hotels to serve the future needs of destination skiers." • Goal 3.4 "Commercial growth should be concentrated in existing commercial area to accommodate both local and visitor needs." Staff finds that the proposed zone district amendment does not conform to this criterion. 4. The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole. The proposed zone district amendmentdoes not provide for orderly growth of the community. Rezoning asingle parcel within an established commercial area is inconsistent with th is criteria. The comprehensive plan and land use plan do not differentiate this parcel from the surrounding parcels. The test as to whethera zone district amendment is considered spot zon ing is the following: "whether the action is supported by the comprehensive plan or if the action confers a special benefit on an individual property owner not commonly enjoyed by the owners of similarproperty". Th is ch an ge wou Id allow th e property to enjoy decreased minimumlot size, variable setbacks, increased height, five times the density (GRFA), and increased site coverage, not available to other properties in the vicinity. Town of Vail Page 19 Staff finds that the proposed zoned istrict amendment does not conform to this criterion. 5. The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features. As th is area is currently developed there are no natu ral areas that have not already been disturbed. Staff findsthatthe proposed zone district amendment conforms to this criterion. 6. The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district. The proposed zone district amendment is generally consistentwith the PA -2 zone district's purpose, as it allowsfor lodges and residential accommodations on a short-term basis. The zone district amendment may result in development that is incompatible with adjacent land uses, which is inconsistent with the pu rpose statement. Staff finds that the proposed zone district amendment generally conforms to this criterion. 7. The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate. The background outlined in the applicant's narrative demonstrated how conditions have not changed since the zoning designation of the subject property was adopted. It was zoned CC3 when it was originally annexed with the hotel already in operation. The zoning and land use have been consistent throughout, as well as the Land Use Plan's desire to have commercial located in this area and hotels generally located in the villages. Staff finds that the proposed zone district amendment does not conform to this criterion. 8. Such other factors and criteria as the commission and/or council deem applicable to the proposed rezoning. VII. NECESSARY FINDINGS Before recommending and/or granting an approval of an application for a zone district Town of Vail Page 20 boundary amend men t, the planning and environmental commission and the town council shall make the following findings with respect to the requested amendment: (1) That the amendment is consistentwith the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town; and (2) That the amendment is compatible with and suitable to adjacent uses and appropriate for the surrounding areas; and (3) That the amendment promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious developmentof the town in a mannerthat conserves and enhances its natural environmentand its established character as a resort and residential community of the highest quality. VIII. STAFF RECOMMENDATION Based upon the review of the criteria outlined in Section VI of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission forward a recommendation of denial to the Vail Town Council fora zone district boundary amendment, pursuantto Section 12-3-7, Amendment, Vail Town Code, to allow forthe rezoning of the parcel which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3 from the Commercial Core 3 (CC3) District to the Public Accommodation -2 (PA -2) District. Suggested Motion Should the Planning and Environmental Commission choose to forward a recommendation of denial to the Vail Town Council, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission forwards a recommendation of denial to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of the parcel which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3 from the Commercial Core 3 (CC3) District to the Public Accommodation -2 (PA -2) District and setting forth details in regard thereto". Suggested Findings Should the Planning and Environmental Commission choose to forward this recommendation of denial, the Community Development Department recommends the Commission makes the following findings: Town of Vail Page 21 "Based upon the review of the criteria outline in Section VI of the Staff memorandum to the Planning and Environmental Commission dated March 9th, 2020, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. That the amendmentis consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town, and 2. That the amendment does not further the general and specific purposes of the zoning regulations, and 3. That the amendment does not promote the health, safety, morals, and general welfare of the town and promote the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality." Alternative Motion Should the Planning and Environmental Commission chooseto forward a recommendation of approval to the Vail Town Council, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission forwards a recommendation of approval to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of the parcel which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3 from the Commercial Core 3 (CC3) District to the Public Accommodation -2 (PA -2) District and setting forth details in regard thereto". Alternative Findings Should the Planning and Environmental Commission chooseto forward this recommendation of approval, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outline in Section VI of the Staff memorandum to the Planning and Environmental Commission dated March 9th, 2020, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. That the amendmentis consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town, and 2. That the amendment does further the general and specific purposes of the zoning regulations, and Town of Vail Page 22 3. That the amendment does promote the health, safety, morals, and general welfare of the town and promote the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality." IX. ATTACHMENTS A. Vicinity Map B. Applicant Narrative, February 26, 2020 C. Public Comment— Patricia Lauer— 12-3-19 D. Public Comment— Tania Boyd — 12-3-19 E. Public Comment— Patricia Lauer— 2-4-2020 F. Public Comment— Elyse Howard — 2-3-2020 G. Pu blic Comment— Ch ris Romer — 1-27-2020 H. Public Comment— Carey and Brett August -12-7-2019 I. Pu blic Comment— James Pyke — 2-26-2020 J. Pu blic Comment— VCBA — 3-4-2020 K. Vail Local Housing Authority Letter — 12-18-2019 L. Pu blic Comment— Michael Spiers — 3-3-2020 M. PEC Minutesfrom Meeting on 12-09-2019 Town of Vail Page 23 Highline - A Doubletree Hotel Major Exterior Alteration - PEC19-0046 Rezoning - PEC19-0047 Special Development District - PEC19-0048 2211 North Frontage Road West Subject Property , Lot 1, Vail Das Schone Filing 3 M1�M yrs/ r = w" Aja t _ t & VI IVY Al VIVIF —400, AV IF • s& , eThismap w as createtl by the Town of Vail Community development Department. Use of This map sho�ltl be for general Purposes only. Feet he Tann of Vailtloe not warrant the accuracy of the informa�ioncontainetlherein O ^G GJ GO �oo (where shann,parce11-work is approximate) J Last Modified: December 2, 2019 TOWN OF VAILi J H'I' h Iin e , A DoubleTree by Hilton Submitted to the Town of Vail: November 11, 2019 Revised January 27, 2020 Revised February 25, 2020 VU I Id Mauriello Planning Group Consultant Directory Developer/Owner Mark Mutkoski TNREF III Bravo Vail, LLC Yo True North Management Group, LLC 10 Bank Street, 12 Floor White Plains, NY 10606 Project Manager/Owner Representative Michael O'Connor Triump Development 12 Vail Road, Suite 700 Vail, CO 81657 970.688.5057 Planning and Entitlements Dominic Mauriello Mauriello Planning Group PO Box 4777 Eagle, CO 81657 970-376-3318 dominic@mpgvail.com Community Outreach Kristin Williams Commfluent PO Box 3402 Vail CO 81658 970 390-0062 kristin@commfluent.com Architect Bill Pierce and Kit Austin Pierce Austin Architects 1650 Fallridge Road, Suite C-1 Vail, CO 81657 970.476.6342 Landscape Architecture Dennis Anderson Dennis Anderson Assoc., Inc. P.O. Box 3722, Eagle CO 81631 970.390.3745 Civil Engineering Matt Wadey, P. E. Alpine Engineering Inc. 34510 Highway 6, Unit A-9 Edwards, CO 81632 970.926.3373 Geology and Geo Hazards Julia Frazier, P.G. Skyline Geoscience jfrazier@skylinegeoscience.com 303.746.1813 Traffic Engineering Kari J. McDowell Schroeder, PE, PTOE McDowell Engineering P.O. Box 4259 Eagle, CO 81631 kari@mcdowelleng.com 970.623.0788 Highline, A DoubleTree by Hilton 2 Table of Contents Consultant Directory 2 Background 9 Review Process 11 Rezoning 11 Special Development District 13 Major Exterior Alteration 14 Zoning Analysis 15 Parking 17 Deviations Sought through SDD 23 Workforce Housing Plan 27 Criteria for Review: Rezoning 32 Criteria for Review: Special Development District 39 Criteria for Review: Major Exterior Alteration 46 Conclusion 48 Highline, A DoubleTree by Hilton 3 Introduction Highline, a DoubleTree by Hilton (Highline hereafter), is requesting an application for rezoning to Public Accommodation 2 (PA2) and the establishment of a new Special Development District (SDD) for Highline to facilitate the construction of a new mixed-use building located at 2211 N. Frontage Rd. West in Vail. The proposed project consists of an employee housing apartment building, limited service lodge units (LSLUs), accommodation units/hotel rooms (AUs), and an Employee Housing Unit (EHU) dorm space. As part of the application, the applicant is requesting a major exterior alteration in order to add the additional lodging and EHUs. In the interest of providing a much needed public benefit, the applicant is proposing the development of an employee housing apartment building that will include 16 units, providing a total of 38 bedrooms. This building is not required as part of the project, but is being proposed as a public benefit. The workforce housing requirement for the additional lodging space is being met with the addition of the EHU dorm space. The project furthers three key identified community goals: the provision of employee housing, the provision of live beds, and encouragement of in -fill development. New Underground Parkina Highline, A DoubleTree by Hilton 4 The proposed project includes the following: ^ 176 AUs with approximately 32,555 sq. ft. of net new GRFA (79 net new, one existing AU lost to circulation needs) ^ 19 LSLUs with approximately 20,050 sq. ft. of GRFA (previously dwelling units) 12 employee housing bedrooms within a dormitory space with approximately 4,400 sq. ft. of floor area ^ 16 employee housing units (1, 2, and 3 bedroom units) with approximately 15,858 sq. ft. of floor area n 208 total parking spaces (39 net new parking spaces, 48 of which are enclosed) To facilitate the development of this project, the property is proposed to be rezoned from CC3 to PA2, and include a SDD. The SDD designation will apply to the entirety of the Highline property, including the pre-existing lodge and restaurant facilities. The only practical method to achieve the project as contemplated is a zoning change for the site to align with the historical use of the property as a lodge as well as an SDD for some relatively minor deviations. The required deviations are solely generated by the inclusion of the Employee Housing structure within the development project. If that structure were removed, no SDD would be necessary. Highline, A DoubleTree by Hilton 5 Rezoning and SDD applications follow a similar path in that they are each recommended by the Planning and Environmental Commission and receive approval by the Town Council. For major exterior alteration applications, the Planning and Environmental Commission is the final review authority. Highline presents a unique opportunity for redevelopment within the Town of Vail. It provides a smooth transition between the West Vail commercial core to its east and west and residential to the west (partially) and to the north. As an infill site, with a portion of the proposed development constructed upon an existing parking lot that currently serves the existing Highline and a previously disturbed portion of the site, there are minimal, if any, impacts to the natural environment. Public Benefits of the Project: Employee housing far in excess of requirements, all on-site and near the major employment center, addressing one of the documented critical needs of the Town (The proposal generates the need to house 9.5 employees and the project well exceeds this requirement) Highline, A DoubleTree by Hilton 6 All EHUs are highly functional and livable dwellings within the employment center of Vail for single and/or double occupancy 16 Type 3 EHUs, not required as mitigation, are proposed as a benefit of the project Redevelopment of an infill site in the Town of Vail as suggested by the Vail Land Use Plan Economic vitality and enhanced public and private revenues to Town as a result of new lodging facilities and locals housing Improving the Town's hotel bed base New community sidewalk along Chamonix Road along the Highline frontage improving neighborhood accessibility to and from the commercial areas Fiscal Impacts of the project: To expand upon the potential positive impacts to the economy, the applicant has estimated the lodging and sales taxes revenues of the hotel addition (79 new hotel rooms and meeting space) as well as the sales tax revenue impacts of the hotel guests and onsite employee housing proposed. The incremental sales and lodging tax collections for the hotel is estimated as follows: • Total annual sales and lodging tax collections: $694,000 • Town of Vail annual sales and lodging tax collections: $382,000 The Vail Local Housing Authority commissioned an analysis in 2019 on the Economic Value and Community Benefits of Resident Housing Investment. The report cites numerous benefits of local resident housing including increased sales tax revenues, benefits to local businesses in terms of labor supply, increase in revenue for local schools, increased supply of volunteerism, reduced carbon footprint, and other benefits. Looking at only one of the benefits, direct Town of Vail sales tax revenue per household, the 16 deed restricted employee housing units would generate approximately: • $18,600 per year, based on annual Town sales collections per household of $1,165 • That sales tax collection is based upon approximately $29,000 spent annually per household in the local economy, or • $466,000 spent annually within the local economy from the 16 new employee units. The applicant has also estimated the total revenues generated by the additional 79 hotel rooms and meeting space in terms of guest spending. Data on guest spending is limited. When the Lionshead Redevelopment Master Plan was adopted over 20 years ago, it was estimated, based on a study by RRC Associates that the average spending per hotel guest was $100 per day and it was assumed that on average there were two guests per room. The Highline, A DoubleTree by Hilton 7 applicant believes these numbers, both the average spending and the average of 2 persons per room are now grossly understated due to the age of the data, the effects of inflation, and other factors. In 2018 the EGE Air Alliance commissioned a study, also prepared by RRC Associates, of passengers at the Eagle Airport. This report found that the average daily expenditure per person in 2018 was $405 per day. The 2018 data was collected from only those people who flew into the Eagle Airport and may be a slightly more affluent data set versus all occupants at the Highline. In order to be ultra conservative, the applicant assumed an average daily spending per person of $100. If one assumes a 63% annualized occupancy rate of the 79 new hotel rooms, the resulting annual spending from hotel guests at this site would be approximately $3.6 million per year. In summary: $382,000 in incremental direct onsite TOV sales and lodging tax collections from the hotel $466,000 in annual local resident spending from 16 units, plus associated sales tax $3.6 million in annual incremental hotel guest spending, and associated sales tax, to the local economy. Planned Future Subdivision: A future subdivision application will be processed for the property. This future application will provide for a total of two parcels. One to accommodate the hotel and all of its related uses, and another parcel for the employee housing structure. While the properties will be tied together as it relates zoning and development standards, creating a separate parcel for the employee housing building will facilitate a separate ownership for the purpose of financing the employee housing separately from the hotel. This proposed subdivision concept is key and inherent in the proposed development of the site. The Type 3 EHU building will be developed at the same time as the hotel as a single phase. The subdivision of the property will be required prior to a final CO being issued on the EHU building. Public Art: The applicant proposes to provide public art, yet to be determined, with a value of at least $15,000. Highline, A DoubleTree by Hilton 8 Background The Highline site was originally built under the jurisdiction of Eagle County. In 1979, the newly constructed facility received a certificate of occupancy from Eagle County. It was then annexed to the Town of Vail as part of a larger annexation of the West Vail area by Ordinance No. 43, Series of 1980, approved on December 10, 1980. Per the statutory requirements, the newly annexed land was required to be zoned by the Town of Vail within 90 days of annexation, by March 10, 1981. Ordinance No. 11, Series of 1981, was first read in on March 3, 1981. This ordinance created the Commercial Core III (hereinafter "CC3") zone district, under which this site was zoned. It appears the zone district was created hastily as the CC3 zoning district did not allow for hotels or dwelling units which were already developed on the property. From the inception, the CC3 zone district upon application to this site rendered the existing hotel a nonconforming use. Over four years later, on August 15, 1985, the Colorado Court of Appeals overturned the original West Vail annexation because a rectangular tract owned by the BLM was between two contiguous tracts that were being annexed. This BLM land was improperly included in the proposed area to be annexed, and without this land, the proposed annexation would be 'invalid for lack of the necessary one-sixth contiguity.' The Town of Vail moved quickly to again annex West Vail. Ordinance No. 1, Series of 1986, re -annexed Recent Drone Aerial of Highline Highline, A DoubleTree by Hilton 9 West Vail on January 29, 1986. Ordinance No. 10, Series of 1986, was first read in on March 18, 1986. There were no changes to the zoning for the site in this ordinance even though the hotel (76 hotel rooms) and condominium units (19 dwelling units with 20 lock offs) on this property had existed for 7 years (the condominium units were added in 1983). This was likely an oversight since the hotel had been there for so long and because by that time the Town had adopted the Vail Land Use Plan which encouraged the preservation and expansion of the Town's lodging bed base, specifically in the West Vail area. Thus, since 1981, this site has operated as a nonconforming use and maintained its use as a lodge as it was first built in 1979. A nonconforming use cannot be expanded or modified except if changed to a permitted or conditional use even though the Town has been focused for the last 40 years at encouraging and expanding the hotel base. Today, the primary intended uses on the site permitted by CC3 zoning are the commercial spaces (two restaurants and limited retail), which is key reason that a rezoning to PA2 is necessary to allow the hotel. Highline, A DoubleTree by Hilton 10 Review Process Rezoning As discussed above, the existing lodge and a few related development standards do not conform with the provisions of the CC3 zoning on the property and therefore necessitates a change in zoning on the property. Some of the current issues with the CC3 zone district as applied to the Highline include the following: Use Hotel - The existing hotel (76 hotel rooms) and condominiums (19 dwelling units with 20 lock -offs) are nonconforming uses. This means that the lodging use cannot be expanded. Building Height The height of the existing building is 52 feet (worst-case), though the maximum allowable building height for the CC3 zoning district is 35 feet. Density The CC3 zone district allows 12 dwelling units per acre, yet does not permit dwelling units. Because accommodation units are not allowed, there is no indication of how accommodation units are treated with regard to density. Parking_ in the Front Setback The front setback on this property is the North Frontage Road frontage. Parking is developed to the front property line and does not comply with this requirement however, the right-of-way has been nicely landscaped to provided an adequate buffer. The applicant examined a variety of potential approaches to redeveloping the the property in terms of the Town's development review processes. The existing CC3 zone district was compared with the PA, PA2, and HDMF (High Density Multiple Family) to understand which zone district most closely aligns with the existing development on the property and that proposed by the applicant. No one zone district perfectly aligns with existing or proposed conditions. To maintain the CC3 zoning on the property, that zone district would require significant amendments. These amendments, which would apply to the remainder of the parcels in the West Vail commercial area, may not be appropriate for all properties zoned CC3. Hotels and limited service lodge units would have to be added as permitted uses, the height allowance changed, as well as GRFA and density provisions modified. It was determined that the best avenue to facilitate the development is to rezone the property to PA2. There are several benefits of rezoning the property to PA2, including greater assurance that the property will remain as a hotel into the future. This provides protection that one of the Highline, A DoubleTree by Hilton 11 primary uses the Town seeks to support and encourage due to its ability to generate significant tax revenues to the Town and increase the overall vitality of the Town year round. The rezoning results in a property where all of the uses are conforming and comply with zoning. In addition, the allowable building height in PA2 of 48' more closely aligns with the existing hotel which has one area on the roof of the building at 52'. The proposed new buildings fully comply with the 48' height limit. The Planning and Environmental Commission at its December 9, 2019 hearing (a worksession) seemed to indicate that the PA2 zoning and the SDD overlay were appropriate designations with the inclusion of the Employee Housing apartment building in the same phase of development. The PEC also seemed to agree with the proposed parking reductions. The rezoning to PA2 resolves the flaw of having included this property in the CC3 zone district to begin with. The following nonconformities are resolved or reduced by rezoning to PA2: n Lodging and all other uses will now comply as permitted/conditional uses n Building height more closely reflects the height of the existing structure on the property with a height allowance of 48'. All new buildings will comply with 48' limit n Density issues will be resolved n GRFA issues will be resolved There will continue to be some development standards in the PA2 zone district where the existing site and proposed development does not fully comply, including the following: Parking in the front setback. Because this condition is pre-existing and is also true in CC3 zone district, and because the applicant is not making the condition any worse, the proposed redevelopment is not required to meet this standard. If preferred by the Town Council, a deviation from the parking located in the front setback could be included in the SDD proposal. Requirement for 75% of all parking to be enclosed. Unlike the CC3 zone district, the PA2 zone district requires 75% of the parking to be enclosed. Today, all of the existing parking is unenclosed surface parking. The applicant is proposing to enclose 48 new proposed parking spaces with the proposed additions and actually reduce the amount of pavement associated with the surface parking areas. Through the use of a valet program, and being more efficient with the use of surface pavement, the applicant is proposing a net increase in the number of surface parking spaces while reducing the amount of pavement associated with surface parking. Overall, 23% percent of the parking onsite will be enclosed, however, comparing the existing parking requirement of 185 spaces (though only 169 spaces exist) with the proposed parking requirement of Highline, A DoubleTree by Hilton 12 208 spaces, there is only a net new requirement of 23 parking spaces or 39 spaces over what exists. The proposal is to add a total of 48 enclosed parking spaces and reorganize the existing surface parking areas. The result is that all of the net new parking is proposed to be enclosed. Therefore, the applicant believes that the proposed redevelopment complies with the 75% enclosure requirement based upon the net new impact of the proposal. Building height. The existing hotel building will continue to be nonconforming with respect to building height for the 52' existing hotel structure. All proposed buildings comply with the 48' building height allowance and therefore the redevelopment complies with the building height requirements. A Special Development District is being sought to provide some relief from parking related standards documented below generated solely due to the inclusion of the EHU structure. The applicant believes that the public benefits offered by this project, outweigh the relatively minor relief and deviation being sought. The benefits proposed include: n employee housing in excess of code requirements, n increase in the amount of hotel lodging provided within the Town, n increase in revenues to the Town and the business community, n increase in the amount of conference space provided within the Town, n dedication of easement for Chamonix Lane on applicant's property, and n the overall aesthetic improvements being proposed. Special Development District The applicant is seeking to rezone the property to a PA2 so that it can more accurately function in compliance with the zoning district. However, the applicant is faced with some minor deviations largely generated due to the effort by the applicant to provide a public benefit, addressing the employee housing crisis, by creating additional employee housing within the Town of Vail. These deviations include parking rates, valet parking, landscape areas dimensions, and snow storage (see parking section for details on these deviations). The deviations being created are solely due to the inclusion of the employee housing structure containing 16 units. No SDD would be required if the employee housing structure were removed from the proposal. Deviations such as the proposed, are common among Special Development Districts, especially when trying to redevelop a property that was originally developed under Eagle County regulations in the 1980s. In this case, the deviations being sought are relatively minor in terms of impacts to the community at large. The proposed deviations have little impact upon the bulk and mass of structure (height or footprint) but relate more to operational aspects of the property. All of the deviations have to do with the unique circumstances found on this Highline, A DoubleTree by Hilton 13 site and based upon how the property will be operated. There was a previous SDD granted on this property that was never implemented. Deviations from Underlying Zoning Section 12-9A-9, Development Standards, provides the mechanism for deviating from the underlying zone district. It states: Development standards including lot area, site dimensions, setbacks, height, density control, site coverage, landscaping and parking shall be determined by the town council as part of the approved development plan with consideration of the recommendations of the planning and environmental commission. Before the town council approves development standards that deviate from the underlying zone district, it should be determined that such deviation provides benefits to the town that outweigh the adverse effects of such deviation. This determination is to be made based on evaluation of the proposed special development district's compliance with the design criteria outlined in section 12-9A-8 of this article. Major Exterior Alteration The PA2 Zone District requires a Major Exterior Alteration for the addition of dwelling units, accommodation units, fractional fee club units, limited service lodge units, and the addition of 1,000 sq. ft. of commercial floor area or common space. Highline, A DoubleTree by Hilton 14 Zoning Analysis Location: 2211 N. Frontage Rd. West/ VAIL DAS SCHONE FIL 3 Block: A Lot: 1 THRU:- Lot: 3, Subdivision: VAIL DAS SCHONE FIL 3 Lot: 1 VAIL DAS SCHONE 1 PT OF TR C VAIL DAS SCHONE 1 Parcel Number: 210311415017 Lot Size: 3.95 acres / 172,047 sq. ft. Existing Zoning: Commercial Core 3 (CC3) Proposed Zoning: Public Accommodation 2 (PA2) Development Standard Existing (CC3) Lot Area Lodging and Residential Uses 3.95 acres (rounded) 172,047 sq. ft. Proposed (PA2) 3.95 acres (rounded) 172,047 sq. ft. 97 AU 176 AU 19 DU 19 LSLU 12 EHU Dorm Units 16 EHUs (apartments) Commercial Uses (gross 1,520 sq. ft. hotel retail 1,520 sq. ft. hotel retail sq. ft.) 6,955 sq. ft. restaurant 6,955 sq. ft. restaurant 4,500 sq. ft. office/commercial 0 sq. ft. office/commercial (converted to EHU Dorm) Conference 3,076 sq. ft. gross area 7,666 sq. ft. gross area 2,666 sq. ft. conference seating 6,616 sq. ft. conference seating area area Parking 169 spaces 208 spaces Setbacks North - > 20 ft. North - 20 ft. East - > 20 ft. East - > 20 ft. South - > 20 ft. South - >20 ft. West - > 20 ft. West - >20 ft. Trash/Recycle 12' Height 52 ft. 52 ft. existing building 48 ft. new buildings Density 12 units per acre allowed Noncompliant with CC3 19 DU 97 AU Total: 116 "units" Uses do not count as density per code 176 AU 19 LSLU 12 EHU Dorm rooms 16 EHU apartments/condos Highline, A DoubleTree by Hilton 15 Development Standard GRFA EHU Floor Area Site Coverage k Landscape Area Internal Parking Landscaping (10% of surface parking area) Snow Storage (30% of surface parking area) Existing (CC3) 51,614 sq. ft. (30%) allowed 45,250 sq. ft. (26.39/6) total 25,200 sq. ft. existing AUS 20,050 sq. ft. existing DUs Proposed (PA2) 258,070.5 sq. ft. (150%) allowed 77,805 sq. ft. total 32,555 sq. ft. net new AUs 25,200 sq. ft. AUs existing 20,050 sq. ft. LSLU converted DUs 0 sq. ft. 20,258 sq. ft. total 4,400 sq. ft. EHU Dorm 15,858 sq. ft. EHUs 68,818 sq. ft. (40%) allowed Existing 36,084 sq. ft. (21 %) 43,012 sq. ft. (25%) required 60,388 sq. ft. (35%) existing Paved area = 72,194 sq. ft. Internal Landscaping Required 7,219.4 sq. ft. (10%) Internal Landscaping Existing: 6,564 sq. Ft. (9%) Paved Area: 72,194 sq. ft. Snow storage Required: 21,658.2 sq. ft. (30%) Snow Storage Existing: 23,210 sq. ft. (32%) sq. ft. *EHUs do not count towards density or GRFA. 111,830 sq. ft. (65%) allowed Proposed 62,070 sq. ft. (36%) 51,614.1 sq. ft. (30%) required 50,728 sq. ft. (29.48%) proposed (with deviation) see discussion of pedestrian easement Paved area = 61,437 sq. ft. proposed Internal Landscaping Required: 6,143 sq. ft. (10%) Internal Landscaping Proposed: 9,480 sq. ft. (15.4%) Paved area (unheated) = 59,134 sq. ft. Paved area (heated) = 2,303 sq. ft. Snow storage Required: 17,970 sq. ft. (30%/10%) Snow storage Proposed: 13,772 sq. ft. (4,198 sq. ft. short) Temp Snow Storage Provided: 5,110 sq. ft. provided see discussion of pedestrian easement Highline, A DoubleTree by Hilton 16 Parking Predicting the amount of parking that is needed for any use or development is a challenging endeavor. Parking regulations are rarely reflective of empirical data and usually developed by comparing one community to the next. Parking rates are influenced by the need to access a property by one's personal car, the availability of public transit, the availability of onsite private shuttles, airport shuttles, availability of taxis or Uber, and the ability to access other commercial offerings and services by foot. Highline is located in the West Vail core area, on the free Town of Vail bus system, and within easy pedestrian or bicycle access to many services. The applicant engaged McDowell Engineering to analyze the parking generation of this hotel property. Their analysis includes using the 5th Addition of the Parking Generation Manual published by ITE (Institute of Transportation Engineers) in 2019 and more importantly, the collection of local onsite parking data. The applicant collected parking data over a 11 month period to assist with this analysis. Section 12-10-20 Special Review Provisions of the Offstreet Parking and Loading requirements of the Town Code allow the PEC to reduce the parking requirements of the Town Code by up to 25% based upon data provided by a qualified consultant that shows less parking is required. The following findings must be made by the PEC: A. The parking demand will be less than the requirements identified in section 12-10-10 of this chapter; and B. The probable long term use of the building or structure, based on its design, will not generate additional parking demand; and C. The use or activity is part of a demonstrated permanent program (including, but not limited to, "rideshare" programs, shuttle service, or staggered work shifts) intended to reduce parking demand that has been incorporated into the project's final approved development plan; and D. Proximity or availability of alternative modes of transportation (including, but not limited to, public transit or shuttle services) is significant and integral to the nature of the use or business activity. All of the criteria above is met at this property and with the demands generated by the uses onsite. Their parking analysis is provided with the application materials provided. A summary is provided below. Highline, A DoubleTree by Hilton 17 The analysis, based on the local data collected, shows that the highest average parking rate, with a 99% confidence interval, per room existing on the property is 0.67 parking spaces per hotel room (using Saturday as peak). This data represents that there are vacancies that occur and that there is not 100% occupancy. A 99% confidence level means that 99% of the time the parking rate will be at 0.67 parking spaces per hotel room or less. To account for vacancies and try to predict the parking rate during an assumed 100% occupancy scenario, the data was also analyzed based on the number of cars parked per occupied hotel room. The result is a peak average of 0.70 cars parked per occupied hotel room, with a 99% confidence level. A 99% confidence level means that 99% of the time the parking rate will be at 0.70 parking spaces per hotel room or less considering full occupancy of the hotel (worst-case scenario). Using national parking data prepared by the ITE, the rate for similar hotels (suburban hotels with conference/convention centers, hotel bar and restaurant, and retail uses) the average peak period parking demand is 0.74 spaces per room or 0.83 spaces per occupied room. The national parking data counts include meeting room space, retail, and hotel bar/restaurant so that the rates include those ancillary uses in the overall number. The ITE indicates that using local data is more accurate than relying on national data but we have included it here as a conservative analysis and to account for meeting room and commercial uses. The local data was collected during the busy Christmas week in 2019 but was not collected when the meeting space was being used. However, if you look at the use characteristics collected during the day (see parking study Figure 1, page 3), the peak parking being utilized from 9:00 am to 5:00 pm was 48 spaces leaving 121 spaces available during the day. The conclusion being that during the day, even at 100% hotel occupancy, there will be significant parking available during typical conference hours. Therefore, no adjustment was made to the proposed parking rate for the hotel based on the characteristics of parking. McDowell Engineering also performed a parking needs analysis based on the Lion's Ridge project located in Vail and found that the complex parking need is 1.06 parking spaces per unit. The applicant is proposing to reduce the parking requirement for the 16 unit workforce housing apartment building to 1.06 parking spaces per unit or 17 parking spaces. The following tables are parking calculation for the Highline based on local data for the hotel, the occupied room rate, and 99% confidence interval. The analysis was done based on Occupied Room to be most conservative. Parking for the EHUs is being reduced as noted above and third -party restaurants were calculated at the rates according to Town Code even though the local data count was inclusive of the two third party restaurants, thus providing an additional layer of conservatism. Highline, A DoubleTree by Hilton 18 Use Units Per Unit Existing New SF Total SF 1 Per Space 9• Accomodation Unit 176 0.70 123.2 Limit Service Lodge Unit 19 0.70 13.3 Meeting Space (seating area) se occurs during the day (see discussion above) Lobby Bar (Seating) Included in the rate above 3rd Party Restaurant (Seating) 2277 OT 2277 8.3 18.9 Spa - Simply Massage Included in the rate above Retail - Charter Sports Included in the rate above Dorm Apartment (one unit, 12 bedrooms) 1 2.5 2.5 EHU 16 1.06 17.0 Total Parking Need 174.9 Parking provided 208.0 Difference/Surplus 33.1 The McDowell parking analysis shows that the parking need is fairly consistent with our original submittal which sought to seek deviation from the conference parking calculation as applied outside the core area and reduction to the parking for the onsite retail uses within the hotel (uses with no access or presence outside of the hotel common areas). Parking Management Plan: The Town staff requested the applicant provide a parking management plan to understand how the parking will be managed or this project. The parking for the hotel and its related uses, the two, third -party restaurant spaces, and the proposed EHU Building have parking that is co - mingled on the property. Below is a description of the parking provided followed by the management elements. Parking Summary: Total parking provided: 208 spaces Total parking proposed as required: 175 Total valet spaces: 111 (53.3% of total) Total enclosed spaces: 48 (23% of total site, all of net new parking) Total net new parking: 39 spaces Garage parking spaces: 42 valet, 6 regular Surface Parking spaces: Highline, A DoubleTree by Hilton 19 69 valet spaces 80 regular spaces 4 compact spaces 4 employee spaces (impacted by loading space used infrequently) 1 parallel space (plus one short term space) 2 spaces within the porte cochere 2 valet operation spaces (temporary car shuffling, not included in parking count) Controlled Access Parking: There are a total of 208 parking spaces provided onsite. Of these 208 parking spaces, 556 of them are located outside of the controlled access area. Within the controlled access area, 32 spaces are capable of being self -parked where the guest or other user is given access beyond the gate, however, the owner may decide to valet park all of the spaces as necessary. Hotel Guest Parking: All hotel guest parking will be accommodated by valet or controlled gate access. During peak winter season, all hotel guests may be valet parked at the discretion of the owner. EHU Apartments: The 16 EHU apartments require a total of 17 parking spaces. The parking for these apartments will be located within the parking area with controlled access and in the parallel parking (1 parking space and 1 short term space) along Chamonix Lane. The number of parking spaces needed for the apartments may end up being less for the 16 units and the need of the occupants to have daily access to their cars will be evaluated based on experience. In concept, there will be 12 self -park spaces available within the hotel parking area, 1 self parking spaces along Chamonix Lane, and another 3 valet spaces available to EHU residents. Because the EHU building is a rental apartment building, the owner will be able to control the number of occupants with cars as documented in leases. EHU Dormitory: The EHU dormitory will be targeted to employees of the hotel and those with limited need for car ownership. It is anticipated that only 2 parking spaces will be necessary for the dormitory. These parking spaces will either be accommodated within the valet system or otherwise designated for the dormitory use. Since this dormitory is a rental facility, the owner will be able to closely control number of occupants with vehicles as documented in leases. Retail and Restaurant Establishments: The primary parking for the retail and restaurant facilities employees and customers, other than hotel guests who are already parked, will be within the self parking spaces Highline, A DoubleTree by Hilton 20 provided outside of the controlled parking area. There are 56 parking spaces available to patrons outside of the controlled parking area. Valet parking services will also be provided to these customers as desired by the customer. Meeting Room Space: Parking for the meeting rooms will be primarily accommodated by the hotel parking facilities, as these users are already parked within the facility. Users of the conference space, other than hotel guests, will be parked via the hotel valet system. Valet Operations: The valet operation will require the shuffling around of cars within the exterior parking lot and within the parking garage. For the exterior parking lot, two parking spaces, not included in the total parking count, have been provided so that cars can be shuffled in the parking lot without impairing the operation of the drive aisles. Within the enclosed parking area, where the parking is only staked two cars deep, cars will be parked temporarily within the drive aisle to perform the shuffling of cars. The valet parking layout complies fully with Town Code. Parking Lot Maintenance and Snow Removal: The exterior parking lot will require snow removal and maintenance on a continuous basis during the winter months. The hotel experiences high turnover of parking spaces during the day as guests check out of the hotel in the morning and new guests arrive in the evenings. This daily reduction in parking as well as the typical hotel occupancy rates which are far less than 100%, 99% of the time, will allow for snow removal and maintenance. When the need arrises, snow will be stored temporarily within the parking lot until it can be removed and trucked offsite. In no case will snow be temporarily stored within the parking areas for more than one week. The drive aisle/ ramp on the north side of the existing hotel building will be heated in order to maintain it free from snow and ice and reduce the needs for snow storage. Hotel Shuttle Operation: The hotel has two shuttles that operate 365 days a year depending on need. In general, the shuttle at peak times of the year, transports hotel guests with the commercial core areas of the Town on a continuous loop from 8:00 am to 10:30 am and again from 3:30 pm to 6:00 pm. During the afternoon and in the evening, the shuttles run on -demand. This service makes it possible for hotel guests to book the Highline and arrive via van or taxi and therefore not require a car during their stay. Employee Parking Generally: In general, employees of the hotel and businesses on this campus are required or encouraged to use public transportation in order to reduce the parking demands of the Highline, A DoubleTree by Hilton 21 property. Parking requirements and studies reflect the total number of cars parked on commercial or residential property and therefore include cars that are parked by employees as well as guests and consumers. Therefore, parking for employees is inherent in the parking counts. That said, the Highline intends to reduce the impacts on the environment and make more parking available to guests and consumers but discouraging employees from driving to work. Fire Truck Turn Around Area: The fire truck turnaround area shall be maintained free from any obstacles, ice, and snow. Snow storage shall not infringe upon the turnaround area. Highline, A DoubleTree by Hilton 22 Deviations Sought through SDD The applicant is attempting to provide a public benefit to the Town of Vail, and Eagle County at large, by building additional EHU units on its property and improve local economic conditions with increased Town and business revenues. In doing so, the applicant is using space that could otherwise be put toward parking, landscaping, and snow storage. If the Employee Housing building proposed were removed from the project, no deviations would be necessary and no SDD would be required. Because it would be a lost benefit to the community to not build the employee housing in this location, it is for this reason that the applicant is seeking the following deviations. Conference Parking: The current parking regulations allow a fractional fee club style hotel outside of the core areas to have its parking related to conference facilities reduced from 1 parking space for each 120 sq. ft. to 1 parking space for each 330 sq. ft. The same calculation is true within the core areas of Lionshead and Vail Village. Yet a regular hotel, outside of the core area, is not afforded the same relief as that of a fractional fee property. This is likely an error or oversight in the current parking regulations. The parking requirement for meeting rooms or conference rooms at 1 space for 120 sq. ft. is for a stand alone facility with no lodging onsite. It makes sense that a hotel with meeting room space, especially when the space is very limited total size, would primarily be occupied by people already staying and parked at the hotel. The primary reason a hotel provides meeting space is to increase occupancy of the hotel during slower periods of the year. Additionally, the hotel operator provides shuttle services from West Vail to the core areas of Lionshead and Vail Village which then requires less parking overall for the hotel. The applicant prepared a site specific study to understand the parking utilization onsite. The applicant is requesting a deviation that is consistent with the parking analysis prepared by McDowell Engineering. Meeting room users are mostly also guests within the hotel that are already parked as a hotel guest. The parking study shows that from the hours of approximately 9:00 am and 5:00 pm, the hours when the meeting rooms would typically be in use, the parking onsite was more than 70% available or empty. Therefore, there is adequate parking within the facility to accommodate the few that might attend an event that are not already staying at the facility. The hotel also operates a town shuttle service that can also provide transit for meeting room users onsite. The parking analysis prepared by McDowell Engineering, supports this reduction in the amount of parking for this site. Parking for commercial and retail space: Highline, A DoubleTree by Hilton 23 The existing and proposed hotel includes an 820 sq. ft. Simply Massage space and a 700 sq. ft. Charter Sports space. The Town's parking requirements do not provide any reduction in parking requirement for these types of retail/service facilities within a hotel. The parking study that was prepared analyzed the property as well as looking at national parking data. Hotels typically have retail uses located within them and those parking counts are accounted for in the data collected. The analysis shows that there is no additional parking that needs to be assessed on these retail uses within the hotel. The applicant is proposing to maintain the parking requirements per code for Casa Mexico and West Side Cafe, even though some percentage of users come from the hotel guests. Parking 16 Unit Apartment Building: The applicant originally proposed to meet Town Code for the parking for the 16 unit employee housing apartment building: 2 parking spaces per unit. However, based on concerns related to snow storage and landscaping, the applicant is seeking a parking deviation that reflects the actual parking utilization of EHUs in Vail. Vail's access to transit allows the local workforce to live and work in Vail without the need for a car. This is evidenced by parking studies that have been conducted in Vail. McDowell Engineering performed a parking needs analysis at Lion's Ridge, a similar rental complex located in Vail, in support of the Boothfalls application. This analysis shows that the observed parking rate per unit is 1.06 parking spaces per unit. The applicant is providing 17 parking spaces which reflects the parking need. Valet Parking: The code allows up to 50% of the required parking to be within a valet parking program. The proposed redevelopment project requires a total of 175 parking spaces and provides 208 total parking spaces onsite. There are 111 parking spaces proposed as valet parking spaces or 51.62% of the required parking. The applicant is requesting a deviation within the proposed SDD to account for this minor deviation. Snow Storage: The code requires that an area equal to 30% of the surface parking areas that are not heated for snow melt and 10% of the surface parking or driveways that are heated with snowmelt be provided as snow storage. The proposed project provides approximately 13,772 sq. ft. of snow storage where 17,970 sq. ft. is required. Were it not for the employee housing structure, there would be adequate snow storage onsite. The applicant proposes to manage the snow storage onsite by utilizing an area designated for valet parking to temporarily store snow until it can be removed from the property after a large storm event. Similar successful approaches to snow removal occur in the remainder of the West Vail commercial area. The Town Code does not allow areas where trees are located to be counted for snow storage even though it is common to store snow around the bases of deciduous trees. In fact landscape areas with Highline, A DoubleTree by Hilton 24 mature trees are used today for snow storage. The applicant is seeking a deviation from this requirement in order to maximize snow storage. The applicant is proposing to provide a 6' pedestrian easement along the east property line. This is provided in the event there is a redevelopment of properties to the east and the area is needed for a joint pedestrian walkway. Until the walk is provided, the snow storage calculations will remain as proposed herein. If the full 6' pedestrian easement is paved with a pedestrian pathway, the amount of snow storage will be reduced by another 2,535 sq. ft. The applicant is requesting a deviation within the proposed SDD to account for the snow storage calculation and counting of treed areas in the calculation. Landscape Area: The total landscape area required by the existing property under CC3 zoning is 43,012 sq. ft. which represents 25% of the total site area. The PA2 zone district requires a minimum of 30% or 51,614 sq. ft. The applicant is proposing 50,728 sq. ft. or 29.48% of the site as landscape area. The calculations for landscape areas only allow 20% of the landscape area calculation to include "hardscape" improvements like pools, pool decks, and sidewalks. As proposed the project includes hardscape areas of 15,852 sq. ft. but based on the definition of landscape area, only 10,323 sq. ft. is able to be counted. The proposed EHU Building and the hardscape limitation exacerbate this condition resulting in a proposed deviation. Additionally, the code limits areas on a property that can qualify as landscape area. Per code, a landscape area must be at least 15' wide and 15' deep and contain a minimum of 300 sq. ft. to qualify as a landscape area. This precludes a substantial amount of landscape areas within this project. This site provides many large areas of landscaping that does not meet the 15' or 300 sq. ft. requirements. The applicant is proposing to provide a 6' pedestrian easement along the east property line. This is provided in the event there is a redevelopment of properties to the east and the area is needed for a joint pedestrian walkway. Until the walk is provided, the landscape area calculations will remain as proposed herein. If the full 6' pedestrian easement is paved with a pedestrian pathway, the amount of landscape area will be reduced by another 2,535 sq. ft. The applicant is seeking a deviation from this minimum size limit for landscape areas within the proposed SDD. Future Subdivision: A future subdivision plat will be filed to create a separate parcel for the EHU apartment building so that it can be financed and owned separately from the hotel. The EHU apartment building parcel is intended to meet the minimum lot size of the PA2 zone district (10,000 sq. ft. minimum) and site perimeter setback requirements but would not be subject to interior setbacks (south and west property lines) nor the requirement of being of a shape that can enclose an 80' by 80' square. The intent is not to create a lot that is intended to be sold as a Highline, A DoubleTree by Hilton 25 development parcel, but instead to allow a separate ownership within the context of an overall planned development of the Highline SDD. The intent is that the entire development site, including the hotel and the EHU apartment building, would be treated as one parcel for the purpose of applying the development standards as adopted by this SDD, including parking requirements (i.e., shared parking facilities). These deviations to the subdivision and zoning regulations to accommodate this future subdivision are also embodied in this SDD. The subdivision approval is proposed to occur prior to a CO being issued to the EHU Building. Slope of Driveways: The existing driveway does not meet Town Code as portions of unheated drive are steeper than 9% and the access points do not meet the required 4% for the first 30'. The proposed SDD is not making these standards any worse but staff has requested that we include this existing condition as a deviation from development standards. Trash and Recycling: The trash and recycling enclosure is proposed to extend into the side setback on the east side of the employee housing building resulting in a 12' setback of this one story element to the property line. The enclosure complies with the 20' setback from Chamonix Lane. The enclosures are capable of holding two 1.5 yard containers. One will be used for recycling and the other for trash. This volume of trash and recycling is adequate for the EHU building with service up to twice a week. While not deviations, the follow issues noted as applicable to these applications: Commercial Uses: There is a total of 8,475 sq. ft. of retail and restaurant uses within the hotel today. The PA2 allows there to be these commercial uses on site as a permitted use limited to 10% of the GRFA constructed onsite. The PA2 allows this limit to be increased to 15% with a Conditional Use Permit. The GRFA of the property is 77,805 sq. ft. (only hotel room floor area) thus allowing 7,780 sq. ft. of commercial uses as a permitted use or 11,670 sq. ft. as a conditional use. The applicant will pursue approval of a Conditional Use Permit prior to an application for a building permit for any of the proposed improvements to bring the commercial uses into compliance with the PA2 zone district. Existing Manmade Site Grades: A small area of the site has grades that exceed 40% slope. Section 12-21-10 Development Restricted states in part "No structure shall be built on a slope of forty percent (40%) or greater except in single-family residential, two-family residential, or two-family primary/secondary residential zone districts." This regulation was intended to apply to natural grades and not where grades exist due to grading caused by prior development or excavation and is therefore not applicable to the Highline property. Highline, A DoubleTree by Hilton 26 Workforce Housing Plan Section 12-23-8: Administration, of the Vail Town Code requires the submittal of an Employee Housing Plan for all projects subject to development review. The proposed project exceeds both the total requirement and the onsite requirement for employee housing. In fact, in the interest of providing a much needed public benefit, the applicant is proposing the development of an employee housing apartment building that will include 16 units, providing a total of 38 bedrooms. Town Code limits occupancy of employee housing to two persons per unit. This building is not required as part of the project, but is being proposed as a public benefit. The workforce housing requirement for the additional lodging space is being met with the addition of the EHU dorm space. The Employee Housing structure is intended to be developed on a separate parcel of land that will be subdivided from the remainder of the property, yet tied to the overall property for the purpose of applying zoning and development standards. This will facilitate its development by a separate entity from the hotel to accommodate a separate financing structure while still being integral to the hotel campus. A. Calculation Method: The calculation of employee generation, including credits if applicable, and the mitigation method by which the applicant proposes to meet the requirements of this chapter; Applicant Analysis: Inclusionary zoning does not apply to this application as there are no new dwelling units or GRFA being proposed. In fact, 19 dwelling units are being removed and replaced with Limited Service Lodge Units. Therefore, the property will maintain an inclusionary employee housing credit of 2,005 sq. ft. of EHU floor area that can be used in the future, should dwelling units ever be proposed within the property. Commercial linkage applies to this project. Commercial Linkage Calculation Use Calculation Total Employees Generated 79 net new 0.6 employees per unit accommodation units 19 net new LSLUs Conference Space Removal of 4,500 sq. ft. office space Highline, A DoubleTree by Hilton 0.6 employees per unit 0.8 employee per 1,000 feet of net new floor area (3,950 new) 3.2 employees/1,000 sq.ft. Net employees generated Mitigation Rate 47.4 11.4 3.2 -14.4 47.6 20% 27 Use Calculation Total Employees Generated Total Commercial Linkage 9.5 employees to be housed Requirement The proposed project generates a net requirement of 9.5 employees to be housed. This will offset by the applicant's proposal of an EHU dormitory style housing to accommodate up to 17.6 employees. Thus, the proposal has a surplus of 8.1 employees that shall be carried forward as a credit against future employee generating proposals on the property. The applicant is also proposing to develop a 16 -unit employee housing apartment structure onsite concurrent with the expansion of the hotel. These units will allow the applicant to establish an employee housing bank pursuant to section 12-23-7 of the Town Code. However, in order to provide a public benefit, 25% of the units (four, three- bedroom units) will be set aside and excluded from any future mitigation bank established for the EHU building as permitted by sections 12-23-7 and 12-24-7 of the Town Code. s � 16 Unit EHU Building Highline, A DoubleTree by Hilton 28 B. Plans: A dimensioned site plan and architectural floor plan that demonstrates compliance with section 12-23-3, "Size And Building Requirements", of this chapter; Applicant Analysis: A dimensioned site plan and architectural floor plan has been provided with this submittal. The EHU dormitory style unit has a total square footage of 4,400 sq. ft. and with 12 total units or bedrooms. The minimum square footage per person occupying the dormitory is 250 sq. ft., which therefore allows for a total of 17.6 employees. C. Lot Size: The average lot size of the proposed EHUs and the average lot size of other dwelling units in the commercial development or redevelopment, if any; Applicant Analysis: This is not applicable to this application. D. Schedules: A time line for the provision of any off site EHUs; Applicant Analysis: This is not applicable to this application. Proposed Dormitory Layout E. Off Site Units: A proposal for the provision of any off site EHUs shall include a brief statement explaining the basis of the proposal; Applicant Analysis: This is not applicable to this application. F. Off Site Conveyance Request: A request for an off site conveyance shall include a brief statement explaining the basis for the request; Applicant Analysis: This is not applicable to this application. Highline, A DoubleTree by Hilton 29 G. Fees In Lieu: A proposal to pay fees in lieu shall include a brief statement explaining the basis of the proposal; and Applicant Analysis: This is not applicable to this application. H. Written Narrative: A written narrative explaining how the employee housing plan meets the purposes of this chapter and complies with the town's comprehensive plan. Applicant Analysis: Section 12-24-1: Purpose and Applicability, of the Vail Town Code provides the purpose of the Inclusionary Zoning Chapter: The purpose of this chapter is to ensure that new residential development and redevelopment in the town of Vail provide for a reasonable amount of employee housing to mitigate the impact on employee housing caused by such residential development and redevelopment. The mitigation rates were established by the Town of Vail Employee Housing Nexus study. These rates are based on a survey of various properties in mountain communities. The Town Vail Land Use Plan offers the following goals with regard to employee housing: 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail, with appropriate restrictions. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. In 2008, the Town of Vail established the Employee Housing Strategic Plan, which brought together all of the Town's goals on employee housing into a single plan. It provides the following: In 2006, through the Vail 20/20 Focus on the Future process the community established a housing goal. It is as follows: "The Town of Vail recognizes the need for housing as infrastructure that promotes community, reduces transit needs and keeps more employees living in the town, and will provide enough deed -restricted housing for at least 30 Highline, A DoubleTree by Hilton 30 percent of the workforce through policies, regulations and publicly initiated development. " Based upon the community's work, the Vail Town Council has confirmed the Town of Vail recognizes deed restricted employee housing as basic infrastructure. This type of housing allows employees to live within the town, promoting community, and improving the quality of our local workforce, thereby supporting the local economy, and reducing regional transit needs. The Employee Housing Strategic Plan (EHSP) seeks to meet the expectations established by the community and confirmed by the Town Council and provide enough deed -restricted housing for at least 30 percent of the community's workforce to live in the Town of Vail through a variety of policies, regulations and publicly initiated development projects. The Employee Housing Strategic Plan then outlines the various objectives and policies for implementing the plan. It provides a list of Town Initiatives, one of which is specifically applicable to this project: Incentive Zoning and Density Bonuses The Town will consider workforce housing objectives in all review processes that permit discretion. This means that the Town will work actively with developers as a part of the Housing District, Special Development District review processes and requested changes in zoning to not only meet the requirements of existing code, but to look for opportunities to go beyond code requirements to encourage additional workforce housing to be created. As a part of these review processes the Town will work actively with developers to create incentives to develop housing that exceeds the minimal requirements contained in the code. Additional density may be granted in selected locations through the appropriate review processes, and fee waivers and subsidies may be considered. The Incentives Zoning and Density Bonuses help Vail to "catch up" with existing deficiencies and add to the overall percent of employees living within the Town of Vail. As indicated in this submittal, the proposal complies with and furthers the purposes and goals of the Town's employee housing requirements and master plans. Highline, A DoubleTree by Hilton 31 Criteria for Review: Rezoning Section 12-3-7: AMENDMENT, of the Vail Town Code, provides the criteria for review of a zone district boundary amendment. The following section includes the criteria, along with an analysis of the compliance of the proposal with the criteria. 1. The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; Applicant Analysis: The property is governed by the Vail Land Use Plan. Other applicable plans include the Vail 20120 Plan and the Housing Strategic Plan, all of which are described below: • Vail Land Use Plan The adopted map of the Vail Land Use Plan shows a designation of "Community Commercial" for the majority of the property. 1W Per the Vail Land Use Plan of 1986, this area was designated to be Community Commercial. (See Vail Land Use Plan, Chapter VI - Proposed Land Use). 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 Highline, A DoubleTree by Hilton 32 included. Also allowed in this category, would be institutional uses and various municipal uses." (Vail Land Use Plan pg. 25) This new category has been designated for the West Vail commercial area, which is primarily oriented to serve the needs of the permanent resident and the long-term visitor. Because the community expressed the desire to concentrate commercial uses within existing commercial nodes, no new commercial areas have been designated. The CC land use area contains 24 acres or 1% of the land area. " (Vail Land Use Plan pg. 28). The intention of the Preferred Land Use Plan was to "...reflect[s] a balancing of existing conditions, community opinion, opportunities and constraints, and projected growth demands. Many properties were zoned at that time without much careful consideration of the impact of proposed zoning throughout West Vail, including this property. Being more thoughtful at the time would more likely have resulted in accommodation units being allowed in the CC3 zone district or perhaps there would have been an appropriate zone district applied to the hotel knowing that hotels, hot beds, and lodging taxes were and are top goals of the Town. The Vail Land Use Plan states that allowing accommodation units at 50 units per acre is appropriate. On this 3.95 acre site, that would allow for 197.5 accommodation units. The applicant is proposing 195 units, including the limited service lodge units. The proposal includes a zoning of Public Accommodation -2 District. The PA2 zone district allows lodges with multiple family dwellings, employee housing units, and commercial/office uses. The proposed amendment will make all of the uses conform with zoning. • Vail 20/20 Plan The Vail 20/20 Plan provides the following goals: Provide for enough deed -restricted housing for at least 30 percent of the workforce through policies, regulations and publicly initiated development. The Town of Vail recognizes the need for housing as infrastructure that promotes community, reduces transit needs and keeps more employees living in the town, and will provide for enough deed -restricted housing for at least 30 percent of the workforce through policies, regulations and publicly initiated development. The proposed zoning of PA2 and the proposed SDD helps to further the goal of the Town of Vail to provide deed -restricted housing for 30% of the workforce. This property Highline, A DoubleTree by Hilton 33 creates an exciting opportunity to create new housing stock in an area that provides services and transportation within walking distance. • Employee Housing Strategic Plan The Employee Housing Strategic Plan outlines the Town of Vail's goals and policies to ensure employee housing. It provides the following objectives: •;• Actively address affordable housing for Vail workers to ensure that the community remains competitive in economic terms. •;• Increase and maintain deed -restricted housing within the Town to encourage the efficient use of resources by placing employees closer to their place of work. The proposed zoning will allow for the creation of new deed -restricted employee housing units within the Town of Vail, allowing Vail to remain economically competitive in attracting and maintaining a quality workforce. The proposal is consistent with the goals and objectives of the various Town of Vail planning documents and helps to further four of Vail's critical goals: creating employee housing within the Town of Vail boundaries to ensure that Vail remains economically competitive; maintaining and increasing the Town's lodging bed base to increase revenues and improve the vitality of the Town's economy; to increase occupancy and vitality in the shoulder seasons by providing new conference space; and promoting infill development within the Town. 2. The extent to which the zone district amendment is suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents; and Applicant Analysis: The Highline site was originally built under the jurisdiction of Eagle County. In 1979, the newly constructed facility received a certificate of occupancy from Eagle County. It was then annexed to the Town of Vail as part of a larger annexation of the West Vail area by Ordinance No. 43, Series of 1980, approved on December 10, 1980. Per the statutory requirements, the newly annexed land was required to be zoned by the zoning district for the Town of Vail within 90 days of annexation, by March 10, 1981. Ordinance No. 11, Series of 1981, was first read in on March 3, 1981. This ordinance created the CCC3 zone district, under which this site was zoned. It appears the zone district was created hastily as the CC3 zoning district did not allow for hotels or dwelling units where were already developed on the property. From the inception, the CC3 zone district upon application to this site rendered the existing hotel (76 hotel rooms) and condominiums (19 dwelling units with 20 lock -offs) as nonconforming uses. Over four years later, on August 15, 1985, the Colorado Court of Appeals overturned the original West Vail annexation because a rectangular tract owned by the BLM was Highline, A DoubleTree by Hilton 34 between two contiguous tracts that were being annexed. This BLM land was improperly included in the proposed area to be annexed, and without this land, the proposed annexation would be 'invalid for lack of the necessary one-sixth contiguity.' The Town of Vail moved quickly to again annex West Vail. Ordinance No. 1, Series of 1986, re -annexed West Vail on January 29, 1986. Ordinance No. 10, Series of 1986, was first read in on March 18, 1986. There were no changes to the zoning for the site in this ordinance even though the hotel and condominium units on this property had existed for 7 years. We believe that this was an incredible oversight since the hotel have been there already for so long and because by that time the Town had adopted the Vail Land Use Plan which encouraged the preservation and expansion of the Town's lodging bed base. This property sits on the edge between the West Vail Commercial Center and multi- family residential properties. The West Vail Commercial Center consists of commercial uses designed to meet the needs of locals and guests alike. Just like the existing hotel, the proposed hotel and employee housing will continue to be compatible and complimentary to the other uses within the area. Given the location and transitional point between commercial and residential, a hotel and workforce housing such as this provide the obvious transition and naturally fit in the environment. The proposed rezoning of the property to Public Accommodation 2 along with the proposed SDD will allow the site to be conforming and thus allow the property to enjoy conforming status and allow for the proposed expansion of the hotel. 3. The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; Applicant Analysis: This property sits on the edge between the West Vail Commercial Center and multi- family residential properties. The West Vail Commercial Center consists of commercial uses designed to meet the needs of locals and guests alike. When moving between commercial zoning and residential zoning, it is important to consider a transition that provides a harmonious, convenient, and workable relationship among the existing land uses. Just like the existing hotel, the proposed hotel and employee housing will provide such a transition and will continue to be compatible and complimentary to the other uses within the area. Given the location and adjacency of two zone districts types (commercial and residential), a hotel and workforce housing such as this provide an obvious transition and present a harmonious, convenient and workable relationship between these land uses. Highline, A DoubleTree by Hilton 35 The proposal to rezone the property to PA2 furthers three major development objectives: Provision of employee housing Encourage the preservation and expansion of the Town's lodging bed base Encourage the development of conference facilities to address generation of revenues during the slower shoulder seasons As a result, the proposal is consistent with this criterion. 4. The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole; and Applicant Analysis: The proposed zone district amendment provides for the growth of an orderly viable community by allowing a hotel to be expanded within the limits of its development site and provide for workforce housing. The proposal is close to existing services and transportation, while simultaneously providing needed lodging to encourage overnight visitors. Employee housing is key to ensuring that the Town of Vail remain economically viable and competitive, while not having impacts to environmentally sensitive lands. This proposed rezoning does not constitute spot zoning, as the PA2 zone district helps to further these community goals and is consistent with the Town land use plan and other guiding documents. As a result, the proposed amendment serves the best interest of the community. 5. The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; and Applicant Analysis: The proposed zone district amendment proposes to rezone a property currently zoned as CC3 zone district to PA2 zone district. The site is currently largely developed and any environmental impacts the may have occurred did so decades ago. As evidenced in the EIR provided from the project, there is limited to no impacts on water quality, air quality, noise, vegetation, riparian corridors, hillsides, or other desirable natural features. Because the entirety of the site is already used as a lodge with commercial space, there should be no new impact to the natural environment and complies with this criterion. Highline, A DoubleTree by Hilton 36 6. The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district; and Applicant Analysis: Section 12-7J-1 provides the purpose of the Public Accommodation -2 zone district is: The public accommodation -2 district is intended to provide sites for lodges, limited service lodges, and residential accommodations on a short term basis, for visitors and guests, together with such public and semipublic facilities and commercial/retail and related visitor oriented uses as may be appropriately located within the same zone district and compatible with adjacent land uses. This district is intended to provide for lodging sites located outside the periphery of the town's Vail Village and Lionshead commercial core areas. The public accommodation -2 district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are allowed as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district. (Ord. 2(2006) § 2) The Highline site was originally developed as a lodge facility with multiple -family dwellings as well as commercial and retail uses, and received a Certificate of Occupancy from Eagle County in 1979. Based on the background of the site and the annexation and zoning of West Vail to the Town of Vail, it appears that the current zoning designation, CC3, is inappropriate zoning for the property. CC3 has never allowed for a lodge facility and thus was never appropriate zoning for the site. The facility pre -dated the annexation and zoning, and it appears that applying more appropriate zoning was overlooked and is now long over -due. Vail's Land Use Plan recognized and encourage the development of lodging facilities in this area of the Town. Furthermore, the addition of the PA2 zoning exhibits the Town of Vail's intention of providing lodging and residential accommodations in the valley. Not only does this project accomplish that intent, but it also fits perfectly within the definition of the PA2 zoning. As a result, the proposed zone district amendment is consistent with the purpose statement of the PA2 zone district. 7. The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate; and Applicant Analysis: Highline, A DoubleTree by Hilton 37 The Highline site first fell under the CC3 zone district in 1981 after the property was originally annexed to the Town of Vail. Prior to this annexation and subsequent zone designation, the property had already been developed as a lodge facility and had received a Certificate of Occupancy in 1979. The property was then re -annexed to the Town of Vail in 1986 and immediately thereafter was re -zoned as CC3. Just months later, the Town of Vail issued the Vail Land Use Plan, with a proposed designation of Community Commercial from the Highline site. Per the Vail Land Use Plan, and the subsequent Vail 20/20 Plan and Employee Housing Strategic Plan, the intentions and the goals for the Town of Vail are to encourage lodging facilities for overnight visitors as well as to provide much-needed employee housing in the Vail Valley. The PA2 zoning district allocation will allow for the Highline site to be redeveloped to allow for additional lodging beds while also providing the community need of employee housing. The CC3 zoning district has never been appropriate for this site, and appropriate zoning designation is long over -due. Conditions have always been ripe for this property to be rezoned to PA2 and what is proposed is consistent with the direction given in the Vail Land Use Plan. 8. Such other factors and criteria as the commission and/or council deem applicable to the proposed rezoning. Applicant Analysis: Any other factors can be addressed as necessary. Highline, A DoubleTree by Hilton 38 Criteria for Review: Special Development District Section 12-9A-8: DESIGN CRITERIA AND NECESSARY FINDINGS, of the Vail Town Code, provides the criteria for review of a Special Development District. The following section includes the criteria, along with an analysis of the compliance of the proposal with the criteria. 1. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. Applicant Analysis: The architecture is consistent with the surrounding architecture and the Town's design guidelines applicable to areas outside of the core areas. The concept is to use natural materials, such as stone, wood composite siding, and metal panel or stucco, to create a project that is responsive to the existing hotel and the surrounding neighborhood. This design creates architectural interest by providing a variety of characteristics throughout the new uses on the site. The project seeks to increase the Town's lodging and employee housing bed base while helping to screen or reduce the visual impact of the existing surface parking areas from neighboring properties. The property is on the edge of the West Vail Commercial Core, which consists of large structures and several three-story buildings. The maximum height of the proposed buildings is 48 ft., which complies with the PA2 zoning maximum height restriction of 48 ft. and less than the 52 ft. of the existing hotel. Additionally, the maximum height is approximately 4 feet lower than the existing lodge building. Furthermore, the new hotel tower is sized in relation to the current hotel tower. This project will provide a visual and sound buffer zone to the neighbors to the north of the property from the 1-70 traffic and the commercial areas with the residential building that faces the residential neighbors to the north. Furthermore, the proposed hotel and EHUs are completing the existing lodging block rather than seeking out new development opportunities on what is currently non-developed open space. Highline, A DoubleTree by Hilton 39 Significant surface parking lots are a characteristic of the immediate neighborhood, including residential properties, which is not a very efficient use of land. While surface parking will remain on the property, the project is proposing to enclose a significant amount of the parking below the proposed new wing of the building and screen the surface parking lot from the residential neighborhood behind. 2. Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. Applicant Analysis: Highline is adjacent to the 1-70 and North Frontage Road corridor to the south of the property. It provides a smooth transition between the West Vail commercial core to its east, commercial to the west, and residential to the west and to the north. The Vail Land Use Plan expressed a desire to concentrate commercial uses in designated locations. The Highline provides lodging to overnight guests, while the EHU units provide the desirable transition from Commercial uses to Residential uses (which are to the north and to the west of the property). The proposed uses are compatible with the surrounding residential uses to the north and west and the commercial uses to the east and the west. Pursuant to the PA2 zoning and the Town of Vail's policies and goals around encouraging hotel beds and employee housing, the proposed density of the project is zero. The proposed EHU structure is Highline, A DoubleTree by Hilton 40 similar in scale and mass to the Chamonix Townhouses and other multi -family buildings in the area. As a result, Highline is compatible with the surrounding uses and activity and is consistent with this criterion. The SDD is only needed to address technical issues related to parking and snow storage. Therefore the impacts to the neighbors or the community at large is limited. 3. Parking And Loading: Compliance with parking and loading requirements as outlined in chapter 10 of this title. Applicant Analysis: A parking analysis was provided in a previous section of the submittal. As that analysis provided, the entire project is not only in compliance with the parking requirements of Chapter 10, except for the parking required for the meeting room facilities and onsite retail which has been addressed herein. As permitted by Town Code, the applicant has provided an analysis to show that the need for parking is less than that predicted by the Town Code and the SDD complies with this analysis. The project complies with the loading requirements found in Chapter 10. The application is therefore in compliance with this requirement. 4. Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive plan, town policies and urban design plans. Applicant Analysis: The property is governed by the Vail Land Use Plan. Other applicable plans include the Vail 20/20 Plan and the Housing Strategic Plan. • Vail Land Use Plan The adopted map of the Vail Land Use Plan shows a designation of "Community Commercial" for the property. Highline, A DoubleTree by Hilton 41 Per the Vail Land Use Plan of 1986, this area was proposed to be Community Commercial. (See Vail Land Use Plan, Chapter VI - Proposed Land Use). 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 -up, with other support commercial and business services included. Also allowed in this category, would be institutional uses and various municipal uses." (Vail Land Use Plan pg. 25) This new category has been designated for the West Vail commercial area, which is primarily oriented to serve the needs of the permanent resident and the long-term visitor. Because the community expressed the desire to concentrate commercial uses within existing commercial nodes, no new commercial areas have been designated. The CC land use area contains 24 acres or 1% of the land area. " (Vail Land Use Plan pg. 28). The intention of the Preferred Land Use Plan was to "...reflect[s] a balancing of existing conditions, community opinion, opportunities and constraints, and projected growth demands. The Vail Land Use Plan states that allowing accommodation units at 50 units per acre is appropriate. On this 3.95 acre site, that would allow for 197.5 accommodation units. The applicant is proposing 195 units, including the limited service lodge units. The proposal includes a zoning of Public Accommodation -2 District. The PA2 zone district allows lodges with multiple family dwellings, included employee housing units, and commercial/office uses. The proposed amendment will make all of the uses conform with zoning and consistent with the Vail Land Use Plan. • Vail 20/20 Plan The Vail 20/20 Plan provides the following goals: Provide for enough deed -restricted housing for at least 30 percent of the workforce through policies, regulations and publicly initiated development. The Town of Vail recognizes the need for housing as infrastructure that promotes community, reduces transit needs and keeps more employees living in the town, and will provide for enough deed -restricted housing for at least 30 percent of the workforce through policies, regulations and publicly initiated development. Highline, A DoubleTree by Hilton 42 The proposed zoning of Housing on the buildable area of the site helps to further the goal of the Town of Vail to provide deed -restricted housing for 30% of the workforce. This property creates an exciting opportunity to create new housing stock. • Employee Housing Strategic Plan The Employee Housing Strategic Plan outlines the Town of Vail's goals and policies to ensure employee housing. It provides the following objectives: ^ Actively address affordable housing for Vail workers to ensure that the community remains competitive in economic terms. ^ Increase and maintain deed -restricted housing within the Town to encourage the efficient use of resources by placing employees closer to their place of work. The proposed zoning will allow for the creation of new deed -restricted employee housing units within the Town of Vail, allowing Vail to remain economically competitive in attracting and maintaining a quality workforce. The proposal is consistent with the goals and objectives of the various Town of Vail planning documents and helps to further one of Vail's critical needs: creating employee housing within the Town of Vail boundaries to ensure that Vail remains economically competitive. 5. Natural And/Or Geologic Hazard: Identification and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed. Applicant Analysis: There are two known geologic hazards that affect the property: debris flow and rockfall. A Geological Report was prepared for this project. The report concludes that the hazards are low severity due the existing development north of the property but has provided some recommended mitigation for the structures on the property. 6. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. Applicant Analysis: The property is currently developed with an existing lodge and with restaurants located onsite. There are no natural features remaining on this portion of the property since its initial development in the 1970s, nor any natural vegetation existing on the site other than what has been planted. The proposed project is sited above existing surface parking and other previously disturbed areas. As a result, there Highline, A DoubleTree by Hilton 43 is little disturbance to any natural features on the site. The site plan and the building have been developed to not only be responsive and compatible with the existing buildings on the site, but also consistent with the development pattern in the neighborhood. The building design specifically moves the project forward by meeting current design guidelines. Open Space: The site is located within the West Vail Commercial hub with intensive commercial uses and very limited open space. The town is surrounded by numerous open space areas which this site does not directly impact. ,sem Landscape Plan: The landscape plan (shown above), prepared by Dennis Anderson, has been included with the submittal. The plan provides for appropriate treatment of open areas. The SDD produces a functional development plan which is sensitive to the existing landscaping and neighborhood. As a result, the proposed SDD is consistent with this criterion. 7. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off site traffic circulation. Applicant Analysis: The proposed redevelopment maintains the same vehicular circulation system as exists on the property today, with the exception that four parallel parking spaces are proposed on the subject property but adjacent to Chamonix Lane. These parking spaces are proposed to be reserved for the residents of the employee housing units. The pedestrian circulation system is largely to same as exists today on the property with the notable exception that a new sidewalk is proposed along Chamonix Lane and a new stair connection is provided from the hotel parking area to Chamonix Lane and the existing Town of Vail bus stop. A traffic report has been provided by McDowell Engineering addressing the impacts of the proposed redevelopment on traffic conditions in the area. The conclusions of this Highline, A DoubleTree by Hilton 44 report are favorable recommending only that the South Frontage Road be re -striped to provide for a left turn into the site at its east access point. The proposed SDD is consistent with this criterion. 8. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. Applicant Analysis: The landscape plan was developed by Dennis Anderson Assoc. Inc. with an eye towards functionality, use of native species, and maximizing the areas best suited for planting. The PA2 zone district requires 30% of the total site area be landscaping, which would be 51,614 sq. ft. The proposed project meets this requirement subject to the deviation for the 15' x 15' dimension requirement, being sought by this application. There are no natural features to preserve in this area where the proposed building is being located as the area was previously disturb from development that occurred in the 1970s. As a result, the proposed landscape plan is consistent with this criterion. 9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. Applicant Analysis: The improvements and addition to the hotel, as well as the addition of the Dorm EHUs, and the 16 unit employee housing apartment building are to be completed in one phase. A future subdivision plat will be filed to create a separate parcel for the EHU apartment building so that it can be financed and owned separately from the hotel. The EHU apartment building parcel is intended to meet the minimum lot size of the PA2 zone district (10,000 sq. ft. minimum) and site perimeter setback requirements but would not be subject to interior setbacks (south and west property lines) nor the requirement of being of a shape that can enclose an 80' by 80' square. The intent is not to create a lot that is intended to be sold as a development parcel, but instead to allow a separate ownership within the context of an overall planned development of the Highline SDD. The intent is that the entire development site, including the hotel and the EHU apartment building, would be treated as one parcel for the purpose of applying the development standards as adopted by this SDD, including parking requirements (i.e., shared parking facilities). These deviations to the subdivision and zoning regulations to accommodate this future subdivision are also embodied in this SDD. Highline, A DoubleTree by Hilton 45 Criteria for Review: Major Exterior Alteration Section 12-7J-13: COMPLIANCE BURDEN, of the Vail Town Code, provides the criteria for review of a Major Exterior Alteration in the Public Accommodation - 2 Zone District. 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 public accommodation -2 (PA -2) zone district, 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. The following section includes the above criteria, along with an analysis of the compliance of the proposal with the criteria. 1. The proposed exterior alteration or new development is in compliance with the purposes of the Public Accommodation -2 (PA -2) zone district. Applicant Analysis: Section 12-7J-1: PURPOSE provides the following purpose statement for the PA -2 zone district, stating: The public accommodation -2 district is intended to provide sites for lodges, limited service lodges, and residential accommodations on a short term basis, for visitors and guests, together with such public and semipublic facilities and commercial/retail and related visitor oriented uses as may be appropriately located within the same zone district and compatible with adjacent land uses. This district is intended to provide for lodging sites located outside the periphery of the town's Vail Village and Lionshead commercial core areas. The public accommodation -2 district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are allowed as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district. The Highline site was originally developed as a lodge facility with multiple -family dwellings as well as commercial and retail uses. The current zoning, CC3 has never allowed for a lodge facility and thus was never appropriate zoning for the site. Highline, A DoubleTree by Hilton 46 The proposed project includes the following: 176 AUs with approximately 32,555 sq. ft. of net new GRFA (79 net new, one existing AU lost to circulation needs) 19 LSLUs with approximately 20,050 sq. ft. of GRFA (previously dwelling units) 12 employee housing bedrooms within a dormitory space with approximately 4,400 sq. ft. of floor area 16 employee housing units (1, 2, and 3 bedroom units) with approximately 15,858 sq. ft. of floor area The proposed program increases the number of accommodation units by 79 and limited service lodge units by 19. This complies with the purposes of the PA -2 Zone District, which encourages the provision of these uses for sites located outside of Vail Village and Lionshead. 2. The proposal does not otherwise have a significant negative effect on the character of the neighborhood. Applicant Analysis: Highline is adjacent to the 1-70 and North Frontage Road corridor to the south of the property. It provides a smooth transition between the West Vail commercial core to its east, commercial to the west, and residential to the west and to the north. The Vail Land Use Plan expressed a desire to concentrate commercial uses in designated locations. The Highline provides lodging to overnight guests, while the EHU units provide the desirable transition from Commercial uses to Residential uses (which are to the north and to the west of the property). The proposed uses are compatible with the surrounding residential uses to the north and west and the commercial uses to the east and the west. Pursuant to the PA2 zoning and the Town of Vail's policies and goals around encouraging hotel beds and employee housing, the proposed density of the project is zero. The proposed EHU structure is similar in scale and mass to the Chamonix Townhouses and other multi -family buildings in the area. Furthermore, vehicular traffic to the hotel and the EHU apartment building is focussed at the current entrances off the north frontage road, and therefore do no negatively impact the neighborhood. As a result, Highline is compatible with the surrounding uses and will not have a negative effect on the character of the neighborhood. Highline, A DoubleTree by Hilton 47 3. The proposal substantially complies with other applicable elements of the Vail comprehensive plan. Applicant Analysis: This review of this criterion has been addressed in both the Criteria for Review of the Rezoning and the Special Development District. As indicated in these sections, the proposal is consistent with the goals and objectives of the various Town of Vail planning documents and helps to further four of Vail's critical goals: creating employee housing within the Town of Vail boundaries to ensure that Vail remains economically competitive; maintaining and increasing the Town's lodging bed base to increase revenues and improve the vitality of the Town's economy; to increase occupancy and vitality in the shoulder seasons by providing new conference space; and promoting infill development within the Town. Conclusion Highline presents a unique opportunity for redevelopment within the Town of Vail. It provides a smooth transition between commercial use and residential use. The proposed project achieves four key community goals: the provision of employee housing, the provision of live beds, the development of conference facilities, and encouragement of in- fill development. The 16 Type 3 EHUs are not required as mitigation, but are proposed as a public benefit of the project. Furthermore, the project is part of an already existing lodge, resulting in continuity of already established uses for the site. The proposed project consist of employee housing units, limited service lodge units, hotel rooms, and EHU dorm space. As part of this application, Highline is asking to clean up zoning inconsistencies by rezoning the site to PA2, which is reflective of the existing and future desired use of the property. For the reasons stated above, Highline respectfully requests approval of the applications for Major Exterior Alteration, Rezoning to PA2, and the SDD. Highline, A DoubleTree by Hilton 48 Greg Roy From: Matt Gennett Sent: Tuesday, December 3, 2019 9:13 AM To: Greg Roy Subject: FW: Expansion of DoubleTree Hotel FYI and for the file. Thanks. -----Original Message ----- From: Suzanne Silverthorn <SSilverthorn@vailgov.com> Sent: Tuesday, December 3, 2019 7:46 AM To: plauer@sisna.com; Council Dist List <TownCouncil@vailgov.com>; PEC <PEC@vailgov.com> Cc: Matt Gennett <MGennett@vailgov.com> Subject: RE: Expansion of DoubleTree Hotel PEC & Town Council members, please see public comment below. Suzanne Silverthorn, APR Communications Director Town Manager's Office 75 South Frontage Road Vail, CO 81657 Office: 970.479.2115 Cell: 970.471.1361 vailgov.com -----Original Message ----- From: info@vailgov.com <info@vailgov.com> Sent: Tuesday, December 3, 2019 7:28 AM To: Info <Info@vailgov.com> Subject: Expansion of DoubleTree Hotel Hi, My husband, Jay Lauer, and I are homeowners at 2269 Chamonix Ln, Apt. 4, Vail CO 81657. We are traveling internationally until the middle of December. We received notification from one of our neighbors about the proposed expansion of the DoubleTree hotel at 2211 North Frontage Road West. We are definitely not in favor of this high density development and granting approval for variences on section 12-6D-8 or 12-15-3. Is there a way to communicate to the town council at the Dec 9th meeting that we are not in favor of this development since we are not able to attend the Dec 9th meeting? 1 Thanks for your help and I will wait to hear back. Patricia Lauer Submitted By: Name:: Patricia Lauer Telephone:: 3032298575 Email:: plauer@sisna.com Submitted From: https://www.vailgov.com/contact Greg Roy From: tania boyd <scubakiwi2@yahoo.com> Sent: Tuesday, December 3, 2019 5:20 PM To: Greg Roy Cc: MICHAEL SPIERS; Jacqueline Nickel; Jim Pyke; Jay Lauer; kstandage@exclusivevailrentals.com Subject: Double Tree Expansion Dear Greg, Brandywine Trace Condominium owners at 2249 Chamonix Lane will be directly impacted by the proposed expansion of the Double Tree Hotel in West Vail. Our building is directly behind the hotel and we are opposed to the rezoning of the property which would allow the developer to exceed 40% of allowable site GRFA. This proposed development would significantly impact our property's view and the attractiveness of our neighborhood. The zoning that is currently in place protects developers from cramming in buildings and parking lots with disregard to the surrounding beauty of our valley. I believe the Town put this regulation in place to ensure we do not fall victim to over development and detract from the scenic landscape surrounding us. This is what makes Vail a desirable place to live for all of us locals who have been fortunate enough to be able to afford to buy a home and live here. The sheer scale of the project is daunting. The remodel that they undertook had numerous problems and lasted more than two years. During that time we were subjected to constant construction and noise. Brandywine is very concerned that now it has been finally completed we are going to be subject to this all over again. As the President of the HOA I wanted to submit our disapproval as I will not be able to attend the December 9th meeting. Regards Tania Boyd Brandywine Trace Condominium Association President My husband (Jay Lauer) and myself (Pat Lauer) are full time Vail residents at 2269 Chamonix Lane, Apt 4, which is behind the DoubleTree. We have owned our Vail Tenterrace property for approximately seven years so we are very familiar with the area. Below are our reasons for not supporting this proposed development and required zoning changes. We have also made some suggestions below for modifications to be considered by the PEC committee for the development. LIMITED COMMERCIAL SPACE IN VAIL - This Development Does Not Serve The Best Interest of Our Community and Long Range Goals: Since Vail has a very small commercial area development (1 % as pointed out in the Vail Land Use Plan), we believe that the commercial area should stay as currently zoned as we feel like there is not enough commercial space allotted for the size of Vail. If you look at the current commercial space in West Vail, there is very little commercial vacancy. In our opinion, the commercial space we have now should be protected as to what was originally designated in the Vail Land Use Plan. We think if there is a comparable study done with other Colorado ski towns nearby, such as Breckenridge or Steamboat, you will find that the 1 % commercial space allotted in Vail probably underserves our community. When reviewing the rezoning criteria (section 12-3-7), changing the land from Commercial Core 3 (CC3) to the Public Accomdation-2 (PA -2), we believe changing the zoning is not in the best interest of our community and does not match with what the long term goals are for the town of Vail per the land use plan (12-3-7, Section 1, (a), 1). There are many other beneficial commercial businesses that could be utilized in the current land to serve the Vail community. DESIGN FEATURES OF THE 16 UNIT APARTMENT COMPLEX DON'T MATCH OUR EXISTING NEIGHBORHOOD CHARACTER: EXCESSIVE HEIGHT: The EHU 16 apartment complex is excessively high with four stories as there are no other complexes in our neighborhood built with four stories. This design does not fit in with the rest of our neighborhood. The height of the four story apartment impacts the neighborhood adversely in the following ways: • Even with the proposed sidewalk, it will be a huge winter road hazard for the extensive pedestrian foot and vehicular traffic because of the ice accumulation (due to the shade) on Chamonix Lane. • The structure is not visually appealing to pedestrians and cars from street level as you are looking into an intrusive, tall building with only a 20 foot set back requirement from the street. • It blocks the views of several developments behind it (Sunlight, Tenterrace, Brandywine and several of the Pine Ridge units). Triumph Shade Study: The shade study is difficult to interpret within the document we were given as there was no scale to reference as to how much of the road the shade of the building covers. It would have been beneficial if they would have imposed the road on their image in Attachment C 1 of 3, page 9. In our opinion, from looking at the shade on Chamonix for the winter 10 am and 2 pm time periods, it looks Chamonix Lane road is completely shaded. Please see the attached recent photos of Chamonix Lane we took so the PEC committee can see what the road looks like with our current shade conditions as the road can be hazardous throughout the winter. The developer expressed that this EHU 16 apartment building would mitigate some of the 1-70 noise and that residents behind it would prefer to look at the building instead of the parking lot. We strongly disagree as we would definitely prefer to keep our existing views versus looking right at this very tall building. Also, we are concerned that if the height of the EHU 16 apartment building is approved, that might open up the possibility that the commercial buildings to the east might want to "raise the roof' on their complex to add additional square footage. EXCESSIVE DENSITY: The EHU 16 apartment complex has way too high of a density compared to the rest of our neighborhood. As mentioned above, there are no other complexes in our neighborhood built with four stories and with all 16 units attached together. The developer tries to equate the EHU structure as being similar in scale and mass to the Chamonix Townhouses and other multi -family buildings in our area, which we don't believe is accurate or a relevant comparison. If you compare the building style and density per square foot in this proposed EHU 16 apartment complex, it is clearly denser than the recently built neighboring Chamonix Townhouses — here is the developer's quote below from the SDD Narrative2 PDF: 12-9A-8: Design Criteria and Necessary Findings, #2: "The proposed EHU structure is similar in scale and mass to the Chamonix Townhouses and other multi -family buildings in the area. As a result, Highline is compatible with the surrounding uses and activity and is consistent with this criterion. The SDD is only needed to address technical issues related to parking and snow storage. Therefore, the impacts to the neighbors or the community at large is limited. " OCCUPANCY: Below are the existing and proposed hotel and dormitory and EHU 16 apartment building with the number of maximum occupants. This development could potentially double the number of people that will be occupying the development, housing up to a maximum capacity of 792, from 386 people now. There would be a maximum capacity of 126 EUH permanent occupants, including the dormitory and the 16 EHU apartments. We believe this constitutes excessive high density during the peak visitor time periods and doesn't benefit our neighborhood. Potential Maximum Occupancy Existing Hotel & Proposed DoubleTree (per the developer): Existing Hotel: Current Total 386 People 116 rooms (97 hotel rooms + 19 condos) 193 beds Proposed Hotel & Dormitory & EHU: Total 792 People - Increase of Maximum Potential Occupancy = 406 people 195 hotel rooms 333 beds 666 people 12 dorm bedrooms — 18 people 16 EHU apartments with 38 bedrooms = Total 108 (7 Three Bedrooms w/2 people per bedroom and 2 people in the living room = 56 people / 8 Two Bedrooms w/2 people per bedroom & 2 people in the living room = 48 people / One 1 Bedroom w/2 people per bedroom & 2 people in the living room = 4 people) We recommend eliminating the EHU 16 apartments building as it is not in character with the existing neighborhood as well as a winter ice hazard for pedestrians and vehicles. Some possible employee housing alternatives to consider: • Incorporate a separate wing in the new 79 hotel room addition with its own access to EHU units comprising of various sized condos and reduce the number of hotel rooms. Perhaps some of the proposed 6,616 sq. ft. conference space for these condos could utilized since the existing conference space of 2,666 sq. ft. is not being fully utilized as the developer stated in the December 9t" PEC meeting. • Convert some of the existing 19 condos that are in the currently in the existing hotel structure to employee housing. • Design an appropriately sized EHU apartment building and move it to the east side of the parking lot (parallel to the backside of Christy's Sports and McDonalds), which in our opinion would be more visually appealing and not as congested. By reorienting the EHU apartment structure, it would eliminate the treacherous icy road conditions on Chamonix Lane in the winter. • If the EHU apartment building stays where it's currently at on Chamonix Lane, reduce its height to two floors to help minimize the shade impact of the building, which should lessen the icy, unsafe road and walkway conditions in the winter. HOTEL PARKING & CONFERENCE SPACE CONCERNS: The conference space, at 2,666 sq. ft. is currently underutilized as was mentioned by the developer in the December 9t" PEC meeting. At the January 8t" meeting the developer held at DoubleTree for the public, they told us the conference space was to be increased to approximately 4,000 sq. ft. In the most recent SDD Narrative2 update submitted by the developer on January 17, the parking study shows the conference space now increasing to 6,616 sq. ft. so a very significant increase. The increase in conference space directly affects the results of the parking study and lowers the number of parking spaces required. The developer is requesting a deviation as stated below per their SDD Narrative2 January 17 update: Conference Parking: The developer is requesting a deviation within the proposed SDD to reduce to 1 parking space for each 330 sq. ft. of conference space. The parking requirement for meeting rooms or conference rooms at 1 space for 120 sq. ft. is what is currently required. When we look at the proposed development with a potential of accommodating up to a maximum of 792 occupants during peak time periods, we have a difficult time believing that there will be enough parking spaces. Our concern is that people driving cars will park their vehicles in other commercial spots to the east of the DoubleTree hotel or perhaps, in our residential building's parking areas immediately behind the DoubleTree on Chamonix Lane. We are concerned the employee housing may not have enough parking spots and guests visiting these residents would increase unauthorized vehicles parking in our parking lots. We have already experienced people parking in our building parking areas that are not authorized to park there. There would be increased pedestrian and vehicle traffic in the area with the employee housing development. In the SDD Narrative2 update, it shows a net of 47.6 employees would be working at DoubleTree. On page 21, it shows there are only four parking spots allocated to hotel workers. Where will all of the DoubleTree employees park that don't live in the dormitory housing? They can't all be expected to take the shuttle bus can they? Our concern is that employees driving cars to work will park their vehicles in other commercial spots to the east of the DoubleTree hotel or in our residential building's parking areas immediately behind the DoubleTree on Chamonix Lane. 1=1ill 1VI:Z6]IT, 14illIE1Wale] ill &IIQ4X11107ill E_1QEI:012IIs] ill [670611J:A►1=1M:I*s]0:Isle] � This project is going to remove and destroy the atheistic beauty of the mature spruce trees that line Chamonix Lane. These spruce trees are "trophy" trees that can't be replaced — see attached photos. Replanting with smaller trees doesn't have the screening impact of what is now offered with our mature spruce trees and changes the character of our neighborhood. The last remodel at the hotel a couple of years ago went way over the projected time period to be finished. It took them well over two years to remodel the inside and do some minor exterior alterations. We are concerned that if this development goes through, our neighborhood will suffer for years with dirt and noisy construction and increased congestion from the construction workforce. The developer told us that they estimated it would take 15 months to complete this project. If this project is approved, there needs to be some agreement between the developer and the Town of Vail that the project will be completed in the agreed upon time so our neighborhood is not compromised and disrupted for an unreasonable time period. : [oil I=1 1111R]:Lill aII4F_1•11141[ON - WaI:L`VRUX:iI_AI[s]► Currently, the DoubleTree has two shuttle buses that each hold 14 people. There will be a lot of DoubleTree guests, employees and residents during the busy winter hotel time periods (Saturdays, Christmas/New Years, President's Week, March spring breaks, winter weekends and powder snow days) in the morning going to the Vail ski resort and returning in the late afternoons coming back from the resort. Our concern is that guests will take the public bus system instead of waiting for the hotel's shuttle buses. When people have the option of a short one minute walk to get to the Pine Ridge bus stop, we think it will put excessive pressure on our already congested public bus system. The public buses during these peak time periods are currently very full, with standing room only once you go to the next one or two shuttle bus stops down from Pine Ridge. We believe studies should be done during the above mentioned peak time periods to evaluate the additional amount of buses that would need to be added to accommodate the increase in riders. Thank you for your time and consideration in reading our concerns about this proposed development. Sincerely, Jay and Pat Lauer 2269 Chamonix Ln APT Vail, CO 81657 : • -r -P em F T �r}•• 1 .40 all.. IJLy y ••} 1•r yl y � WL t rte•. '•�•:. �� b'. Ii �- •'� - aM1 r r IP ' � ` ' � 4 'fi .. 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J~qlp L .. , v r-� r' M••' _ _' 2S� L - �- .• • _ lv •,ice 4 �` Ic Y r � �+ '' �r �• r L 1 �• ti� � " t 'ti y �. f• ,y , ..} n L' dT u r 'kY % T vim' 1 rt • �- ' r � .yet i �L ,c -P o6 T L- r 1 VL ,f L 16 # v r. r r ' ' r i,1JrLpv,, t `.ti rnF L5 �� � * l * kq%6 y� L. a14 L 4 -h As' ON :1,1 q y MI JOE I L Mr - riii4i�ih1• •I V. % 4,0 IF -NOS N lot. From: Elyse Howard To: Grea Roy Cc: Council Dist List Subject: Highline Date: Monday, February 3, 2020 2:50:32 PM Dear Greg, I am writing to express my support for the Highline rezoning and special development district applications. I am excited that the proposed redevelopment of Highline includes 28 additional employee housing units (EHUs). In order to meet the goals in the Town's Housing 2027 plan, it's important to take advantage of situations like this one where a private developer has brought forward the opportunity to add EHU's in an infill location. It is well documented in the Town of Vail Housing strategic plan as well as the Eagle County Housing Needs assessment that we face a scarcity in the supply of affordable rental and for sale homes for our workforce. Today there is a shortage of 2,780 units County wide, and by 2025 that deficit will grow to 5,900 units. It is a "win" that this project proposes to add 28 EHU's at no cost to the Town while also adding hotel rooms. When extended family comes to town, they typically choose to stay in West Vail as it is closer and more convenient to our home. I appreciate the addition of this type of mid-level accommodations. In addition, Highline is on the Town bus route, and close to the West Vail commercial area. Having lived in West Vail since 2000, 1 know it's a great location for workforce housing. To realize the Town's vision to be North America's premier international resort community, we must grow our community. Workforce housing is community infrastructure and an important component to building a strong community. Sincerely, Elyse Howard AAA.' wall walmy PIIPTAEPSN$P' January 27, 2020 Town of Vail c/o Greg Roy 75 South Frontage Road Vail, CO 81657 Dear Planning Commission members and Vail Town Council, Vail Valley Partnership is the regional chamber of commerce, with over 900 members throughout Eagle County who collectively represent over 80% of the local workforce. We are dedicated to the economic vitality of the valley, and as such our board of governors - which includes residents & business operators throughout Eagle County - has identified workforce housing as our number one priority. Our complete housing position can be found at In short, Eagle County faces a gap in the availability of ownership and rental housing that is affordable for local residents. Residents are burdened by high housing payments. Employees are forced to commute long distances. According to the annual workforce survey, employers believe that the availability of workforce housing is a critical or major problem in Eagle County. The Eagle County Housing Assessment shows a shortfall of 4,500 units to meet current needs. Currently and anecdotally, units that have been long-term workforce rentals are being removed from that market as they are converted into short-term rentals. This has the potential to grow both catch-up and keep -up needs for workforce housing. Workforce and affordable housing has long been an issue in Eagle County. Addressing our affordable housing issue is essential to the continued success and growth of our business community across industry sectors. As such, we support the proposed Highline Vail redevelopment proposal. We request that projects seeking Vail Valley Partnership support must meet the following criteria, and believe that the Highline Vail project meets each of these requirements: 1. Demonstrate commitment to the future through incorporating resident occupied workforce housing units/employee housing units at or above the minimum required by local code and that result in a net increase in workforce housing stock (i.e., more housing created than jobs created); 2. Utilize resident occupancy requirements in their deed restrictions; 97 Main Street, Suite E-201, Edwards, CO 81632 VailValleyPartnership.com AAA.' wa.a walmy PIIPTAEPSN$P' 3. Actively engage neighboring communities before and during the process through various stages of approval (planning & zoning, design & review, elected boards, etc.); 4. Be located in appropriate in -fill locations throughout the county, and/or in areas designated and zoned for housing development; S. Be cognizant of regional transit and transportation impacts and mitigate these impacts through their development plans. Our board is also supportive of additional moderately priced hotel rooms within Vail, and sees great value in maintaining the Hilton and Doubletree brands within our lodging inventory. We want to ensure our community can remain competitive to keep locals local and to support our business community. We encourage local governments and boards to approve appropriate in -fill projects and to be open-minded and flexible to grant appropriate variances to local code to facilitate the development of these projects. Sincerely, Chris Romer President & CEO Vail Valley Partnership 97 Main Street, Suite E-201, Edwards, CO 81632 VailValleyPartnership.com Grea Ro From: Brett A. August < BAA@pattishall.com > Sent: Saturday, December 7, 2019 12:50 PM To: Greg Roy; Jonathan Spence Cc: Erik Gates Subject: STOP the DoubleTree Expansion! Importance: High To the Town of Vail Planning and Environmental Commission: The proposed additions to the DoubleTree Hotel are far out of proportion to neighborhood standards and should NOT be permitted. We live directly across the street from the proposed addition, at 2309 Chamonix Lane. So we have a string and direct interest in preventing the construction of so large a building as is proposed. A review of the proposed project shows that, in contrast to the two-story existing structure, the DoubleTree proposal would double that height, to four stories. This is not an "expansion," as that term is commonly used: it is a large and inappropriate NEW project that would likely more than double the size of the existing structure. Although all the plans refer to construction at a property on the north frontage road, ALL of the proposed construction is immediately adjacent to Chamonix Lane, which is entirely residential. The proposed project is so large that it would obstruct views of the residential properties on Chamonix Lane, an unjust taking for which we would demand compensation. We do not object to adding to the existing DoubleTree property so long as the addition is of the same height and density as the existing structure. The developers describe the project as including: "176 AUs [accommodation units] with approximately 32,555 sq. ft. of net new GRFA." Such a large re -development of this parcel - which the developers admit would require significant rezoning - is way out of proportion to the surrounding area and should NOT be permitted. Moreover, as the developers admit: "since 1981, this site has operated as a nonconforming use and maintained its use as a lodge as it was first built in 1979. A nonconforming use cannot be expanded or modified except if changed to a permitted or conditional use even though the Town has been focused for the last 40 years at encouraging and expanding the hotel base." So the existing structure already surpasses the intended size of the structure: to allow a giant new structure to be placed on this parcel would make a mockery of Vail's once -vaunted planning process. Vail is losing its way by allowing unbridled development and is in danger of destroying the very essence of the town, the so-called "secret sauce" that has made Vail so special to all of us who live here. The Planning and Environmental Commission needs to return to representing the best interests of the residents of Vail and not simply become a pawn to commercial interests that are contrary to the interests of Vail's residents. Cordially yours, Carey and Brett August Brett A. August Pattishall, McAuliffe, Newbury, Hilliard & Geraldson LLP 200 South Wacker Drive Suite 2900 Chicago, IL 60606-5896 Direct: (312) 554-7962 Main: (312) 554-8000 Fax: (312) 554-8015 OcPATTSHALL BAApattishall.com www.pattishall.com (a� AULIFFL BEST Pattishall Ranks in MS the United States and in LAW FIR y _ MS Illinois in the prestigious �vaa WTR 1000 The preceding message and any attachments may contain confidential information protected by the attorney-client or other privilege. You may not forward this message or any attachments without the permission of the sender. If you believe that it has been sent to you in error, please reply to the sender that you received the message in error and then delete it. Nothing in this email message, including the typed name of the sender and/or this signature block, is intended to constitute an electronic signature unless a specific statement to the contrary is included in the message. 2269 Chamonix Ln Apt 3 Vail, CO 81657 February 26, 2020 Mr. Greg Roy, AICP Planner II Community Development Department Town of Vail 75 South Frontage Road Vail, CO 81657 Dear Mr. Roy, I am writing about the proposed DoubleTree Expansion. I'm a full-time resident of Vail living at 2269 Chamonix in the Tenterrace Condominiums. I recognize some of the goals of the expansion in order to provide additional, affordable housing for workers in Vail; however, for many reasons, I do not see this project as ultimately providing that in a sustainable, viable way. Furthermore, I see additional challenges with the overall proposed development. At this point in time, I would have to strongly oppose the planned changes. I was able to attend the first open house on December 5th. I also attended the January PEC meeting. I will unfortunately be unable to attend the March PEC meeting due to a family situation. I have significant concerns about the impact on the local community from a traffic safety perspective. The proposed development would substantially increase traffic in the local area. The EHU would have 16 units with up to 40 bedrooms. My experience at my condominium is that there is a car for each bedroom. This would potentially result in another 40 cars in a concentrated area. Furthermore, there would be substantially more people waiting at the Pine Ridge and West Vail Mall bus stops. Substantially more vehicular and pedestrian traffic in the area would increase the likelihood of accidents. I do applaud the proposal to add a sidewalk to Chamonix Lane which would be helpful, but, noting our most recent snowfalls, could substantially impact the viability of the sidewalk at the times it would be most needed. Furthermore, the excessive height of the proposed buildings would create significant shading along Chamonix lane, preventing ice from melting from the sidewalk and street and creating hazards for pedestrians. Vail already has a shortage of commercial space to support the community, reducing this through the SDD would only negatively impact our community. Vail has limited commercial space to support grocery stores and other amenities needed by both the full-time residents as well as visiting tourists. By constraining the supply of available space even more by changing the zoning you, effectively, raise the prices to everyone. Vail is already an expensive place to live and the reduction of commercial space will simply exacerbate that situation. The development as proposed has not considered ways to reduce its environmental footprint. While I'm sure the development team would follow all the necessary requirements and regulations from the Town of Vail and other AHJs. I was surprised by the lack of consideration of solar energy for all the additional rooftop space. Having worked in the renewable energy industry for over 10 years, I believe the Town of Vail should aspire to continuously push for the use of cleaner energy. From a process point of view, I feel the development team could have done a better job with the community. As I noted, I attended the first open house. I was unfortunately unable to attend the second open house due to scheduling considerations. However, I would note that the letter for the January 8t" meeting was only written on January 2nd and not postmarked until January 4t". (Please see my appendix for copies). I believe I received the letter on January 7t" which was about 24 hours prior to the actual meeting. To me, this is noteworthy since during the first PEC meeting, the development team presented photos of the impacted views from Chamonix properties. However, they did not present photos from all the impacted properties. In fact, they only presented photos from the least impacted properties. Both 2269 Chamonix and 2249 Chamonix were excluded. To date, I have not seen photos of the property view impact from the development team. Perhaps these were available at the open house that I could not attend. Creating a consistent approach to redevelopment of West Vail will be important to maintaining the character of our community. From my attendance at the first PEC meeting where this discussed, I understand that there is a broader redevelopment plan being considered for West Vail. I think it would make more sense to pursue a comprehensive plan for West Vail rather than pursuing individual projects that are inconsistent with the community. Once the Town of Vail makes significant zoning changes and special accommodations for a single developer, there will be no end of requests. Will the Town of Vail approve all of these requests or just some? How will they decide? In the absence of a larger plan, it seems there will be a real risk of significant damage to the community from unintended consequences. I appreciate your consideration of the community's input to this proposed project. I understand the need for affordable housing in our community for employees is quite significant. I also appreciate the effort that the development team has put into the design and planning of this project. However, as noted above, I do not feel this project will meet the needs of the community in a sustainable way. Sincerely, James T. Pyke 2269 Chamonix Ln Apt 3 Vail, CO 81657 Appendix Letter Written on January 2nd for January 8th meeting N1GHLINE A DoubleTree by Hilton January 2, 2020 Dear Neighbors. - We hope you enjoyed wonderful holidays, celebrated a Happy New Year and are enjoying all the fresh sno We last contacted you in mid-November with an overview of our pians to expand and improve Highline, a loyee housing units on undeveloped portions of the propert DoubleTree by Hilton, as well as build new emp The hotel was originally built in 1979 under Eagle County jurisdiction and was annexed into the Town of Vail in 1980 as part of a larger annexation of the West Vail area. We recently submitted revisions to our application to the Town of Vail based on very good input we have received from you, our neighbors; Town staff; the Planning & Environmental Commission at a work session held on Dec. 9; and Design Review Board at a conceptual plan meeting on Dec. 18. Weare very excited about the community stakeholder engagement and positive momentum for not only new lodging units and meeting space, but critical incremental homes for our workforce. We recently met with the Vail Local Housing Authority and have received a letter of support from them for our willingness to incorporate incremental new, deed - restricted, resident -occupied housing into your overall development pian without any obligation to do so. I We would like to invite you to a second open house to review our updated plans on Wednesday, Jan. 8, at 5:30 p.m. in the Hightine lobby. We will serve food and beverages. We appreciate your continued thoughts and ideas as we strive for another hearing with PEC on Jan. 27. As a reminder, our proposed project features: 79 net new hotel rooms. • About 4,000 square feet of new meeting room space. • A 12 -bedroom deed restricted Employee Housing Unit dormitory facility (converting current commercial space above Casa Mexico.) • A 16 -unit employee housing apartment building. our updated application materials highlight: • Change in the color and materiai on the existing hotel building. Today the existing hotel has a green metal roof and the roof is proposed to be replaced with a brown asphalt shingle roof to match the proposed primary roof material of the hotel addition. • Repaint the exterior walls, railings, fascia and trim to match more closely with the colors proposed on the hotel addition. Letter Postmarked on January 4th JUNCITIO-N, 81's. ames T. Ryke M9 Chamonix Ln., Apt 3 Jail, CO 81657-4219 M AL VCBA The Vail Chamber & Business Association March 3, 2020 241 South Frontage Road East, Suite 2 Vail, Colorado, 81657 970-477-0075 www.vailchamber.org Mr. Jonathan Spence ispence@vailov.com and members of the Planning & Environmental Commission The Vail Town Council via Mayor Dave Chapin dchapin@vailgov.com Mr. George Ruther gruther@vailgov.com Dear Mr. Mayor, Mr. Ruther and Mr. Spence: After a presentation by the Highline (DoubleTree in West Vail) development team at our February meeting, the Board of the Vail Chamber & Business Assoc. offered its unanimous support of the proposed additional lodging, conference room space and the 16 units of employee housing and 12 -bedroom employee housing dorm. The VCBA highly recognizes how this proposed project helps to meet Vail's economic and housing goals. DoubleTree is a great complementary brand to our five-star offerings, and the workforce housing is in such high demand. We also appreciate the changes made to address neighbor concerns about needing a sidewalk and views. Thank you for all of your hard work and please approve the rezoning, major exterior alternation and Special Development District applications. Best regards, Alison C. Wadey Executive director Vail Chamber and Business Association Mr. Michael O'Connor Triumph Development 12 Vail Road Vail, Colorado 81657 Dear Michael - December 18, 2019 I am writing to you on behalf the Vail Local Housing Authority to express our support for the proposed Highline — Double Tree by Hilton Hotel development. We very much appreciated the presentation shared by your team during our most recent public meeting on December 17th. We appreciate your willingness to incorporate incremental new, deed -restricted, resident -occupied housing into your overall development plan. In determining our support for the development plan, several key factors were taken into consideration. Those factors included: • The deed -restricted housing use is permitted as a use by right in the Public Accommodation -2 zone district. • The deed -restricted housing is supported by the Town's recently adopted 2018 Housing Policy Statements. • The deed -restricted housing is provided by the private sector with no financial participation of the Vail taxpayer or the Vail Local Housing Authority. • The deed -restricted housing is an incremental net new increase in overall supply. • The private sector is an important partner in helping solve our housing challenges. • An infill approach to development is taken thereby resulting in greater utilization of already developed land. • The deed -restricted housing is within convenient, walkable proximity to restaurants, commercial uses, and Town of Vail free public transit. • There is a demonstrated demand for additional for -rent homes in Vail. • The deed -restricted homes result in a incremental increase in the supply of resident -occupied homes until such time as the owner requests an ehu credit. Respectfully, the Vail Local Housing Authority requests you exclude a minimum of 4 (25%) of the 16 deed -restricted homes from any future mitigation bank. In the Vail community, there are both existing demands, and future needs, for housing. Each could be addressed as a public benefit of the proposed special development district if a percentage of the homes were excluded from future mitigation bank opportunities. Again, thank you for sharing your presentation and plans for development. We appreciate the efforts you are making to help address the housing needs in the Vail community. Sincerely, Steve Lindstrom, Chair Vail Local Housing Authority From: MICHAEL SPIERS To: Grea Roy Cc: tania bovd Subject: Highline hotel development. Date: Tuesday, March 3, 2020 2:16:40 PM Dear Greg, Hi my name is Mike Spiers and I am a member of the Brandywine condominium association in West Vail. I wanted to express to you our concerns regarding the Highline hotel development in West Vail. Please understand that we are not NIMBYs and understand the need for more employee housing and don't necessarily oppose the development of more hotel rooms on the Doubletree lot. What we are very concerned about is the size of the project and it's effect on the overall character of the neighborhood. In particular the proposed EHU building parallel to Chamonix Lane would dwarf the street and be completely out of character with other buildings on the street. Not only would it block the views of the Apartments on the north side of Chamonix In but it would completely shade Chamonix In and permanently change the look of the neighborhood. I have attended all the community meetings provided by the Highline people. Initially they seemed receptive to reducing the size of this building to two stories which we thought would be a good compromise. Unfortunately in their latest plans the building is still a monolithic three stories high reducing only one small end of the building to two stories. Many of my fellow neighbors are sure to express concerns about snow removal, parking, traffic along Chamonix In and these are all legitimate concerns. It is my hope that you will get a chance to thoroughly look at the impact of this building and the main hotel building to see if we can make it more compatible with the size of the other buildings in the neighborhood.My suggestion for compromise is to reduce the EHU Building to two stories maximum. This would still provide many employee housing units but not alter the nature and character of the neighborhood as much. Thank you for listening to our concerns, regards Mike Spiers. Get Outlook for iOS Ic City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: March 9, 2020 ITEM/TOPIC: A request for review of an Exterior Alteration, pursuant to Section 12-7J-12, Exterior Alterations or Modifications, Vail Town Code, to allow for construction of a hotel addition and an EHU apartment building, located at 2211 North Frontage Road West which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, and setting forth details in regard thereto. (PEC19-0046) This item will be heard concurrently with PEC19-0047 and PEC19-0048. ATTACHMENTS: File Name PEC19-0046 PEC19- 0048 Staff Memorandum - Highline - SDD EA.pdf Attachment A. Vicinity Map.pdf Attachment B. Applicant Narrative - 2-25-2020-compressed. pdf Attachment C. Plan Set 1 of 3.pdf Attachment C. Plan Set 2 of 3-compressed.pdf Attachment C. Plan Set 3 of 3 Part1.pdf Attachment C. Plan Set 3 of 3 Part2.Ddf Attachment D. Attachment E. Highline Parking Study 1-10-20.pdf Public Comment - Patricia Lauer - 12-3-2019.pdf Attachment F. Public Comment - Tania Boyd - 12-3-2019.pdf Attachment G. Attachment H. Public Comment - Lauer - 2-4-20.pdf Public Comment - Elyse Howard - 2-3-2020.pdf Attachment I. Public Comment - Chris Romer - 1-27-2020.0 Attachment J. Public Comment - Carey and Brett August - 12-7- 2019.pd Attachment K. Public Comment - James Pyke - 2-26-2020.pdf Attachment L. Attachment M. Public Comment - VCBA - 3-4-2020.pdf Vail Local Housing Authority Letter - 12-18-2019.pdf Attachment N. Public Comment - Michael Spiers - 3-3-2020.pdf Attachment O. PEC Minutes from Meeting on 12-09-2019.pdf Description Staff Report PEC19-0046, PEC19-0048 Attachment A. Vicinity Map Attachment B. Applicant Narrative - 2-25-2020 Attachment C. Plan Set 1 of 4 Attachment C. Plan Set 2 of 4 Attachment C. Plan Set 3 of 4 Attachment C. Plan Set 4 of 4 Attachment D. Highline Parking Study 1-10-20 Attachment E. Public Comment - Patricia Lauer - 12-3-2019 Attachment F. Public Comment - Tania Boyd - 12-3-2019 Attachment G. Public Comment - Lauer - 2-4-20 Attachment H. Public Comment - Elyse Howard - 2-3-2020 Attachment I. Public Comment - Chris Romer - 1-27-2020 Attachment J. Public Comment - Carey and Brett August - 12-7-2019 Attachment K. Public Comment - James Pyke - 2-26-2020 Attachment L. Public Comment - VCBA - 3-4-2020 Attachment M. Vail Local Housing Authority Letter - 12-18-2019 Attachment N. Public Comment - Michael Spiers - 3-3-2020 Attachment O. PEC Minutes from Meeting on 12-09-2019 0) rowN of vain Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: March 9, 2020 SUBJECT: A request fora recommendation to the Vail Town Council of an application to establish Special Development District No. 42 (Highline DoubleTree), pursuantto Section 12-9-A Special Development (SDD) District, Vail Town Code, to allow forthe developmentof a hotel addition to add 79 accommodation units, convert 19 existing dwelling unitsto 19 limited service lodge units, create a 12 u n it EHU dormitory, remove office space, add conferencespace and build 16 unitemployee housing apartment building, and related uses and improvements, located at 2211 North Frontage Road West which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, and setting forth details in regard thereto. (PEC19-0048) And A final review for a Major Exterior Alteration, pu rsu ant to Section 12-7J-12, Exterior Alterations or Modifications, Vail Town Code, to allow for the developmentof a hotel addition to add 79 accommodation units, convert 19 existing dwelling unitsto 19 limited service lodge units, create a 12 unit EHU dormitory, remove office space, add conference space and bu ild 16 unit employee housing apartment building, and related uses and improvements, located at 2211 North Frontage Road West which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, and setting forth details in regard thereto. (PEC19-0046) Applicant: TNFREF III Bravo Vail LLC represented by Mauriello Planning Group & Triumph Development Planner: Greg Roy I. SUMMARY The applicant, TNFREF III Bravo Vail LLC, represented by Mauriello Planning Group and Triumph Development, is requesting a recommendation to the Vail Town Council forapproval of a Special Development District, pursuantto Section 12-9-A, Special Development (SD D) District, Vail Town Code, located at the property of 2211 N. Frontage Road West, wh ich is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3. Based upon Staff's review of the criteria outline in Section VI of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission forward a recommendation of denial to the Vail Town Council to establish a Special Development District. The applicant, TNFREF III Bravo Vail LLC, represented by Mauriello Planning Group and Triumph Development, is also requesting approval of a Major Exterior Alteration, pursuantto Section 12-7J-12, Exterior Alterations or Modifications, Vail Town Code, located at the property of 2211 N. Frontage Road West, which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3. Based upon Staff's review of the criteria outline in Section VI of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission deny the applicant's request forth major exterior alteration. II. DESCRIPTION OF REQUEST The applicant, TNFREF III Bravo Vail LLC represented by Mauriello Planning Group & Triumph Development, is requesting a recommendation to the Vail Town Council of an application to establish Special Development District No. 42 (Highline Double Tree), pursuantto Section 12-9-A Special Development (SDD) District, Vail Town Code, and a final review fora major exterior alteration, pursuantto Section 12-7J-12, Exterior Alterations or Modifications, Vail Town Code to allow for the developmentof a hotel addition to add 79 accommodation units, convert 19 existing dwelling units to 19 limited service lodge units, create a 12 u n it EHU dormitory, remove office space, add conference space and build 16 unitemployee housing apartment building, and related uses and improvements, located at 2211 North Frontage Road West which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3. Attached for review are: A. Vicinity Map B. Applicant Narrative, February 25, 2020 C. Plan Set, Pierce Austin Architects, February 25, 2020 D. Parking Study 1-10-2020 E. Public Comment— Patricia Lauer— 12-3-2019 F. Public Comment— Tania Boyd — 12-3-2019 Town of Vail Page 2 G. Public Comment— Patricia Lauer— 2-4-2020 H. Public Comment— Elyse Howard — 2-3-2020 I. Public Comment— Chris Romer — 1-27-2020 J. Public Comment— Carey and Brett August -12-7-2019 K. Pu blic Comment— James Pyke — 2-26-2020 L. Pu blic Comment— VCBA — 3-4-2020 M. Vail Local Housing Authority Letter — 12-18-2019 N. Pu blic Comment— Michael Spiers — 3-3-2020 O. PEC Minutesfrom Meeting on 12-09-2019 III. BACKGROUND In 1980 the hotel was built in the County and was annexed into the town per Ordinance No. 43, Series 1980 and the zoned CC3within the required ninety days. The Ordinance was later overturned by the Colorado Court of Appeals due to a lack on contiguity. It was then annexed again with Ordinance No. 1, Series 1986 and was again zoned CC3 with Ordinance No. 10, Series of 1986. Overtime there have been multiple application forsmall remodels or exterior alterations. Most recently was the exterior alteration that allowed for restriping of the parking lot, pool upgrades, and exterior facade upgrades to the building in 2016. This application was discussed at the PEC as part of a work session item on December 9th 2019, attached are the minutesfrom that meeting. The Design Review Board also saw the application fora conceptual review on December 18th, 2019. Town of Vail Page 3 Highline - A Doubletree Hotel- Major Exterior Alteration - PEC 19. 0046 �2 Rezoning - PEC19-0047 ,- - Special Development District - PEC19-0048 2211 North Frontage Road West TV d k0 w. • It 1 F L Feet 0 25 50 100 c. usi rnxfiee-oe«meer z, mYe iOwAYIYA IV. APPLICABLE PLANNING DOCUMENTS Staff believes that following provisions of the Vail Land Use Plan, the Vail Village Master Plan and the Vail Town Code are relevant to the review of this proposal: Vail Town Code ARTICLEA. SPECIAL DEVELOPMENT (SDD) DISTRICT 12-9A-1: PURPOSEAND APPLICABILITY: A. Purpose: The purpose of the special development district is to encourage flexibility and creativity in the development of land in order to promote its most appropriate use; to improve the design character and qualityof the new development with the town; to facilitate the adequate and economical provision of streets and utilities, to preserve the natural and scenic features of open space areas, and to further the overall goals of the communityas stated in the Vail comprehensive plan. An Town of Vail Page 4 approved developmentplan for a special development district, in conjunction with the property's underlying zone district, shall establish the requirements for guiding development and uses of property included in the special development district. B. Applicability: Special development districts do not apply to and are not available in the following zone districts: hillside residential, single-family residential, two-family residential and two-family primary/secondary residential. (Ord. 29(2005) § 26: Ord. 9(1994) § 1: Ord. 21(1988) § 1) 12-9A-2: DEFINITIONS.- AFFECTED EFINITIONS: AFFECTED PROPERTY: Property within a special development district that, by virtue of its proximity or relationship to a proposed amendment request to an approved development plan, maybe affected by redesign, density increase, change in uses, or other modifications changing the impacts, or character of the approved special development district. AGENT OR AUTHORIZED REPRESENTATIVE: Any individual orassociation authorized or empowered in writing by the property owner to act on his (her) stead. If any of the property to be included in the special de velopm ent district is a condominiumized development, the pertinent condominium association maybe considered the agent or authorized representative for the individual unit owners if authorized in conformity with all pertinent requirements of the condominium association's declarations and all other requirements of the condominium declarations are met. MAJOR AMENDMENT (PEC AND/OR COUNCIL REVIEW): Any proposal to change uses; increase gross residential floor area, change the number of dwelling or accommodation units, -modify, enlarge or expand any approved special development district (other than "minoramendments" as defined in this section), except as provided under section 12-15-4, "Interior Conversions", or 12-15-5, "Additional Gross Residential FloorArea (250 Ordinance)", of this title. MINOR AMENDMENT (STAFF REVIEW): Modifications to building plans, site or landscape plans that do not alter the basic intent and character of the approved special development district, and are consistent with the design criteria of this article. Minor amendments may include, but not be limited to, variations of not more than five feet (5) to approved setbacks and/or building footprints, changes to landscape or site plans that do not adversely impact pedestrian or vehicular circulation throughout the special development district; or changes to gross floor area (excluding residential uses) of not more than five percent (5%) of the approved square footage of retail, office, common Town of Vail Page 5 areas and other nonresidential floor area, except as provided under section 12-15-4, "Interior Conversions", or 12-15-5, "Additional Gross Residential FloorArea (250 Ordinance) ", of this title. UNDERLYING ZONE DISTRICT: The zone district existing on the property, or imposed on the property at the time the special development district is approved. The following zone districts are prohibited from special de velopm ent districts being used: hillside residential, single-family residential, two-family residential, two-family primary/secondary residential. (Ord. 29(2005) § 26: Ord. 13(1997) § 2: Ord. 9(1994) § 2: Ord. 21(1988) § 1) 12-9A-4: DEVELOPMENT REVIEWPROCEDURES: A. Approval Of Plan Required: Prior to site preparation, building construction, or other improvements to land within a special development district, there shall be an approved developmentplan for said district. The approved developmentplan shall establish requirements regulating development, uses and activity within a special development district. B. Preapplication Conference: Prior to submittal of a formal application for a special de velopm ent district, the applicant shall hold a preapplica tion conference with the department of community development. The purpose of this meeting shall be to discuss the goals of the proposed special development district, the relationship of the proposal to applicable elements of the town's comprehensive plan, and the review procedure that will be followed for the application. C. PEC Conducts Initial Review: The initial review of a proposed special development district shall be held by the planning and environmental commission at a regularly scheduled meeting. Prior to this meeting, and at the discretion of the administrator, a work session may be held with the applicant, staff and the planning and environmental commission to discuss special development district A report of the department of community development staffs findings and recommendations shall be made at the initial formal hearing before the planning and environmental commission. Within twenty (20) days of the closing of a public hearing on a proposed amendment, the planning and environmental commission shall act on the petition or proposal. The commission may recommend approval of the petition or proposal as initiated, may recommend approval with such modifications as it deems necessary to accomplish the purposes of this title, or may recommend denial of the petition or rejection of the proposal. The commission shall transmit its recommendation, together with a report on the public hearing and its deliberations and findings, to the town council. D. Town Council Review: A report of the planning and environmental commission stating its findings and recommendations, and the staff report shall then be transmitted to the town council. Upon receipt of the report and recommendation of Town of Vail Page 6 the planning and environmental commission, the town council shall set a date for hearing within the following thirty (30) days. Within twenty (20) days of the closing of a public hearing on a proposed SDD, the town council shall act on the petition or proposal. The town council shall consider but shall not be bound by the recommendation of the planning and environmental commission. The town council may cause an ordinance to be introduced to create or amend a special development district, either in accordance with the recommendation of the planning and environmental commission or in modified form, or the council may deny the petition. If the council elects to proceed with an ordinance adopting an SDD, the ordinance shall be considered as prescribed by the Vail town charter. (Ord. 29(2005) § 26: Ord. 21(1988) § 1) 12-9A-6: DEVELOPMENT PLAN: An approved development plan is the principal document in guiding the development, uses and activities of special development districts. A developmentplan shall be approved by ordinance by the town council in conjunction with the review and approval of any special development district. The developmentplan shall be comprised of materials submitted in accordance with section 12-9A-5 of this article. The development plan shall contain all relevant material and information necessary to establish the parameters with which the special de velopm ent district shall develop. The development plan may consist of, but not be limited to, the approved site plan, floor plans, building sections and elevations, vicinity plan, parking plan, preliminary open space/landscape plan, densities and permitted, conditional and accessory uses. (Ord. 29(2005) § 26.- Ord. 6: Ord. 21(1988) § 1) 12-9A-7: USES.- Determination SES:Determination of permitted, conditional and accessory uses shall be made by the planning and environmental commission and town council as a part of the formal review of the proposed developmentplan. Unless further restricted through the review of the proposed special development district, permitted, conditional and accessory uses shall be limited to those permitted, conditional and accessory uses in a property's underlying zone district. Under certain conditions, commercial uses may be permitted in residential special development districts if, in the opinion of the town council, such uses are primarily for the service and convenience of the residents of the development and the immediate neighborhood. Such uses, if any, shall not change or destroy the predominantly residential character of the special development district. The amount of area and type of such uses, if any, to be allowed in a residential special development district shall be established by the town council as a part of the approved development plan. (Ord. 29(2005) § 26: Ord. 21(1988) § 1) 12-9A-8: DESIGN CRITERIA AND NECESSARYFINDINGS: Town of Vail Page 7 A. Criteria: The following design criteria shall be used as the principal criteria in evaluating the merits of the proposed special development district. It shall be the burden of the applicant to demonstrate that submittal material and the proposed development plan comply with each of the following standards, or demonstrate that one or more of them is not applicable, or that a practical solution consistent with the public interest has been achieved.- 1. chieved: 1. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. 2. Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. 3. Parking And Loading: Compliance with parking and loading requirements as outlined in chapter 10 of this title. 4. Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive plan, town policies and urban design plans. 5. Natural And/Or Geologic Hazard: Identification and mitigation of natural and/or geologic hazards that affect the property on which the special de velopm ent district is proposed. 6. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. 7. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off site traffic circulation. 8. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. 9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. B. Necessary Findings: Before recommending and/or granting an approval of an application for a special developmentdistrict, the planning and environmental commission and the town council shall make the following findings with respect to the proposed SDD: Town of Vail Page 8 1. That the SDD complies with the standards listed in subsection A of this section, unless the applicant can demonstrate that one or more of the standards is not applicable, or that a practical solution consistent with the public interest has been achieved. 2. That the SDD is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town, and 3. That the SDD is compatible with and suitable to adjacent uses and appropriate for the surrounding areas, and 4. That the SDD promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. (Ord. 29(2005) § 26: Ord. 21(1988) § 1) 12-9A-9: DEVELOPMENT STANDARDS.- Development TANDARDS: Development standards including lot area, site dimensions, setbacks, height, density control, site coverage, landscaping and parking shall be determined by the town council as part of the approved developmentplan with consideration of the recommendations of the planning and environmental commission. Before the town council approves development standards that deviate from the underlying zone district, it should be determined that such deviation provides benefits to the town that outweigh the adverse effects of such deviation. This determination is to be made based on evaluation of the proposed special development district's compliance with the design criteria outlined in section 12-9A-8 of this article. (Ord. 29(2005) § 26: Ord. 21(1988) § 1) ARTICLE J. PUBLIC ACCOMMODATION -2 (PA -2) DISTRICT 12-7J-1: PURPOSE.- The URPOSE: The public accommodation -2 district is intended to provide sites for lodges, limited service lodges, and residential accommodations on a short term basis, for visitors and guests, together with such public and semipublic facilities and commercial/retail and related visitor oriented uses as maybe appropriately located within the same zone district and compatible with adjacent land uses. This district is intended to provide for lodging sites located outside the periphery of the town's Vail Village and Lionshead commercial core areas. The public accommodation -2 district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing Town of Vail Page 9 appropriate site development standards. Additional nonresidential uses are allowed as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district. (Ord. 2(2006) § 2) 12-7J-2: PERMITTED USES.- The SES: The following uses shall be permitted in the PA -2 district: Employee housing units, as further regulated by chapter 13 of this title. Limited service lodge, including accessory eating, drinking, or retail establishments located within the principal use and not occupying more than ten percent (10%) of the total gross residential floor area of the main structure or structures on the site; additional accessory dining areas may be located on an outdoor deck, porch, or terrace. Lodges, including accessory eating, drinking, or retail establishments located within the principal use and not occupying more than ten percent (10%) of the total gross residential floor area of the main structure or structures on the site, additional accessory dining areas maybe located on an outdoor deck, porch, or terrace. (Ord. 1(2008) § 23.- Ord. 3:Ord. 2(2006) § 2) 12-7J-3: CONDITIONAL USES.- The SES: The following conditional uses shall be permitted in the PA -2 district, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title.- Bed itle: Bed and breakfasts, as further regulated by section 12-14-18 of this title. Fractional fee club units, as further regulated by subsection 12-16-7A8 of this title. Lodges, including accessory eating, drinking, or retail establishments located within the principal use and occupying between ten percent (10%) and fifteen percent (15%) of the total gross residential floor area of the buildings, grounds and facilities. Public or commercial parking facilities or structures. Public transportation terminals. Public utility and public service uses. Town of Vail Page 10 Religious institutions. Theaters and convention facilities. (Ord. 2(2016) § 18: Ord. 12(2008) § 25: Ord. 1(2008) § 23: Ord. 2(2006) § 2) 12-7J-4: ACCESSORY USES.- The SES: The following accessory uses shall be permitted in the PA -2 district: Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of section 12-14-12 of this title. Meeting rooms. Swimming pools, tennis courts, patios, or other recreation facilities customarily incidental to permitted lodge uses. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. (Ord. 2(2006) § 2) 12-7J-5: LOT AREA AND SITE DIMENSIONS.- The IMENSIONS: The minimum lot or site area shall be ten thousand (10,000) square feet of buildable area and each site shall have a minimum frontage of thirty feet (30). Each site shall be of a size and shape capable of enclosing a square area eighty feet (80) on each side within its boundaries. (Ord. 2(2006) § 2) 12-7J-6: SETBACKS.- In ETBACKS: In the PA -2 district, the minimum front setback shall be twenty feet (20), the minimum side setback shall be twenty feet (20), and the minimum rearsetback shall be twenty feet (20). At the discretion of the planning and environmental commission and/or the design review board, variations to the setback standards outlined above maybe approved during the review of exterior alterations or modifications (section 12-7J-12 of this article) subject to the applicant demonstrating compliance with the following criteria.- A. riteria: A. Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas. B. The proposed building setbacks will provide adequate availability of light, air and open space. Town of Vail Page 11 C. Proposed building setbacks will provide a compatible relationship with buildings and uses on a dja cent properties. D. Proposed building setbacks will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. (Ord. 2(2006) § 2) 12-7J-7: HEIGHT: For a flat roof or mansard roof, the height of buildings shall not exceed forty five feet (45). For a sloping roof, the height of buildings shall not exceed forty eight feet (48). (Ord. 2(2006) § 2) 12-7J-8: DENSITY CONTROL: Up to one hundred fifty (150) square feet of gross residential floor area (GRFA) may be permitted for each one hundred (100) square feet of buildable site area. Final determination of allowable gross residential floor area shall be made by the planning and environmental commission in accordance with section 12-7J-12 of this article. Specifically, in determining allowable gross residential floor area the planning and environmental commission shall make a finding that proposed gross residential floor area is in conformance with applicable elements of the Vail comprehensive plan. Total density shall not exceed twenty five (25) dwelling units per acre of buildable site area. For the purposes of calculating density, employee housing units, limited service lodge units, accommodation units and fractional fee club units shall not be counted towards density (dwelling units per acre). A dwelling unit in a multiple -family building may include one or more attached accommodation units. (Ord. 2(2006) § 2) 12-7J-9: SITE COVERAGE.- Site OVERAGE: Site coverage shall not exceed sixty five percent (65%) of the total site area. Final determination of allowable site coverage shall be made by the planning and environmental commission and/or the design review board in accordance with section 12-7J-12 of this article. Specifically, in determining allowable site coverage the planning and environmental commission and/or the design review board shall make a finding that proposed site coverage is in conformance with applicable elements of the Vail comprehensive plan. (Ord. 2(2006) § 2) 12-7J-10: LANDSCAPINGAND SITE DEVELOPMENT: Town of Vail Page 12 At least thirty percent (30%) of the total site area shall be landscaped. The minimum width and length of any area qualifying as landscaping shall be fifteen feet (15) with a minimum area not less than three hundred (300) square feet. (Ord. 2(2006) § 2) 12-7J-11: PARKING AND LOADING: Off street parking and loading shall be provided in accordance with chapter 10 of this title. At least seventy five percent (75%) of the required parking shall be located within the main building or buildings and hidden from public view. No at grade or above grade surface parking or loading area shall be located in any required front setback area. Below grade underground structured parking and short term guest loading and drop off shall be permitted in the required front setback subject to the approval of the planning and environmental commission and/or the design review board. (Ord. 2(2006) § 2) 12-7J-12: EXTERIOR ALTERATIONS OR MODIFICATIONS: A. Review Required: The construction of a new building or the alteration of an existing building shall be reviewed by the design review board in accordance with chapter 11 of this title. However, any project which adds additional dwelling units, accommodation units, fractional fee club units, limited service lodge 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 majorexterior alteration in accordance with this chapter and section 12-3-6 of this title. Complete applications for majorexterior alterations shall be submitted in accordance with administrative schedules developed by the department of community developm ent for planning and environmental commission and design review board review. The following submittal items are required.- 1. equired: 1. 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 condominium ize d buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations. 2. 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, Town of Vail Page 13 specifications, samples and other materials if deemed necessary to properly evaluate the proposal. 3. 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. 4. 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 maybe appealed to the town council in accordance with section 12-3-3 of this title. 5. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article shall lapse and become void three (3) 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. 2(2006) § 2) 12-7J-13: COMPLIANCE BURDEN.- It URDEN: 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 public accommodation -2 (PA -2) zone district, 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. 2(2006) § 2) 12-7J-14: 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 maybe 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. Substantial off site impacts may include, but are not limited to, the following: deed restricted employee housing, roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank restoration, loading/delivery, public art improvements, and similarimprovements. The Town of Vail Page 14 intent of this section is to only require mitigation for large scale redevelopment/developm entprojects which produce substantial off site impacts. (Ord. 2(2006) § 2) 12-7J-15: LOCATION OF BUSINESSACTIVITY: A. Limitations, Exception: All permitted and conditional uses shall be operated and conducted entirely within a building except for permitted parking and loading areas and such activities as maybe specifically authorized to be unenclosed by a conditional use permit and the outdoor display of goods. For purposes of this section, "conducted entirely within a building" means that all activities related to the permitted use, including contacting potential customers and clients, must occur completely inside of a building, and not in an open doorway of the building. B. Outdoor Displays: The area to be used for an outdoor display shall 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 displays. (Ord. 11(2019) § 10) V. SITE ANALYSIS Address: 2211 North Frontage Road West Legal Description: Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3 Existing Zoning: Commercial Core 3 (CC3) Proposed Zoning: Public Accommodation -2 (PA -2) District Land Use Plan Designation: Community Commercial Current Land Use: Lodge Proposed Land Use: Lodge Geological Hazards: Debris Flow, Steep Slopes and Rock Fall Hazard Town of Vail Page 15 1y1 Development Required by Town Proposed Complies? Standard Code Lot Size Min. 10,000 sq. ft. 3.95 acres (172,047 sq. Complies ft.) Minimum Setbacks Front — 20' North: 20' Deviation Requested Side— 20' South: >20' Rear — 20' East: 12' West: >20' Maximum Height 48 ft. max -mansard 47'6" ft. max Complies 45 ft. max -flat 44'3" ft. max GRFA Max. 150/100 Buildable 77,805 sq. ft. Complies Site Area or 258,070 SF Site coverage Max. 65% of site area or 62,070 sq. ft. or 36% Complies maximum 111,830 sq. ft. Minimum Landscaping Min. 30% of site area or 50,728 sq. ft. or 29% ** Deviation Requested 51,614 sq. ft. Minimum Snow Min. 30% of paved area* 13,772 sq. ft. or 23%*** Deviation Requested Storage or 17,970 sq. ft. Required Parking 256 spaces 208 spaces Deviation requested * Snow storage is 10% for paved areas that are snow melted. ** Including areas that do not meet the dimension orsize requirements. Additional discussion in deviation #5 below. *** Including areas with trees that do not count as snow storage. Additional discussion in deviation #3 below. SURROUNDING LAND USES AND ZONING Existing Use North: Multi-family/Single- family South- 1-70 East: Commercial Zone District Two -Family Primary/Secondary Residential N/A Commercial Core 3 (CC3) West: Commercial/Housing Commercial Core 3 (CC3) & Housing (H) VII. SPECIAL DEVELOPMENT DISTRICT DEVIATIONS REQUESTED: 1. Reduction in the parking requirements for the site. The application includes a parking study done by McDowell Engineering thatanalyzed the parking counts forthe hotel, conference space, retail, and commercial spaces on the property. The counts suggested do not include the EHU units orthe two independent restaurants in the hotel building. The study utilizes the Institute of Transportation Engineers (ITE) counts as well as an onsite parking survey performed by Town of Vail Page 16 the property ownerover a period of 11 months. The study concludes thatfor the uses included in the study, a rate of 0.7 parking spaces per room will be sufficient 99% of the time. At 0.7 spaces per room that comes to a total of 137 spaces for 195 rooms. With the restaurant seating (18.9), the dormitory (2.5), and the EHU building (17) parking the total spaces proposed to be required would be 175 spaces. Use Rooms/Units Spaces Per Room/Unit GRFA/SF 1 Space Per Parking Required Applicant's Suggestion Accommodation Units 176 0.4 57755 1000SF GRFA 128.2 123.2 Limited Service Lodge Unit 19 0.7 13.3 13.3 Restaurants and lobby bar(seatingarea) 2357 120 SF 19.6 18.9 Spa/retail 1520 300 SF 5.1 0 Dorm (dwelling unit 2000+SF 1 2.5 2.5 2.5 EHU 16 2 32 17 Conference Space (seating floor area) 6616 120 SF 55.1 0 Total Parking Required 255.8 174.9 Based on the data of actual parking usage collected on the site, and the study performed by McDowell Engineering staff believesthatthe proposed required parking countsuggested by the applicantwell be sufficient. 2. Increase in the amount of parking controlled by valet. Town Code stipu lates that "Valet parking shall be allowed, but shall not exceed fifty percent (50%) of the required parking on site." If the required parking is decided upon as 175 parking spaces then 50% would be 87.5 spaces that would be allowed to be operated by valet parking. The application is proposing to valet park 111 spaces or 78.8% of the required parking, which would be 23 more spaces than the maximum allowed by code. The application proposesto include 208 parking spaces, which exceeds the required parking (175 spaces) by 33 spaces. Staff believes that the 23 spaces could be removed from the parking supplied on the site and still meet the required parking. There are exactly 23 rows of three deep valet parking. Removing those 23 spaces could be a solution to concerns of the functionality of the three deep valet parking. 3. Exception from the requirement that landscaped areas with trees cannot be used for snow storage. Section 14-5-2(g) does not allow landscaped areas with trees to be counted forsnow storage purposes. Staff believes there are at least two reasons as to why the code does not allow this. First, that it is not functional and second, that allowing snow storage in those areas wou Id resu It in damage to trees. Town of Vail Page 17 In the case of con iferoustrees their branches spread and occupy an area around the trunk that typical Iyextends near the ground. This area precludes any snow being stored therewith out damaging the tree. It also makes the space behind the tree, opposite of the parking area unreachable to deposit snow. The same can be said for deciduous trees that do not have space between trunks to allow a plow to safely push snow behind them. Forth is first reason, snow storage in trees, or behind them is not possible and should not be included in afunctional snow storage plan. This application notes that with the proposed reduction in snow storage that snow hauling will be the solution to keeping the paved areas free of snow. If snow removal is taking place in and around trees the likelihood of those trees being damaged increases significantly. Staff has concerns that storing snow in areas landscaped with trees will not function. 4. Reduction in the amount of snow storage required. The application proposes a total of 13,772 square feet (23%) of snow storage where 17,970 square feet (30%) is required by code and then supplementing the snow storage with 5,110 square feet of temporary snow storage on designated parking spaces. Proposed snow storage is also impacted by the fact that the application shows snow storage occurring in the proposed six-foot pedestrian easement that is proposed to be dedicated to the Town. This easement would occupy2,535 of the proposed snow storage area. The easement would be used for a sidewalk and its associated snow storage which would conflict with the snow storage shown on this plan forth hotel parking lot. If the easement is granted to the Town then the area should not be included in any snow storage calculations. Since the applicant proposes a requ irement of 175 spaces that leaves 33 spaces in excess. Removal of these spaces would allow the site to add more permanent snow storage to meet the minimum amount required while still supplying sufficient parking. Staff believes that the snow storage as proposed would not be functional. The decision to exempt or not exempt trees from snow storage areas and the removal of the snow storage in the pedestrian easementcould alter the calculation significantly and affect the functionality of the remaining snow storage areas. 5. Relief from the minimum size of landscaping areas qualifying to meet landscape standards. There is a minimum size for landscaping in the PA -2 Zone District. The Code requires "The minimum width and length of any area qualifying as landscaping shall be fifteen feet (15) with a minimum area of not less than three hundred (300) square feet." Th is application wishes to be granted relief from this requirement. Having this minimum size Town of Vail Page 18 ensures that the landscaping proposed with site plans is done in an attractive way that is substantial enough to be a lasting benefit. It also makes it less likely to be degraded and lapse into disrepair overtime. As noted in the background section of this memorandum, the hotel was originally developed in the County and was annexed into Vail in the 80s. Asa resu It some of the landscaping has not been altered and brought up to the Town of Vail standard as a resort and residential community of the highest quality. While these areas add to the aesthetic of the site, they do not meet the standard the town has set for functional landscaping. Staff suggests that these areas be removed from the landscaping calculations to provide an accurate numberof the landscaping provided. 6. Reduction in the amount of landscaping required. The minimum amountof landscaping required is 51,614 square feet. The application is proposing to provide 50,728 square feet of landscaping and asking fora reduction in the amount required. The site, as it stands today, meets the minimum landscaping requirementand with this application is decreasing the landscaping below the minimum amount required. The PA - 2 zone district actually requires more landscaping than the CC3 zone district by 5%. The CC3 zone district allowsfor up to 40% site coverage and requires a minimum of 25% of the site area to be landscaped, compared to PA -2 where u p to 65% of the site can be covered and a minimum of 30% of the site area be landscaped. The difference isthat PA -2 requires 75% of the required parking to be located within the building, which is designed to produce less surface parking. Not complying with the 75% parking requ irement affects the ability of the site to meet the minimum landscaping required. If the application included more parking within the building there would be more opportunities for landscaping. The parking, as proposed, has excess spaces above whatthe study by McDowell Engineering says wouId be sufficient. Turning some of these excess spaces into landscaping would allow the site to have meet the landscaping minimums. 7. Relief from the subdivision requirement that requires a new lot be able to enclose an 80' by 80' square. Fora future subdivision, which would be required to create a new lot, the minimum lot area and dimensionsin Section 12-7J-5 requiresthat "each site shall be of size and shape capable of enclosing a square area eighty feet (80) on each side within its boundaries." Du e to the natu re of the proposed EH U bu ilding and the site plan there is no practical way to meet this requirement. Town of Vail Page 19 8. Relief from the interior setbacks for the proposed two lots. If the new subdivision is proposed to be treated as a development lot then the interior setbacks may be waived. 9. Relief from the required maximum allowed driveway slope. As an existing condition the slope of the entrance drives do not meet the commercial requirements of 8% for centerline and 8.5% for cross -slope. Since this is an existing condition there is no practical way to meet these requirements today withoutfull redevelopment of the site. 10. Relief from the side setback for the recycling and dumpster enclosure. Dueto thetypical size of a trash enclosurethe side setback being reduced foronlythis portion would not be unreasonable. 11. Relief from the restriction that no structure shall be built on a slope that exceeds forty percent (40%) or greater except in a single-family residential zone district as outlined in section 12-21-10. Since this is a man-made condition the requestto be exempted from this provision is a reasonable deviation. Through the SDD process deviations from development standards can be requested from the underlying zone district. Before approval is given/recommended it should be determined that such deviation provides benefits to the town that outweigh the adverse effects of such deviation. Listed is the amountof deviations requested by the application and the benefits the town would see. SDD Deviations Requested: 1. Reduction in parking requirements forthe site. 2. Increase in the amountof parking controlled by the valet. 3. Exception to from the requirementthat landscaped areas with trees cannot be used for snow storage. 4. Reduction in the amountof snow storage required. 5. Relief from the minimum size of landscaping areas. 6. Reduction in the amountof landscaping required. 7. Relief from the subdivision requirementthat requires anew lot be able to enclose an 80' by 80' square. 8. Relief from the interior setbacks for the proposed two lots. 9. Relief from the required maximum allowed driveway slope. 10. Relief from the side setback for the recycling and dumpster enclosure. 11. Relief from the restriction that no structure shall be builton a slope that exceeds Town of Vail Page 20 forty percent (40%) or greater except in a single-family residential zone districtas outlined in section 12-21-10. Benefits: 1. FourEHU units above and beyond the requirement and the additional interim period between when the other 12 units are first leased and when they are credited towards another development. 2. A six-foot easement for pedestrian access along the far eastern boundaryofthe lot. 3. A sidewalkalong Chamonix Lane and Chamonix Road. 4. A Publicart contribution which is proposed to amountto $15,000. Staff suggests the amount be increased to $50,000. VIII. REVIEW CRITERIA— SDD Criteria: The following design criteria shall be used as the principal criteria in evaluation the merits of the proposed special development district. It shall be the burden of the applicantto demonstrate that the submittal material and the proposed development plan comply with each of the following standards, or demonstrate that one or more of them is not applicable or that a practical solution consistentwith the public interest has been achieved: 1. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. The proposed SDD is not compatible or sensitive to the immediate environment, neighborhood oradjacent properties. The scale of the buildings is far in excess of what is allowed or existing in the area. The SDD proposes additions in the back (north) and side (west) of the lot wh ich is directly adjacent to the residential properties that border the property. The properties to the north are zoned Two Family Primary/Secondary Residential. Th is allows for a maximum height ofthirty (30) feet for a flat roof and th irty th ree (33) feet for a sloped roof. The proposed SDD would have buildings u p to forty five (45) feet with flat roofs and forty eight (48) feet with a sloped roof. This is fifteen feettaller than allowed across the street and ten (10) feet higherthan what is currently permitted on the property with the currentzoning. This increase wou Id not be in line with the scale of the buildings in the neighborhood. The cu rrently allowed height ofthirty eight (38) feet for a sloped roof is more consistentwith the surrounding area compared to the proposed forty eight (48) feet which is not sensitive to the adjacent properties. The mass of the proposed structures is largely differentfrom the neighboring properties as well. The majority of the properties affected by this expansion are smaller multifamily buildings and single family homes. The proposed buildings Town of Vail Page 21 are largely sing IerectanguIarshapes that achieve the maxim umallowed height, with little variation in the vertical or horizontal plane. The bulk is a sing uIarmass with little or no sign ificantvariations. The bulk is not compatible with the immediate environ men tan d adjacent properties. Other commercial buildings that have frontage on Chamonix Lane and the North Frontage road have larger buffers to the residential area than the current proposal. The Safeway and the Das Sch one buildings have parking lots in the rear of the building to set the building further away from residential properties. City Market buffers the main commercial building by having the single story residential units on the Chamonix frontage. The only exception to this is next door to the east at the West Vail Mall. At that location there is a limited setback, but the building is built to the lower grade and does not extend far above the grade on Chamonix Lane. It is uncharacteristic of theneighborhood to build directly up to the setbacks and extend this far above the road grade without similar buffer as seen further east along Ch amonixLane. Staff finds that the proposed SDD does not conform to this criterion. 2. Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. The SDD does not propose a change in the use, or activity on the site. Density in terms of residential will be decreased with this application. In terms of building density as site coverage, the application proposes 36% site coverage which would be within the maximum 40% allowed in the CC3 Zone District on either side of this property. Staff f n ds th at th is criterion is met. 3. Parking And Loading: Compliance with parking and loading requirements as outlined in chapter 10 of this title. This application proposes deviation from the maximum amountof parking that is allowed to be controlled by valet and to minimize the amountof parking on the lot according to the provided parking study. There are several thingsto considerwhen itcomes to the amountof parking that is proposed to be valet parked. The application shows valet parking that is three cars deep on the surface parking lot. This will represent a sign ificant challenge during the winterwhen the parking will be the busiestand the snow plowing will be the most difficult. The stacked parking makes sense if it were located inside of a structure and there would be no snow removal operations needed. The site plan includes two parking spaces to be used by the valets for shuffling cars. In order to plow the lot when fu Ily parked the valets will need to be constantly shuffling cars in and out of these spaces to make lanes for the plow operator to Town of Vail Page 22 clear the lot. This dal so be a concern during heavy snow years of keeping the lot clear enough forfire access and staging. The PA -2 zone district also has requirementthat 75% of the required parking be located within the main building. With this application there will be 48 parking spaces located within the main building, ortwenty five percent (27%) of the 175 spaces discussed above. There are only 39 spaces being added with this application, meaning the application does notexacerbate non -conformity, but does not reach the 75%. Staff finds that since it does not increase non -conformity this is acceptable, but creates challenges with the site layoutand parking design. Staff finds that th is criterion is not met. 4. Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive plan, town policies and urban design plans. The application wou Id be forwarding the Goal #4 of the Land Use and Development section of the comprehensive plan if the employee housing building would be in addition to required employee housing. The applicant is proposing to build this as a mitigation bank so that futu re developments do not have to provide employee housing. There are onlyfour(4) units thatwill be excluded from the mitigation bank and can be considered a true benefit. The benefitof the other twelve units is lost since those would have been required and provided with a future development. However, the application does propose those units above and beyond what is required, which puts the town closer to achieving its goals for providing housing. Staff f n ds th at th is criterion is met. 5. Natural And/Or geologic Hazard: Identification and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed. There are steep slopes, hazardous rock fall, and debris flow that affects this property. The applicant supplied a report on these hazards. The report states that a site specific study would need to be completed for debris flow to suggestthe needed mitigation forthe site, and that the rock fall hazard was low forthis site. It did not suggesta site specific studyfor rock fall. The applicant is seeking relief from Section 12-21-10 that does not allow structures to be built on slopes exceeding 40%. Staff f n ds th at th is criterion is met. 6. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and Town of Vail Page 23 sensitive to natural features, vegetation and overall aesthetic quality of the community. The site plan as proposed does not produce a functional developmentthat is in line with aesthetic quality of the community. Forthe employee housing building, the building is oriented towards Chamonix Lane with no entrances or exits on the parking lot side. Since all of the parking for the building is in the main parking lot, every time a resident returns home they must walk through the parking lotwithouta sidewalk, around the building, up the stairs and around the front on the sidewalk along Chamonix Ln and then to the entry way. If they are parking in the enclosed garage then they must walk up the sloped drive aisle to the stairs, where there is a blind turn for those pulling into the garage and no separated pedestrian walkway. The conditions in winterwill exacerbate this as there is snow storage proposed on the one side of the drive aisle that does not have a retaining wall. Similarly if they utilize the valet parking they will be required to walk through the parking lot with no sidewalk. The practicality of this and the safety of the potential residents is called into question with the currentdesign. Possibilitiesto address this safety concern should beexplored. A stairwell in the NE cornerof the garage could provide anotherway to get to the EHU building from the garage. A sidewalkcould be added along theeast side of the existing hotel building to separate cars and pedestrians. Staff has concerns aboutthe functionality of the valet parking arrangement. While the code allows for cars to stacked four deep for valet parking, the stacking has typically been done in covered parking areas. What is proposed is three deep valet parking in the exterior parking lot. With only two spaces available for cars to be shuffled when full, this meansthat plowing operations can only be done one parking lane at a time. Winter is the busiesttime of the year, and the parking lot will most likely to be full during th is time of the year when we receive the most snow. Meaning, that when the plowing will be most critical it will also be most difficult. This, combined with the fact that the SDD proposes decreasing the amountof snow storage provided to be below the minimum required by code, means that the removal and hauling operations would need to happen on a more frequent basis. The parking lot design does not seem sensitive to existing vegetation as it wou Id also push the parking along the existing building closertowards the building requiring the removal of some if notall of the large existing plantings. The site is also designed to not meet the minimum landscaping requirements. Removing a row of excess parking would solve three large issues with this design. Revising the three deep valet parking configuration would result in greater functionality of the site with increased snow storage and landscaping. Town of Vail Page 24 When it comes to the design of the build ingsthe Design Review Board (DRB) made several comments on the overall design of the proposed buildings and the site as a whole. The DRB, based on the Code, had concerns relating to a lack of unified architecture and extensive unbroken roof lines. The application has incorporated a few changes to try to address these concerns. The color of the roofs have been coordinated and, the building coloron the existing hotel will match the new addition, breaks between dormers on the new building have also been added to improve the aesthetic appearance. The building design also calls into question if the EHU units are up to the Vail standard of "a resort and residential community of the highest quality". The four bottom floor units of the EHU building will have no windows in the living room, kitchen/dining room, and bathrooms, which leaves the onlywindows proposed in the bedrooms. During the winter months those windows on the east half of the building will be blocked by snow storage. On the west half of the building the bottom floor windows will be cast in the shadow of the hotel, as seen on the sun/shade analysis. The only entrances to the building are located on Chamon ix Lane, wh He the parking is located to the south, necessitating the need to walk around the bu ilding for access. Ways that the building could be more functional should be explored. • Window wells in the first floor living areas. • One bottom floor bathroom removed to make a rear entrance. Staff finds that th is criterion is not met. 7. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off site traffic circulation. The revised submittal includes a sidewalk along Chamon ix Lane and Chamonix Road that fluctuates between five feet, six feet, and ten feet in areas. The sidewalk improves offsite pedestrian circulation resulting in a benefitto the community. The interior circulation system is designed to only handle veh iculartraffic. Pedestrian travel through the site would have to occur in the vehiculardrive aisles. There is no sidewalk proposed along the frontof the non -valet parking that is to the east of the existing hotel. This will require everyone using those spaces to park and then walkthrough the only drive aisle to the hotel entrance. EHU residents utilizing the six non valet spaces in the garage will be forced to walk up the 20' wide entrance drive to their building. The drive is around a curve, with a retaining wall on one side and snow storage on the other. Town of Vail Page 25 Refinements that could result in improved pedestrian circulation include: • Internal sidewalks connecting the EHU building to the hotel entrance or a striped area in the drive aisle to create a pedestrian path. • An alternative access from the garage to the EHU building. • Building the sidewalk in the proposed easement on the east side of the property. The parking man agementplan states that the EHU residents will generally be using the valet system. With no internal sidewalk residents are required to walk through the drive aisle to the valet operator, a distance of approximately 177 yards. Staff finds that th is criterion is not met. 8. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. The proposed landscape plan does not meet the minimum required of the Code, resulting in several deviations being requested, as noted previously. At the previous PEC work session, the Commissioners requested the landscape plan to be revised to provide adequate screening of the buildings from adjacent properties. The plan includes two 10'-14' conifers between Chamonix Lane and the EHU building and nine between the hotel addition and Chamonix Lane and Chamonix Road. For these to be effective additional trees should be added between the EHU building and the road. The SDD asks for relief from the minimum dimensions for landscaped areas to count in the landscaping calculations. Staff believes thatthe minimum dimensions serve a purpose of ensuring thatareas counted as landscaping survive, thrive, are maintained in afunctional manner, and are substantial enough to have a positive impact on the users of the site and the community. As discussed in deviation #5, staff does not support including these areas as qualifying landscaping to the code requirement. When it comes to the amountof landscaping proposed, there are ways the site plan could be adjusted to allow for the minimum requirementto be met. These include: • Removing the excess parking on the site. • Reducing the footprintof the buildings. • Adding more parking within the buildings. Staff finds that th is criterion is not met. Town of Vail Page 26 9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. The applicant has stated that the EHU building will be constructed at the same time as the hotel addition.A future subdivision is proposed to occur prior to the first certificate of occupancy. The applicantwill also be required to obtain a Conditional Use Permitfor retail uses that exceeds the 10% PA -2 zone district maximum. Staff f n ds th at th is criterion is met. REVIEW CRITERIA— EXTERIOR ALTERATION Section 12-7J-13, Compliance Burden, Vail Town Code, outlines the review criteria for exterior alteration applications proposed within the P u bl ic Accom modati on -2 (PA -2) zone district. According to Section 12-7J-13, Vail Town Code, an major exterior alteration shall be reviewed for compliance with the following criteria: The proposed exterior alteration or new development is in compliance with the purpose of the public accommodation -2 (PA -2) zone district. The proposed exterior alteration is generally consistentwith the PA -2 zone district's purpose, as it allows for lodges and residential accommodations on a short term basis. Staff f n ds th at th is criteria is met. 2. Thatthe proposal does not otherwise have a significant negative effect on the character of the neighborhood. The proposal does have negative effecton the character of the neighborhood. The heightthat is proposed is as part of this application is not compatible with this neighborhood. As discussed in SDD criteria #1, there is a large difference between the residential zone districts across Chamonix Road and the proposed heightof the buildings in this application. With this proposal that difference is tripled, which is out of character to any other properties in the neighborhood. Staff finds that th is criteria is not met. 3. The proposal substantially complies with other applicable elements of the Vail comprehensive plan. The proposal supports the goals and objectives of the Vail comprehensive plan through the inclusion of deed restricted housing and the promotion of alternative transportation options. Town of Vail Page 27 Staff f n ds th at th is criteria is met. IX. STAFF RECOMMENDATION SPECIAL DEVELOPMENT DISTRICT Based upon the review of the criteria outlined in Section VI of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission forward a recommendation of denial to the Vail Town Council to establish a Special Development District No. 42 (HighlineDoubleTree), pursuantto Section 12-9-A Special Development (SDD) District, Vail Town Code, on the parcel which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3. Suggested Motion Should the Planning and Environmental Commission choose to forward a recommendation of denial to the Vail Town Council, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission forwards a recommendation of denial to the Vail Town Council to establish a Special Development District No. 42 (Highline Double Tree), pursuant to Section 12-9-A Special Development (SDD) District, Vail Town Code, on the parcel which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3 and setting forth details in regard thereto". Suggested Findings Should the Planning and Environmental Commission choose to forward this recommendation of denial, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outline in Section Vl of the Staff memorandum to the Planning and Environmental Commission dated March 9th, 2020, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. That the SDD does not comply with the standards listed in subsection A of this section, and 2. That the SDD is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town, and 3. That the SDD is not compatible with and suitable to adjacent uses and appropriate for the surrounding areas, and Town of Vail Page 28 4. That the SDD does not promote the health, safety, morals, and general welfare of the town and promote the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality." Alternative Motion Should the Planning and Environmental Commission chooseto forward a recommendation of approval with conditions, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission forwards a recommendation of approval with conditions to the Vail Town Council to establish a Special Development District No. 42 (Highline Double Tree), pursuant to Section 12-9-A Special Development (SDD) District, Vail Town Code, on the parcel which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3 and setting forth details in regard thereto". Should the Planning and Environmental Commission choose to forward a recommendation of approval with conditions, the Community Development Department recommends the Commission appliesthefol lowing conditions: 1. Applicantshall submita subdivision application and obtain approval before a certificate of occu pancy is granted. 2. The certificate of occu pan cy for th e hotel addition shall not be issued until the E H U building has received its certificate of occupancy. 3. Approval is con tin gent upon th e appl icant obtai n i ng Town of Vail approval of an associated design review application. 4. Approval is contingent upon the applicantobtaining approval fora conditional use permit must be for the commercial space on the first floor before a building permit can be issued. 5. Applicantshall obtain approval from Holy Cross be granted to vacate the easement underthe proposed hotel addition before the building permitcan be issued. 6. Applicantshall setaside fourthree-bedroom units in the EHU building notto be included in the mitigation bank. 7. Applicantshall provide additional separation between Chamonix Road and the proposed sidewalkwhere possible, coord i n ate f i n al design with Public Works Department. 8. Applicantshall provide sidewal k th at d i rectl y connects to the Commercial area justto the east of the enclosed trash/recycle area, coord i n ate f i n al design with Public Works Department. 9. Applicantshall provide wal ks th at provide a pedestrian connection from the South Frontage Road sidewalkto the internal sidewalks. Town of Vail Page 29 10.AppIicantshalI relocate trees and landscape as necessary to avoid con fIictswith utilities and sight distance, coordinate final design with Public Works Department. 11.AppIicantshalI increase the proposed public storm sewer that is within the Chamonix Road ROW to 18". 12. Applicant shall increase AIPP contribution to be more in Iinewith similar commercial developments, with the amount of $50,000. 13. App IicantshalI correct plans to meet the comments from the Fire Department. Alternative Findings Should the Planning and Environmental Commission chooseto forward a recommendation of approval with conditions, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outline in Section VI of the Staff memorandum to the Planning and Environmental Commission dated March 9th, 2020, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. That the SDD does comply with the standards listed in subsection A of this section; and 2. That the SDD is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town, and 3. That the SDD is compatible with and suitable to adjacent uses and appropriate for the surrounding areas, and 4. That the SDD does promote the health, safety, morals, and general welfare of the town and promote the coordinated and harmonious development of the town in a mannerthat conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality." EXTERIOR ALTERATION The Community Development Department recommends that the Planning and Environmental Commission deny the request for a major exterior alteration, pursuantto Section 12-7J-12 Exterior Alterations or Modifications, Vail Town Code, to allow for the development of a hotel addition to add 79 accommodation units, convert 19 existing dwelling units to 19 limited service lodge units, create a 12 unitEHU dormitory, remove office space, add conference space and build 16 unit employee housing apartment building, and related uses and improvements, located at 2211 North Frontage Road West which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, and setting forth details in regard thereto. Town of Vail Page 30 Suggested Motion Should the Planning and Environmental Commission choose to deny the application, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission deny the major exterior alteration, pursuant to Section 12-7J-12, Exterior Alterations or Modifications, Vail Town Code, on the parcel which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3 and setting forth details in regard thereto". Suggested Findings Should the Planning and Environmental Commission choose to deny the application, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outline in Section VI of the Staff memorandum to the Planning and Environmental Commission dated March 9th, 2020, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. That the proposed exterior alteration or new developmentis in compliance with the purposes of the public accommodation -2 (PA -2) zone district; and 2. That the proposal does otherwise have a significant negative effect on the character of the neighborhood, and 3. That the proposal does substantially comply with other applicable elements of the Vail comprehensive plan." Alternative Motion Should the Planning and Environmental Commission chooseto approve with conditions, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approve with conditions the majorexterior alteration, pursuant to Section 12-7J-12, Exterior Alterations or Modifications, Vail Town Code, on the parcel which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3 and setting forth details in regard thereto". Should the Planning and Environmental Commission choose to approve with conditions, the Community Development Department recommends the Commission applies the following condition: Town of Vail Page 31 1. This approval is con tin gentupon the app Iicant receiving approval of the Special Development District application PEC19-0048 and the Zoning Code Amendment application PEC19-0047. Alternative Findings Should the Planning and Environmental Commission chooseto approve with conditions, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outline in Section VI of the Staff memorandum to the Planning and Environmental Commission dated March 9th, 2020, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. That the proposed exterior alteration or new development is in compliance with the purposes of the public accommodation -2 (PA -2) zone district; and 2. That the proposal does not otherwise have a significant negative effect on the character of the neighborhood; and 3. That the proposal does substantially comply with other applicable elements of the Vail comprehensive plan." X. ATTACHMENTS A. Vicinity Map B. Applicant Narrative, February 26, 2020 C. Plan Set, Pierce Austin Architects, February 25, 2020 D. Parking Study 1-10-2020 E. Public Comment— Patricia Lauer— 12-3-19 F. Public Comment— Tania Boyd — 12-3-19 G. Public Comment— Patricia Lauer— 2-4-2020 H. Public Comment— Elyse Howard — 2-3-2020 I. Pu blic Comment— Ch ris Romer — 1-27-2020 J. Public Comment— Carey and Brett August -12-7-2019 K. Pu blic Comment— James Pyke — 2-26-2020 L. Pu blic Comment— VCBA — 3-4-2020 M. Vail Local Housing Authority Letter — 12-18-2019 N. Pu blic Comment— Michael Spiers — 3-3-2020 O. PEC Minutesfrom Meeting on 12-09-2019 Town of Vail Page 32 Highline - A Doubletree Hotel Major Exterior Alteration - PEC19-0046 Rezoning - PEC19-0047 Special Development District - PEC19-0048 2211 North Frontage Road West Subject Property , Lot 1, Vail Das Schone Filing 3 M1�M yrs/ r = w" Aja t _ t & VI IVY Al VIVIF —400, AV IF • s& , eThismap w as createtl by the Town of Vail Community development Department. Use of This map sho�ltl be for general Purposes only. Feet he Tann of Vailtloe not warrant the accuracy of the informa�ioncontainetlherein O ^G GJ GO �oo (where shann,parce11-work is approximate) J Last Modified: December 2, 2019 TOWN OF VAILi J H'I' h Iin e , A DoubleTree by Hilton Submitted to the Town of Vail: November 11, 2019 Revised January 27, 2020 Revised February 25, 2020 VU I Id Mauriello Planning Group Consultant Directory Developer/Owner Mark Mutkoski TNREF III Bravo Vail, LLC Yo True North Management Group, LLC 10 Bank Street, 12 Floor White Plains, NY 10606 Project Manager/Owner Representative Michael O'Connor Triump Development 12 Vail Road, Suite 700 Vail, CO 81657 970.688.5057 Planning and Entitlements Dominic Mauriello Mauriello Planning Group PO Box 4777 Eagle, CO 81657 970-376-3318 dominic@mpgvail.com Community Outreach Kristin Williams Commfluent PO Box 3402 Vail CO 81658 970 390-0062 kristin@commfluent.com Architect Bill Pierce and Kit Austin Pierce Austin Architects 1650 Fallridge Road, Suite C-1 Vail, CO 81657 970.476.6342 Landscape Architecture Dennis Anderson Dennis Anderson Assoc., Inc. P.O. Box 3722, Eagle CO 81631 970.390.3745 Civil Engineering Matt Wadey, P. E. Alpine Engineering Inc. 34510 Highway 6, Unit A-9 Edwards, CO 81632 970.926.3373 Geology and Geo Hazards Julia Frazier, P.G. Skyline Geoscience jfrazier@skylinegeoscience.com 303.746.1813 Traffic Engineering Kari J. McDowell Schroeder, PE, PTOE McDowell Engineering P.O. Box 4259 Eagle, CO 81631 kari@mcdowelleng.com 970.623.0788 Highline, A DoubleTree by Hilton 2 Table of Contents Consultant Directory 2 Background 9 Review Process 11 Rezoning 11 Special Development District 13 Major Exterior Alteration 14 Zoning Analysis 15 Parking 17 Deviations Sought through SDD 23 Workforce Housing Plan 27 Criteria for Review: Rezoning 32 Criteria for Review: Special Development District 39 Criteria for Review: Major Exterior Alteration 46 Conclusion 48 Highline, A DoubleTree by Hilton 3 Introduction Highline, a DoubleTree by Hilton (Highline hereafter), is requesting an application for rezoning to Public Accommodation 2 (PA2) and the establishment of a new Special Development District (SDD) for Highline to facilitate the construction of a new mixed-use building located at 2211 N. Frontage Rd. West in Vail. The proposed project consists of an employee housing apartment building, limited service lodge units (LSLUs), accommodation units/hotel rooms (AUs), and an Employee Housing Unit (EHU) dorm space. As part of the application, the applicant is requesting a major exterior alteration in order to add the additional lodging and EHUs. In the interest of providing a much needed public benefit, the applicant is proposing the development of an employee housing apartment building that will include 16 units, providing a total of 38 bedrooms. This building is not required as part of the project, but is being proposed as a public benefit. The workforce housing requirement for the additional lodging space is being met with the addition of the EHU dorm space. The project furthers three key identified community goals: the provision of employee housing, the provision of live beds, and encouragement of in -fill development. New Underground Parkina Highline, A DoubleTree by Hilton 4 The proposed project includes the following: ^ 176 AUs with approximately 32,555 sq. ft. of net new GRFA (79 net new, one existing AU lost to circulation needs) ^ 19 LSLUs with approximately 20,050 sq. ft. of GRFA (previously dwelling units) 12 employee housing bedrooms within a dormitory space with approximately 4,400 sq. ft. of floor area ^ 16 employee housing units (1, 2, and 3 bedroom units) with approximately 15,858 sq. ft. of floor area n 208 total parking spaces (39 net new parking spaces, 48 of which are enclosed) To facilitate the development of this project, the property is proposed to be rezoned from CC3 to PA2, and include a SDD. The SDD designation will apply to the entirety of the Highline property, including the pre-existing lodge and restaurant facilities. The only practical method to achieve the project as contemplated is a zoning change for the site to align with the historical use of the property as a lodge as well as an SDD for some relatively minor deviations. The required deviations are solely generated by the inclusion of the Employee Housing structure within the development project. If that structure were removed, no SDD would be necessary. Highline, A DoubleTree by Hilton 5 Rezoning and SDD applications follow a similar path in that they are each recommended by the Planning and Environmental Commission and receive approval by the Town Council. For major exterior alteration applications, the Planning and Environmental Commission is the final review authority. Highline presents a unique opportunity for redevelopment within the Town of Vail. It provides a smooth transition between the West Vail commercial core to its east and west and residential to the west (partially) and to the north. As an infill site, with a portion of the proposed development constructed upon an existing parking lot that currently serves the existing Highline and a previously disturbed portion of the site, there are minimal, if any, impacts to the natural environment. Public Benefits of the Project: Employee housing far in excess of requirements, all on-site and near the major employment center, addressing one of the documented critical needs of the Town (The proposal generates the need to house 9.5 employees and the project well exceeds this requirement) Highline, A DoubleTree by Hilton 6 All EHUs are highly functional and livable dwellings within the employment center of Vail for single and/or double occupancy 16 Type 3 EHUs, not required as mitigation, are proposed as a benefit of the project Redevelopment of an infill site in the Town of Vail as suggested by the Vail Land Use Plan Economic vitality and enhanced public and private revenues to Town as a result of new lodging facilities and locals housing Improving the Town's hotel bed base New community sidewalk along Chamonix Road along the Highline frontage improving neighborhood accessibility to and from the commercial areas Fiscal Impacts of the project: To expand upon the potential positive impacts to the economy, the applicant has estimated the lodging and sales taxes revenues of the hotel addition (79 new hotel rooms and meeting space) as well as the sales tax revenue impacts of the hotel guests and onsite employee housing proposed. The incremental sales and lodging tax collections for the hotel is estimated as follows: • Total annual sales and lodging tax collections: $694,000 • Town of Vail annual sales and lodging tax collections: $382,000 The Vail Local Housing Authority commissioned an analysis in 2019 on the Economic Value and Community Benefits of Resident Housing Investment. The report cites numerous benefits of local resident housing including increased sales tax revenues, benefits to local businesses in terms of labor supply, increase in revenue for local schools, increased supply of volunteerism, reduced carbon footprint, and other benefits. Looking at only one of the benefits, direct Town of Vail sales tax revenue per household, the 16 deed restricted employee housing units would generate approximately: • $18,600 per year, based on annual Town sales collections per household of $1,165 • That sales tax collection is based upon approximately $29,000 spent annually per household in the local economy, or • $466,000 spent annually within the local economy from the 16 new employee units. The applicant has also estimated the total revenues generated by the additional 79 hotel rooms and meeting space in terms of guest spending. Data on guest spending is limited. When the Lionshead Redevelopment Master Plan was adopted over 20 years ago, it was estimated, based on a study by RRC Associates that the average spending per hotel guest was $100 per day and it was assumed that on average there were two guests per room. The Highline, A DoubleTree by Hilton 7 applicant believes these numbers, both the average spending and the average of 2 persons per room are now grossly understated due to the age of the data, the effects of inflation, and other factors. In 2018 the EGE Air Alliance commissioned a study, also prepared by RRC Associates, of passengers at the Eagle Airport. This report found that the average daily expenditure per person in 2018 was $405 per day. The 2018 data was collected from only those people who flew into the Eagle Airport and may be a slightly more affluent data set versus all occupants at the Highline. In order to be ultra conservative, the applicant assumed an average daily spending per person of $100. If one assumes a 63% annualized occupancy rate of the 79 new hotel rooms, the resulting annual spending from hotel guests at this site would be approximately $3.6 million per year. In summary: $382,000 in incremental direct onsite TOV sales and lodging tax collections from the hotel $466,000 in annual local resident spending from 16 units, plus associated sales tax $3.6 million in annual incremental hotel guest spending, and associated sales tax, to the local economy. Planned Future Subdivision: A future subdivision application will be processed for the property. This future application will provide for a total of two parcels. One to accommodate the hotel and all of its related uses, and another parcel for the employee housing structure. While the properties will be tied together as it relates zoning and development standards, creating a separate parcel for the employee housing building will facilitate a separate ownership for the purpose of financing the employee housing separately from the hotel. This proposed subdivision concept is key and inherent in the proposed development of the site. The Type 3 EHU building will be developed at the same time as the hotel as a single phase. The subdivision of the property will be required prior to a final CO being issued on the EHU building. Public Art: The applicant proposes to provide public art, yet to be determined, with a value of at least $15,000. Highline, A DoubleTree by Hilton 8 Background The Highline site was originally built under the jurisdiction of Eagle County. In 1979, the newly constructed facility received a certificate of occupancy from Eagle County. It was then annexed to the Town of Vail as part of a larger annexation of the West Vail area by Ordinance No. 43, Series of 1980, approved on December 10, 1980. Per the statutory requirements, the newly annexed land was required to be zoned by the Town of Vail within 90 days of annexation, by March 10, 1981. Ordinance No. 11, Series of 1981, was first read in on March 3, 1981. This ordinance created the Commercial Core III (hereinafter "CC3") zone district, under which this site was zoned. It appears the zone district was created hastily as the CC3 zoning district did not allow for hotels or dwelling units which were already developed on the property. From the inception, the CC3 zone district upon application to this site rendered the existing hotel a nonconforming use. Over four years later, on August 15, 1985, the Colorado Court of Appeals overturned the original West Vail annexation because a rectangular tract owned by the BLM was between two contiguous tracts that were being annexed. This BLM land was improperly included in the proposed area to be annexed, and without this land, the proposed annexation would be 'invalid for lack of the necessary one-sixth contiguity.' The Town of Vail moved quickly to again annex West Vail. Ordinance No. 1, Series of 1986, re -annexed Recent Drone Aerial of Highline Highline, A DoubleTree by Hilton 9 West Vail on January 29, 1986. Ordinance No. 10, Series of 1986, was first read in on March 18, 1986. There were no changes to the zoning for the site in this ordinance even though the hotel (76 hotel rooms) and condominium units (19 dwelling units with 20 lock offs) on this property had existed for 7 years (the condominium units were added in 1983). This was likely an oversight since the hotel had been there for so long and because by that time the Town had adopted the Vail Land Use Plan which encouraged the preservation and expansion of the Town's lodging bed base, specifically in the West Vail area. Thus, since 1981, this site has operated as a nonconforming use and maintained its use as a lodge as it was first built in 1979. A nonconforming use cannot be expanded or modified except if changed to a permitted or conditional use even though the Town has been focused for the last 40 years at encouraging and expanding the hotel base. Today, the primary intended uses on the site permitted by CC3 zoning are the commercial spaces (two restaurants and limited retail), which is key reason that a rezoning to PA2 is necessary to allow the hotel. Highline, A DoubleTree by Hilton 10 Review Process Rezoning As discussed above, the existing lodge and a few related development standards do not conform with the provisions of the CC3 zoning on the property and therefore necessitates a change in zoning on the property. Some of the current issues with the CC3 zone district as applied to the Highline include the following: Use Hotel - The existing hotel (76 hotel rooms) and condominiums (19 dwelling units with 20 lock -offs) are nonconforming uses. This means that the lodging use cannot be expanded. Building Height The height of the existing building is 52 feet (worst-case), though the maximum allowable building height for the CC3 zoning district is 35 feet. Density The CC3 zone district allows 12 dwelling units per acre, yet does not permit dwelling units. Because accommodation units are not allowed, there is no indication of how accommodation units are treated with regard to density. Parking_ in the Front Setback The front setback on this property is the North Frontage Road frontage. Parking is developed to the front property line and does not comply with this requirement however, the right-of-way has been nicely landscaped to provided an adequate buffer. The applicant examined a variety of potential approaches to redeveloping the the property in terms of the Town's development review processes. The existing CC3 zone district was compared with the PA, PA2, and HDMF (High Density Multiple Family) to understand which zone district most closely aligns with the existing development on the property and that proposed by the applicant. No one zone district perfectly aligns with existing or proposed conditions. To maintain the CC3 zoning on the property, that zone district would require significant amendments. These amendments, which would apply to the remainder of the parcels in the West Vail commercial area, may not be appropriate for all properties zoned CC3. Hotels and limited service lodge units would have to be added as permitted uses, the height allowance changed, as well as GRFA and density provisions modified. It was determined that the best avenue to facilitate the development is to rezone the property to PA2. There are several benefits of rezoning the property to PA2, including greater assurance that the property will remain as a hotel into the future. This provides protection that one of the Highline, A DoubleTree by Hilton 11 primary uses the Town seeks to support and encourage due to its ability to generate significant tax revenues to the Town and increase the overall vitality of the Town year round. The rezoning results in a property where all of the uses are conforming and comply with zoning. In addition, the allowable building height in PA2 of 48' more closely aligns with the existing hotel which has one area on the roof of the building at 52'. The proposed new buildings fully comply with the 48' height limit. The Planning and Environmental Commission at its December 9, 2019 hearing (a worksession) seemed to indicate that the PA2 zoning and the SDD overlay were appropriate designations with the inclusion of the Employee Housing apartment building in the same phase of development. The PEC also seemed to agree with the proposed parking reductions. The rezoning to PA2 resolves the flaw of having included this property in the CC3 zone district to begin with. The following nonconformities are resolved or reduced by rezoning to PA2: n Lodging and all other uses will now comply as permitted/conditional uses n Building height more closely reflects the height of the existing structure on the property with a height allowance of 48'. All new buildings will comply with 48' limit n Density issues will be resolved n GRFA issues will be resolved There will continue to be some development standards in the PA2 zone district where the existing site and proposed development does not fully comply, including the following: Parking in the front setback. Because this condition is pre-existing and is also true in CC3 zone district, and because the applicant is not making the condition any worse, the proposed redevelopment is not required to meet this standard. If preferred by the Town Council, a deviation from the parking located in the front setback could be included in the SDD proposal. Requirement for 75% of all parking to be enclosed. Unlike the CC3 zone district, the PA2 zone district requires 75% of the parking to be enclosed. Today, all of the existing parking is unenclosed surface parking. The applicant is proposing to enclose 48 new proposed parking spaces with the proposed additions and actually reduce the amount of pavement associated with the surface parking areas. Through the use of a valet program, and being more efficient with the use of surface pavement, the applicant is proposing a net increase in the number of surface parking spaces while reducing the amount of pavement associated with surface parking. Overall, 23% percent of the parking onsite will be enclosed, however, comparing the existing parking requirement of 185 spaces (though only 169 spaces exist) with the proposed parking requirement of Highline, A DoubleTree by Hilton 12 208 spaces, there is only a net new requirement of 23 parking spaces or 39 spaces over what exists. The proposal is to add a total of 48 enclosed parking spaces and reorganize the existing surface parking areas. The result is that all of the net new parking is proposed to be enclosed. Therefore, the applicant believes that the proposed redevelopment complies with the 75% enclosure requirement based upon the net new impact of the proposal. Building height. The existing hotel building will continue to be nonconforming with respect to building height for the 52' existing hotel structure. All proposed buildings comply with the 48' building height allowance and therefore the redevelopment complies with the building height requirements. A Special Development District is being sought to provide some relief from parking related standards documented below generated solely due to the inclusion of the EHU structure. The applicant believes that the public benefits offered by this project, outweigh the relatively minor relief and deviation being sought. The benefits proposed include: n employee housing in excess of code requirements, n increase in the amount of hotel lodging provided within the Town, n increase in revenues to the Town and the business community, n increase in the amount of conference space provided within the Town, n dedication of easement for Chamonix Lane on applicant's property, and n the overall aesthetic improvements being proposed. Special Development District The applicant is seeking to rezone the property to a PA2 so that it can more accurately function in compliance with the zoning district. However, the applicant is faced with some minor deviations largely generated due to the effort by the applicant to provide a public benefit, addressing the employee housing crisis, by creating additional employee housing within the Town of Vail. These deviations include parking rates, valet parking, landscape areas dimensions, and snow storage (see parking section for details on these deviations). The deviations being created are solely due to the inclusion of the employee housing structure containing 16 units. No SDD would be required if the employee housing structure were removed from the proposal. Deviations such as the proposed, are common among Special Development Districts, especially when trying to redevelop a property that was originally developed under Eagle County regulations in the 1980s. In this case, the deviations being sought are relatively minor in terms of impacts to the community at large. The proposed deviations have little impact upon the bulk and mass of structure (height or footprint) but relate more to operational aspects of the property. All of the deviations have to do with the unique circumstances found on this Highline, A DoubleTree by Hilton 13 site and based upon how the property will be operated. There was a previous SDD granted on this property that was never implemented. Deviations from Underlying Zoning Section 12-9A-9, Development Standards, provides the mechanism for deviating from the underlying zone district. It states: Development standards including lot area, site dimensions, setbacks, height, density control, site coverage, landscaping and parking shall be determined by the town council as part of the approved development plan with consideration of the recommendations of the planning and environmental commission. Before the town council approves development standards that deviate from the underlying zone district, it should be determined that such deviation provides benefits to the town that outweigh the adverse effects of such deviation. This determination is to be made based on evaluation of the proposed special development district's compliance with the design criteria outlined in section 12-9A-8 of this article. Major Exterior Alteration The PA2 Zone District requires a Major Exterior Alteration for the addition of dwelling units, accommodation units, fractional fee club units, limited service lodge units, and the addition of 1,000 sq. ft. of commercial floor area or common space. Highline, A DoubleTree by Hilton 14 Zoning Analysis Location: 2211 N. Frontage Rd. West/ VAIL DAS SCHONE FIL 3 Block: A Lot: 1 THRU:- Lot: 3, Subdivision: VAIL DAS SCHONE FIL 3 Lot: 1 VAIL DAS SCHONE 1 PT OF TR C VAIL DAS SCHONE 1 Parcel Number: 210311415017 Lot Size: 3.95 acres / 172,047 sq. ft. Existing Zoning: Commercial Core 3 (CC3) Proposed Zoning: Public Accommodation 2 (PA2) Development Standard Existing (CC3) Lot Area Lodging and Residential Uses 3.95 acres (rounded) 172,047 sq. ft. Proposed (PA2) 3.95 acres (rounded) 172,047 sq. ft. 97 AU 176 AU 19 DU 19 LSLU 12 EHU Dorm Units 16 EHUs (apartments) Commercial Uses (gross 1,520 sq. ft. hotel retail 1,520 sq. ft. hotel retail sq. ft.) 6,955 sq. ft. restaurant 6,955 sq. ft. restaurant 4,500 sq. ft. office/commercial 0 sq. ft. office/commercial (converted to EHU Dorm) Conference 3,076 sq. ft. gross area 7,666 sq. ft. gross area 2,666 sq. ft. conference seating 6,616 sq. ft. conference seating area area Parking 169 spaces 208 spaces Setbacks North - > 20 ft. North - 20 ft. East - > 20 ft. East - > 20 ft. South - > 20 ft. South - >20 ft. West - > 20 ft. West - >20 ft. Trash/Recycle 12' Height 52 ft. 52 ft. existing building 48 ft. new buildings Density 12 units per acre allowed Noncompliant with CC3 19 DU 97 AU Total: 116 "units" Uses do not count as density per code 176 AU 19 LSLU 12 EHU Dorm rooms 16 EHU apartments/condos Highline, A DoubleTree by Hilton 15 Development Standard GRFA EHU Floor Area Site Coverage k Landscape Area Internal Parking Landscaping (10% of surface parking area) Snow Storage (30% of surface parking area) Existing (CC3) 51,614 sq. ft. (30%) allowed 45,250 sq. ft. (26.39/6) total 25,200 sq. ft. existing AUS 20,050 sq. ft. existing DUs Proposed (PA2) 258,070.5 sq. ft. (150%) allowed 77,805 sq. ft. total 32,555 sq. ft. net new AUs 25,200 sq. ft. AUs existing 20,050 sq. ft. LSLU converted DUs 0 sq. ft. 20,258 sq. ft. total 4,400 sq. ft. EHU Dorm 15,858 sq. ft. EHUs 68,818 sq. ft. (40%) allowed Existing 36,084 sq. ft. (21 %) 43,012 sq. ft. (25%) required 60,388 sq. ft. (35%) existing Paved area = 72,194 sq. ft. Internal Landscaping Required 7,219.4 sq. ft. (10%) Internal Landscaping Existing: 6,564 sq. Ft. (9%) Paved Area: 72,194 sq. ft. Snow storage Required: 21,658.2 sq. ft. (30%) Snow Storage Existing: 23,210 sq. ft. (32%) sq. ft. *EHUs do not count towards density or GRFA. 111,830 sq. ft. (65%) allowed Proposed 62,070 sq. ft. (36%) 51,614.1 sq. ft. (30%) required 50,728 sq. ft. (29.48%) proposed (with deviation) see discussion of pedestrian easement Paved area = 61,437 sq. ft. proposed Internal Landscaping Required: 6,143 sq. ft. (10%) Internal Landscaping Proposed: 9,480 sq. ft. (15.4%) Paved area (unheated) = 59,134 sq. ft. Paved area (heated) = 2,303 sq. ft. Snow storage Required: 17,970 sq. ft. (30%/10%) Snow storage Proposed: 13,772 sq. ft. (4,198 sq. ft. short) Temp Snow Storage Provided: 5,110 sq. ft. provided see discussion of pedestrian easement Highline, A DoubleTree by Hilton 16 Parking Predicting the amount of parking that is needed for any use or development is a challenging endeavor. Parking regulations are rarely reflective of empirical data and usually developed by comparing one community to the next. Parking rates are influenced by the need to access a property by one's personal car, the availability of public transit, the availability of onsite private shuttles, airport shuttles, availability of taxis or Uber, and the ability to access other commercial offerings and services by foot. Highline is located in the West Vail core area, on the free Town of Vail bus system, and within easy pedestrian or bicycle access to many services. The applicant engaged McDowell Engineering to analyze the parking generation of this hotel property. Their analysis includes using the 5th Addition of the Parking Generation Manual published by ITE (Institute of Transportation Engineers) in 2019 and more importantly, the collection of local onsite parking data. The applicant collected parking data over a 11 month period to assist with this analysis. Section 12-10-20 Special Review Provisions of the Offstreet Parking and Loading requirements of the Town Code allow the PEC to reduce the parking requirements of the Town Code by up to 25% based upon data provided by a qualified consultant that shows less parking is required. The following findings must be made by the PEC: A. The parking demand will be less than the requirements identified in section 12-10-10 of this chapter; and B. The probable long term use of the building or structure, based on its design, will not generate additional parking demand; and C. The use or activity is part of a demonstrated permanent program (including, but not limited to, "rideshare" programs, shuttle service, or staggered work shifts) intended to reduce parking demand that has been incorporated into the project's final approved development plan; and D. Proximity or availability of alternative modes of transportation (including, but not limited to, public transit or shuttle services) is significant and integral to the nature of the use or business activity. All of the criteria above is met at this property and with the demands generated by the uses onsite. Their parking analysis is provided with the application materials provided. A summary is provided below. Highline, A DoubleTree by Hilton 17 The analysis, based on the local data collected, shows that the highest average parking rate, with a 99% confidence interval, per room existing on the property is 0.67 parking spaces per hotel room (using Saturday as peak). This data represents that there are vacancies that occur and that there is not 100% occupancy. A 99% confidence level means that 99% of the time the parking rate will be at 0.67 parking spaces per hotel room or less. To account for vacancies and try to predict the parking rate during an assumed 100% occupancy scenario, the data was also analyzed based on the number of cars parked per occupied hotel room. The result is a peak average of 0.70 cars parked per occupied hotel room, with a 99% confidence level. A 99% confidence level means that 99% of the time the parking rate will be at 0.70 parking spaces per hotel room or less considering full occupancy of the hotel (worst-case scenario). Using national parking data prepared by the ITE, the rate for similar hotels (suburban hotels with conference/convention centers, hotel bar and restaurant, and retail uses) the average peak period parking demand is 0.74 spaces per room or 0.83 spaces per occupied room. The national parking data counts include meeting room space, retail, and hotel bar/restaurant so that the rates include those ancillary uses in the overall number. The ITE indicates that using local data is more accurate than relying on national data but we have included it here as a conservative analysis and to account for meeting room and commercial uses. The local data was collected during the busy Christmas week in 2019 but was not collected when the meeting space was being used. However, if you look at the use characteristics collected during the day (see parking study Figure 1, page 3), the peak parking being utilized from 9:00 am to 5:00 pm was 48 spaces leaving 121 spaces available during the day. The conclusion being that during the day, even at 100% hotel occupancy, there will be significant parking available during typical conference hours. Therefore, no adjustment was made to the proposed parking rate for the hotel based on the characteristics of parking. McDowell Engineering also performed a parking needs analysis based on the Lion's Ridge project located in Vail and found that the complex parking need is 1.06 parking spaces per unit. The applicant is proposing to reduce the parking requirement for the 16 unit workforce housing apartment building to 1.06 parking spaces per unit or 17 parking spaces. The following tables are parking calculation for the Highline based on local data for the hotel, the occupied room rate, and 99% confidence interval. The analysis was done based on Occupied Room to be most conservative. Parking for the EHUs is being reduced as noted above and third -party restaurants were calculated at the rates according to Town Code even though the local data count was inclusive of the two third party restaurants, thus providing an additional layer of conservatism. Highline, A DoubleTree by Hilton 18 Use Units Per Unit Existing New SF Total SF 1 Per Space 9• Accomodation Unit 176 0.70 123.2 Limit Service Lodge Unit 19 0.70 13.3 Meeting Space (seating area) se occurs during the day (see discussion above) Lobby Bar (Seating) Included in the rate above 3rd Party Restaurant (Seating) 2277 OT 2277 8.3 18.9 Spa - Simply Massage Included in the rate above Retail - Charter Sports Included in the rate above Dorm Apartment (one unit, 12 bedrooms) 1 2.5 2.5 EHU 16 1.06 17.0 Total Parking Need 174.9 Parking provided 208.0 Difference/Surplus 33.1 The McDowell parking analysis shows that the parking need is fairly consistent with our original submittal which sought to seek deviation from the conference parking calculation as applied outside the core area and reduction to the parking for the onsite retail uses within the hotel (uses with no access or presence outside of the hotel common areas). Parking Management Plan: The Town staff requested the applicant provide a parking management plan to understand how the parking will be managed or this project. The parking for the hotel and its related uses, the two, third -party restaurant spaces, and the proposed EHU Building have parking that is co - mingled on the property. Below is a description of the parking provided followed by the management elements. Parking Summary: Total parking provided: 208 spaces Total parking proposed as required: 175 Total valet spaces: 111 (53.3% of total) Total enclosed spaces: 48 (23% of total site, all of net new parking) Total net new parking: 39 spaces Garage parking spaces: 42 valet, 6 regular Surface Parking spaces: Highline, A DoubleTree by Hilton 19 69 valet spaces 80 regular spaces 4 compact spaces 4 employee spaces (impacted by loading space used infrequently) 1 parallel space (plus one short term space) 2 spaces within the porte cochere 2 valet operation spaces (temporary car shuffling, not included in parking count) Controlled Access Parking: There are a total of 208 parking spaces provided onsite. Of these 208 parking spaces, 556 of them are located outside of the controlled access area. Within the controlled access area, 32 spaces are capable of being self -parked where the guest or other user is given access beyond the gate, however, the owner may decide to valet park all of the spaces as necessary. Hotel Guest Parking: All hotel guest parking will be accommodated by valet or controlled gate access. During peak winter season, all hotel guests may be valet parked at the discretion of the owner. EHU Apartments: The 16 EHU apartments require a total of 17 parking spaces. The parking for these apartments will be located within the parking area with controlled access and in the parallel parking (1 parking space and 1 short term space) along Chamonix Lane. The number of parking spaces needed for the apartments may end up being less for the 16 units and the need of the occupants to have daily access to their cars will be evaluated based on experience. In concept, there will be 12 self -park spaces available within the hotel parking area, 1 self parking spaces along Chamonix Lane, and another 3 valet spaces available to EHU residents. Because the EHU building is a rental apartment building, the owner will be able to control the number of occupants with cars as documented in leases. EHU Dormitory: The EHU dormitory will be targeted to employees of the hotel and those with limited need for car ownership. It is anticipated that only 2 parking spaces will be necessary for the dormitory. These parking spaces will either be accommodated within the valet system or otherwise designated for the dormitory use. Since this dormitory is a rental facility, the owner will be able to closely control number of occupants with vehicles as documented in leases. Retail and Restaurant Establishments: The primary parking for the retail and restaurant facilities employees and customers, other than hotel guests who are already parked, will be within the self parking spaces Highline, A DoubleTree by Hilton 20 provided outside of the controlled parking area. There are 56 parking spaces available to patrons outside of the controlled parking area. Valet parking services will also be provided to these customers as desired by the customer. Meeting Room Space: Parking for the meeting rooms will be primarily accommodated by the hotel parking facilities, as these users are already parked within the facility. Users of the conference space, other than hotel guests, will be parked via the hotel valet system. Valet Operations: The valet operation will require the shuffling around of cars within the exterior parking lot and within the parking garage. For the exterior parking lot, two parking spaces, not included in the total parking count, have been provided so that cars can be shuffled in the parking lot without impairing the operation of the drive aisles. Within the enclosed parking area, where the parking is only staked two cars deep, cars will be parked temporarily within the drive aisle to perform the shuffling of cars. The valet parking layout complies fully with Town Code. Parking Lot Maintenance and Snow Removal: The exterior parking lot will require snow removal and maintenance on a continuous basis during the winter months. The hotel experiences high turnover of parking spaces during the day as guests check out of the hotel in the morning and new guests arrive in the evenings. This daily reduction in parking as well as the typical hotel occupancy rates which are far less than 100%, 99% of the time, will allow for snow removal and maintenance. When the need arrises, snow will be stored temporarily within the parking lot until it can be removed and trucked offsite. In no case will snow be temporarily stored within the parking areas for more than one week. The drive aisle/ ramp on the north side of the existing hotel building will be heated in order to maintain it free from snow and ice and reduce the needs for snow storage. Hotel Shuttle Operation: The hotel has two shuttles that operate 365 days a year depending on need. In general, the shuttle at peak times of the year, transports hotel guests with the commercial core areas of the Town on a continuous loop from 8:00 am to 10:30 am and again from 3:30 pm to 6:00 pm. During the afternoon and in the evening, the shuttles run on -demand. This service makes it possible for hotel guests to book the Highline and arrive via van or taxi and therefore not require a car during their stay. Employee Parking Generally: In general, employees of the hotel and businesses on this campus are required or encouraged to use public transportation in order to reduce the parking demands of the Highline, A DoubleTree by Hilton 21 property. Parking requirements and studies reflect the total number of cars parked on commercial or residential property and therefore include cars that are parked by employees as well as guests and consumers. Therefore, parking for employees is inherent in the parking counts. That said, the Highline intends to reduce the impacts on the environment and make more parking available to guests and consumers but discouraging employees from driving to work. Fire Truck Turn Around Area: The fire truck turnaround area shall be maintained free from any obstacles, ice, and snow. Snow storage shall not infringe upon the turnaround area. Highline, A DoubleTree by Hilton 22 Deviations Sought through SDD The applicant is attempting to provide a public benefit to the Town of Vail, and Eagle County at large, by building additional EHU units on its property and improve local economic conditions with increased Town and business revenues. In doing so, the applicant is using space that could otherwise be put toward parking, landscaping, and snow storage. If the Employee Housing building proposed were removed from the project, no deviations would be necessary and no SDD would be required. Because it would be a lost benefit to the community to not build the employee housing in this location, it is for this reason that the applicant is seeking the following deviations. Conference Parking: The current parking regulations allow a fractional fee club style hotel outside of the core areas to have its parking related to conference facilities reduced from 1 parking space for each 120 sq. ft. to 1 parking space for each 330 sq. ft. The same calculation is true within the core areas of Lionshead and Vail Village. Yet a regular hotel, outside of the core area, is not afforded the same relief as that of a fractional fee property. This is likely an error or oversight in the current parking regulations. The parking requirement for meeting rooms or conference rooms at 1 space for 120 sq. ft. is for a stand alone facility with no lodging onsite. It makes sense that a hotel with meeting room space, especially when the space is very limited total size, would primarily be occupied by people already staying and parked at the hotel. The primary reason a hotel provides meeting space is to increase occupancy of the hotel during slower periods of the year. Additionally, the hotel operator provides shuttle services from West Vail to the core areas of Lionshead and Vail Village which then requires less parking overall for the hotel. The applicant prepared a site specific study to understand the parking utilization onsite. The applicant is requesting a deviation that is consistent with the parking analysis prepared by McDowell Engineering. Meeting room users are mostly also guests within the hotel that are already parked as a hotel guest. The parking study shows that from the hours of approximately 9:00 am and 5:00 pm, the hours when the meeting rooms would typically be in use, the parking onsite was more than 70% available or empty. Therefore, there is adequate parking within the facility to accommodate the few that might attend an event that are not already staying at the facility. The hotel also operates a town shuttle service that can also provide transit for meeting room users onsite. The parking analysis prepared by McDowell Engineering, supports this reduction in the amount of parking for this site. Parking for commercial and retail space: Highline, A DoubleTree by Hilton 23 The existing and proposed hotel includes an 820 sq. ft. Simply Massage space and a 700 sq. ft. Charter Sports space. The Town's parking requirements do not provide any reduction in parking requirement for these types of retail/service facilities within a hotel. The parking study that was prepared analyzed the property as well as looking at national parking data. Hotels typically have retail uses located within them and those parking counts are accounted for in the data collected. The analysis shows that there is no additional parking that needs to be assessed on these retail uses within the hotel. The applicant is proposing to maintain the parking requirements per code for Casa Mexico and West Side Cafe, even though some percentage of users come from the hotel guests. Parking 16 Unit Apartment Building: The applicant originally proposed to meet Town Code for the parking for the 16 unit employee housing apartment building: 2 parking spaces per unit. However, based on concerns related to snow storage and landscaping, the applicant is seeking a parking deviation that reflects the actual parking utilization of EHUs in Vail. Vail's access to transit allows the local workforce to live and work in Vail without the need for a car. This is evidenced by parking studies that have been conducted in Vail. McDowell Engineering performed a parking needs analysis at Lion's Ridge, a similar rental complex located in Vail, in support of the Boothfalls application. This analysis shows that the observed parking rate per unit is 1.06 parking spaces per unit. The applicant is providing 17 parking spaces which reflects the parking need. Valet Parking: The code allows up to 50% of the required parking to be within a valet parking program. The proposed redevelopment project requires a total of 175 parking spaces and provides 208 total parking spaces onsite. There are 111 parking spaces proposed as valet parking spaces or 51.62% of the required parking. The applicant is requesting a deviation within the proposed SDD to account for this minor deviation. Snow Storage: The code requires that an area equal to 30% of the surface parking areas that are not heated for snow melt and 10% of the surface parking or driveways that are heated with snowmelt be provided as snow storage. The proposed project provides approximately 13,772 sq. ft. of snow storage where 17,970 sq. ft. is required. Were it not for the employee housing structure, there would be adequate snow storage onsite. The applicant proposes to manage the snow storage onsite by utilizing an area designated for valet parking to temporarily store snow until it can be removed from the property after a large storm event. Similar successful approaches to snow removal occur in the remainder of the West Vail commercial area. The Town Code does not allow areas where trees are located to be counted for snow storage even though it is common to store snow around the bases of deciduous trees. In fact landscape areas with Highline, A DoubleTree by Hilton 24 mature trees are used today for snow storage. The applicant is seeking a deviation from this requirement in order to maximize snow storage. The applicant is proposing to provide a 6' pedestrian easement along the east property line. This is provided in the event there is a redevelopment of properties to the east and the area is needed for a joint pedestrian walkway. Until the walk is provided, the snow storage calculations will remain as proposed herein. If the full 6' pedestrian easement is paved with a pedestrian pathway, the amount of snow storage will be reduced by another 2,535 sq. ft. The applicant is requesting a deviation within the proposed SDD to account for the snow storage calculation and counting of treed areas in the calculation. Landscape Area: The total landscape area required by the existing property under CC3 zoning is 43,012 sq. ft. which represents 25% of the total site area. The PA2 zone district requires a minimum of 30% or 51,614 sq. ft. The applicant is proposing 50,728 sq. ft. or 29.48% of the site as landscape area. The calculations for landscape areas only allow 20% of the landscape area calculation to include "hardscape" improvements like pools, pool decks, and sidewalks. As proposed the project includes hardscape areas of 15,852 sq. ft. but based on the definition of landscape area, only 10,323 sq. ft. is able to be counted. The proposed EHU Building and the hardscape limitation exacerbate this condition resulting in a proposed deviation. Additionally, the code limits areas on a property that can qualify as landscape area. Per code, a landscape area must be at least 15' wide and 15' deep and contain a minimum of 300 sq. ft. to qualify as a landscape area. This precludes a substantial amount of landscape areas within this project. This site provides many large areas of landscaping that does not meet the 15' or 300 sq. ft. requirements. The applicant is proposing to provide a 6' pedestrian easement along the east property line. This is provided in the event there is a redevelopment of properties to the east and the area is needed for a joint pedestrian walkway. Until the walk is provided, the landscape area calculations will remain as proposed herein. If the full 6' pedestrian easement is paved with a pedestrian pathway, the amount of landscape area will be reduced by another 2,535 sq. ft. The applicant is seeking a deviation from this minimum size limit for landscape areas within the proposed SDD. Future Subdivision: A future subdivision plat will be filed to create a separate parcel for the EHU apartment building so that it can be financed and owned separately from the hotel. The EHU apartment building parcel is intended to meet the minimum lot size of the PA2 zone district (10,000 sq. ft. minimum) and site perimeter setback requirements but would not be subject to interior setbacks (south and west property lines) nor the requirement of being of a shape that can enclose an 80' by 80' square. The intent is not to create a lot that is intended to be sold as a Highline, A DoubleTree by Hilton 25 development parcel, but instead to allow a separate ownership within the context of an overall planned development of the Highline SDD. The intent is that the entire development site, including the hotel and the EHU apartment building, would be treated as one parcel for the purpose of applying the development standards as adopted by this SDD, including parking requirements (i.e., shared parking facilities). These deviations to the subdivision and zoning regulations to accommodate this future subdivision are also embodied in this SDD. The subdivision approval is proposed to occur prior to a CO being issued to the EHU Building. Slope of Driveways: The existing driveway does not meet Town Code as portions of unheated drive are steeper than 9% and the access points do not meet the required 4% for the first 30'. The proposed SDD is not making these standards any worse but staff has requested that we include this existing condition as a deviation from development standards. Trash and Recycling: The trash and recycling enclosure is proposed to extend into the side setback on the east side of the employee housing building resulting in a 12' setback of this one story element to the property line. The enclosure complies with the 20' setback from Chamonix Lane. The enclosures are capable of holding two 1.5 yard containers. One will be used for recycling and the other for trash. This volume of trash and recycling is adequate for the EHU building with service up to twice a week. While not deviations, the follow issues noted as applicable to these applications: Commercial Uses: There is a total of 8,475 sq. ft. of retail and restaurant uses within the hotel today. The PA2 allows there to be these commercial uses on site as a permitted use limited to 10% of the GRFA constructed onsite. The PA2 allows this limit to be increased to 15% with a Conditional Use Permit. The GRFA of the property is 77,805 sq. ft. (only hotel room floor area) thus allowing 7,780 sq. ft. of commercial uses as a permitted use or 11,670 sq. ft. as a conditional use. The applicant will pursue approval of a Conditional Use Permit prior to an application for a building permit for any of the proposed improvements to bring the commercial uses into compliance with the PA2 zone district. Existing Manmade Site Grades: A small area of the site has grades that exceed 40% slope. Section 12-21-10 Development Restricted states in part "No structure shall be built on a slope of forty percent (40%) or greater except in single-family residential, two-family residential, or two-family primary/secondary residential zone districts." This regulation was intended to apply to natural grades and not where grades exist due to grading caused by prior development or excavation and is therefore not applicable to the Highline property. Highline, A DoubleTree by Hilton 26 Workforce Housing Plan Section 12-23-8: Administration, of the Vail Town Code requires the submittal of an Employee Housing Plan for all projects subject to development review. The proposed project exceeds both the total requirement and the onsite requirement for employee housing. In fact, in the interest of providing a much needed public benefit, the applicant is proposing the development of an employee housing apartment building that will include 16 units, providing a total of 38 bedrooms. Town Code limits occupancy of employee housing to two persons per unit. This building is not required as part of the project, but is being proposed as a public benefit. The workforce housing requirement for the additional lodging space is being met with the addition of the EHU dorm space. The Employee Housing structure is intended to be developed on a separate parcel of land that will be subdivided from the remainder of the property, yet tied to the overall property for the purpose of applying zoning and development standards. This will facilitate its development by a separate entity from the hotel to accommodate a separate financing structure while still being integral to the hotel campus. A. Calculation Method: The calculation of employee generation, including credits if applicable, and the mitigation method by which the applicant proposes to meet the requirements of this chapter; Applicant Analysis: Inclusionary zoning does not apply to this application as there are no new dwelling units or GRFA being proposed. In fact, 19 dwelling units are being removed and replaced with Limited Service Lodge Units. Therefore, the property will maintain an inclusionary employee housing credit of 2,005 sq. ft. of EHU floor area that can be used in the future, should dwelling units ever be proposed within the property. Commercial linkage applies to this project. Commercial Linkage Calculation Use Calculation Total Employees Generated 79 net new 0.6 employees per unit accommodation units 19 net new LSLUs Conference Space Removal of 4,500 sq. ft. office space Highline, A DoubleTree by Hilton 0.6 employees per unit 0.8 employee per 1,000 feet of net new floor area (3,950 new) 3.2 employees/1,000 sq.ft. Net employees generated Mitigation Rate 47.4 11.4 3.2 -14.4 47.6 20% 27 Use Calculation Total Employees Generated Total Commercial Linkage 9.5 employees to be housed Requirement The proposed project generates a net requirement of 9.5 employees to be housed. This will offset by the applicant's proposal of an EHU dormitory style housing to accommodate up to 17.6 employees. Thus, the proposal has a surplus of 8.1 employees that shall be carried forward as a credit against future employee generating proposals on the property. The applicant is also proposing to develop a 16 -unit employee housing apartment structure onsite concurrent with the expansion of the hotel. These units will allow the applicant to establish an employee housing bank pursuant to section 12-23-7 of the Town Code. However, in order to provide a public benefit, 25% of the units (four, three- bedroom units) will be set aside and excluded from any future mitigation bank established for the EHU building as permitted by sections 12-23-7 and 12-24-7 of the Town Code. s � 16 Unit EHU Building Highline, A DoubleTree by Hilton 28 B. Plans: A dimensioned site plan and architectural floor plan that demonstrates compliance with section 12-23-3, "Size And Building Requirements", of this chapter; Applicant Analysis: A dimensioned site plan and architectural floor plan has been provided with this submittal. The EHU dormitory style unit has a total square footage of 4,400 sq. ft. and with 12 total units or bedrooms. The minimum square footage per person occupying the dormitory is 250 sq. ft., which therefore allows for a total of 17.6 employees. C. Lot Size: The average lot size of the proposed EHUs and the average lot size of other dwelling units in the commercial development or redevelopment, if any; Applicant Analysis: This is not applicable to this application. D. Schedules: A time line for the provision of any off site EHUs; Applicant Analysis: This is not applicable to this application. Proposed Dormitory Layout E. Off Site Units: A proposal for the provision of any off site EHUs shall include a brief statement explaining the basis of the proposal; Applicant Analysis: This is not applicable to this application. F. Off Site Conveyance Request: A request for an off site conveyance shall include a brief statement explaining the basis for the request; Applicant Analysis: This is not applicable to this application. Highline, A DoubleTree by Hilton 29 G. Fees In Lieu: A proposal to pay fees in lieu shall include a brief statement explaining the basis of the proposal; and Applicant Analysis: This is not applicable to this application. H. Written Narrative: A written narrative explaining how the employee housing plan meets the purposes of this chapter and complies with the town's comprehensive plan. Applicant Analysis: Section 12-24-1: Purpose and Applicability, of the Vail Town Code provides the purpose of the Inclusionary Zoning Chapter: The purpose of this chapter is to ensure that new residential development and redevelopment in the town of Vail provide for a reasonable amount of employee housing to mitigate the impact on employee housing caused by such residential development and redevelopment. The mitigation rates were established by the Town of Vail Employee Housing Nexus study. These rates are based on a survey of various properties in mountain communities. The Town Vail Land Use Plan offers the following goals with regard to employee housing: 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail, with appropriate restrictions. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. In 2008, the Town of Vail established the Employee Housing Strategic Plan, which brought together all of the Town's goals on employee housing into a single plan. It provides the following: In 2006, through the Vail 20/20 Focus on the Future process the community established a housing goal. It is as follows: "The Town of Vail recognizes the need for housing as infrastructure that promotes community, reduces transit needs and keeps more employees living in the town, and will provide enough deed -restricted housing for at least 30 Highline, A DoubleTree by Hilton 30 percent of the workforce through policies, regulations and publicly initiated development. " Based upon the community's work, the Vail Town Council has confirmed the Town of Vail recognizes deed restricted employee housing as basic infrastructure. This type of housing allows employees to live within the town, promoting community, and improving the quality of our local workforce, thereby supporting the local economy, and reducing regional transit needs. The Employee Housing Strategic Plan (EHSP) seeks to meet the expectations established by the community and confirmed by the Town Council and provide enough deed -restricted housing for at least 30 percent of the community's workforce to live in the Town of Vail through a variety of policies, regulations and publicly initiated development projects. The Employee Housing Strategic Plan then outlines the various objectives and policies for implementing the plan. It provides a list of Town Initiatives, one of which is specifically applicable to this project: Incentive Zoning and Density Bonuses The Town will consider workforce housing objectives in all review processes that permit discretion. This means that the Town will work actively with developers as a part of the Housing District, Special Development District review processes and requested changes in zoning to not only meet the requirements of existing code, but to look for opportunities to go beyond code requirements to encourage additional workforce housing to be created. As a part of these review processes the Town will work actively with developers to create incentives to develop housing that exceeds the minimal requirements contained in the code. Additional density may be granted in selected locations through the appropriate review processes, and fee waivers and subsidies may be considered. The Incentives Zoning and Density Bonuses help Vail to "catch up" with existing deficiencies and add to the overall percent of employees living within the Town of Vail. As indicated in this submittal, the proposal complies with and furthers the purposes and goals of the Town's employee housing requirements and master plans. Highline, A DoubleTree by Hilton 31 Criteria for Review: Rezoning Section 12-3-7: AMENDMENT, of the Vail Town Code, provides the criteria for review of a zone district boundary amendment. The following section includes the criteria, along with an analysis of the compliance of the proposal with the criteria. 1. The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; Applicant Analysis: The property is governed by the Vail Land Use Plan. Other applicable plans include the Vail 20120 Plan and the Housing Strategic Plan, all of which are described below: • Vail Land Use Plan The adopted map of the Vail Land Use Plan shows a designation of "Community Commercial" for the majority of the property. 1W Per the Vail Land Use Plan of 1986, this area was designated to be Community Commercial. (See Vail Land Use Plan, Chapter VI - Proposed Land Use). 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 Highline, A DoubleTree by Hilton 32 included. Also allowed in this category, would be institutional uses and various municipal uses." (Vail Land Use Plan pg. 25) This new category has been designated for the West Vail commercial area, which is primarily oriented to serve the needs of the permanent resident and the long-term visitor. Because the community expressed the desire to concentrate commercial uses within existing commercial nodes, no new commercial areas have been designated. The CC land use area contains 24 acres or 1% of the land area. " (Vail Land Use Plan pg. 28). The intention of the Preferred Land Use Plan was to "...reflect[s] a balancing of existing conditions, community opinion, opportunities and constraints, and projected growth demands. Many properties were zoned at that time without much careful consideration of the impact of proposed zoning throughout West Vail, including this property. Being more thoughtful at the time would more likely have resulted in accommodation units being allowed in the CC3 zone district or perhaps there would have been an appropriate zone district applied to the hotel knowing that hotels, hot beds, and lodging taxes were and are top goals of the Town. The Vail Land Use Plan states that allowing accommodation units at 50 units per acre is appropriate. On this 3.95 acre site, that would allow for 197.5 accommodation units. The applicant is proposing 195 units, including the limited service lodge units. The proposal includes a zoning of Public Accommodation -2 District. The PA2 zone district allows lodges with multiple family dwellings, employee housing units, and commercial/office uses. The proposed amendment will make all of the uses conform with zoning. • Vail 20/20 Plan The Vail 20/20 Plan provides the following goals: Provide for enough deed -restricted housing for at least 30 percent of the workforce through policies, regulations and publicly initiated development. The Town of Vail recognizes the need for housing as infrastructure that promotes community, reduces transit needs and keeps more employees living in the town, and will provide for enough deed -restricted housing for at least 30 percent of the workforce through policies, regulations and publicly initiated development. The proposed zoning of PA2 and the proposed SDD helps to further the goal of the Town of Vail to provide deed -restricted housing for 30% of the workforce. This property Highline, A DoubleTree by Hilton 33 creates an exciting opportunity to create new housing stock in an area that provides services and transportation within walking distance. • Employee Housing Strategic Plan The Employee Housing Strategic Plan outlines the Town of Vail's goals and policies to ensure employee housing. It provides the following objectives: •;• Actively address affordable housing for Vail workers to ensure that the community remains competitive in economic terms. •;• Increase and maintain deed -restricted housing within the Town to encourage the efficient use of resources by placing employees closer to their place of work. The proposed zoning will allow for the creation of new deed -restricted employee housing units within the Town of Vail, allowing Vail to remain economically competitive in attracting and maintaining a quality workforce. The proposal is consistent with the goals and objectives of the various Town of Vail planning documents and helps to further four of Vail's critical goals: creating employee housing within the Town of Vail boundaries to ensure that Vail remains economically competitive; maintaining and increasing the Town's lodging bed base to increase revenues and improve the vitality of the Town's economy; to increase occupancy and vitality in the shoulder seasons by providing new conference space; and promoting infill development within the Town. 2. The extent to which the zone district amendment is suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents; and Applicant Analysis: The Highline site was originally built under the jurisdiction of Eagle County. In 1979, the newly constructed facility received a certificate of occupancy from Eagle County. It was then annexed to the Town of Vail as part of a larger annexation of the West Vail area by Ordinance No. 43, Series of 1980, approved on December 10, 1980. Per the statutory requirements, the newly annexed land was required to be zoned by the zoning district for the Town of Vail within 90 days of annexation, by March 10, 1981. Ordinance No. 11, Series of 1981, was first read in on March 3, 1981. This ordinance created the CCC3 zone district, under which this site was zoned. It appears the zone district was created hastily as the CC3 zoning district did not allow for hotels or dwelling units where were already developed on the property. From the inception, the CC3 zone district upon application to this site rendered the existing hotel (76 hotel rooms) and condominiums (19 dwelling units with 20 lock -offs) as nonconforming uses. Over four years later, on August 15, 1985, the Colorado Court of Appeals overturned the original West Vail annexation because a rectangular tract owned by the BLM was Highline, A DoubleTree by Hilton 34 between two contiguous tracts that were being annexed. This BLM land was improperly included in the proposed area to be annexed, and without this land, the proposed annexation would be 'invalid for lack of the necessary one-sixth contiguity.' The Town of Vail moved quickly to again annex West Vail. Ordinance No. 1, Series of 1986, re -annexed West Vail on January 29, 1986. Ordinance No. 10, Series of 1986, was first read in on March 18, 1986. There were no changes to the zoning for the site in this ordinance even though the hotel and condominium units on this property had existed for 7 years. We believe that this was an incredible oversight since the hotel have been there already for so long and because by that time the Town had adopted the Vail Land Use Plan which encouraged the preservation and expansion of the Town's lodging bed base. This property sits on the edge between the West Vail Commercial Center and multi- family residential properties. The West Vail Commercial Center consists of commercial uses designed to meet the needs of locals and guests alike. Just like the existing hotel, the proposed hotel and employee housing will continue to be compatible and complimentary to the other uses within the area. Given the location and transitional point between commercial and residential, a hotel and workforce housing such as this provide the obvious transition and naturally fit in the environment. The proposed rezoning of the property to Public Accommodation 2 along with the proposed SDD will allow the site to be conforming and thus allow the property to enjoy conforming status and allow for the proposed expansion of the hotel. 3. The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; Applicant Analysis: This property sits on the edge between the West Vail Commercial Center and multi- family residential properties. The West Vail Commercial Center consists of commercial uses designed to meet the needs of locals and guests alike. When moving between commercial zoning and residential zoning, it is important to consider a transition that provides a harmonious, convenient, and workable relationship among the existing land uses. Just like the existing hotel, the proposed hotel and employee housing will provide such a transition and will continue to be compatible and complimentary to the other uses within the area. Given the location and adjacency of two zone districts types (commercial and residential), a hotel and workforce housing such as this provide an obvious transition and present a harmonious, convenient and workable relationship between these land uses. Highline, A DoubleTree by Hilton 35 The proposal to rezone the property to PA2 furthers three major development objectives: Provision of employee housing Encourage the preservation and expansion of the Town's lodging bed base Encourage the development of conference facilities to address generation of revenues during the slower shoulder seasons As a result, the proposal is consistent with this criterion. 4. The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole; and Applicant Analysis: The proposed zone district amendment provides for the growth of an orderly viable community by allowing a hotel to be expanded within the limits of its development site and provide for workforce housing. The proposal is close to existing services and transportation, while simultaneously providing needed lodging to encourage overnight visitors. Employee housing is key to ensuring that the Town of Vail remain economically viable and competitive, while not having impacts to environmentally sensitive lands. This proposed rezoning does not constitute spot zoning, as the PA2 zone district helps to further these community goals and is consistent with the Town land use plan and other guiding documents. As a result, the proposed amendment serves the best interest of the community. 5. The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; and Applicant Analysis: The proposed zone district amendment proposes to rezone a property currently zoned as CC3 zone district to PA2 zone district. The site is currently largely developed and any environmental impacts the may have occurred did so decades ago. As evidenced in the EIR provided from the project, there is limited to no impacts on water quality, air quality, noise, vegetation, riparian corridors, hillsides, or other desirable natural features. Because the entirety of the site is already used as a lodge with commercial space, there should be no new impact to the natural environment and complies with this criterion. Highline, A DoubleTree by Hilton 36 6. The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district; and Applicant Analysis: Section 12-7J-1 provides the purpose of the Public Accommodation -2 zone district is: The public accommodation -2 district is intended to provide sites for lodges, limited service lodges, and residential accommodations on a short term basis, for visitors and guests, together with such public and semipublic facilities and commercial/retail and related visitor oriented uses as may be appropriately located within the same zone district and compatible with adjacent land uses. This district is intended to provide for lodging sites located outside the periphery of the town's Vail Village and Lionshead commercial core areas. The public accommodation -2 district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are allowed as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district. (Ord. 2(2006) § 2) The Highline site was originally developed as a lodge facility with multiple -family dwellings as well as commercial and retail uses, and received a Certificate of Occupancy from Eagle County in 1979. Based on the background of the site and the annexation and zoning of West Vail to the Town of Vail, it appears that the current zoning designation, CC3, is inappropriate zoning for the property. CC3 has never allowed for a lodge facility and thus was never appropriate zoning for the site. The facility pre -dated the annexation and zoning, and it appears that applying more appropriate zoning was overlooked and is now long over -due. Vail's Land Use Plan recognized and encourage the development of lodging facilities in this area of the Town. Furthermore, the addition of the PA2 zoning exhibits the Town of Vail's intention of providing lodging and residential accommodations in the valley. Not only does this project accomplish that intent, but it also fits perfectly within the definition of the PA2 zoning. As a result, the proposed zone district amendment is consistent with the purpose statement of the PA2 zone district. 7. The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate; and Applicant Analysis: Highline, A DoubleTree by Hilton 37 The Highline site first fell under the CC3 zone district in 1981 after the property was originally annexed to the Town of Vail. Prior to this annexation and subsequent zone designation, the property had already been developed as a lodge facility and had received a Certificate of Occupancy in 1979. The property was then re -annexed to the Town of Vail in 1986 and immediately thereafter was re -zoned as CC3. Just months later, the Town of Vail issued the Vail Land Use Plan, with a proposed designation of Community Commercial from the Highline site. Per the Vail Land Use Plan, and the subsequent Vail 20/20 Plan and Employee Housing Strategic Plan, the intentions and the goals for the Town of Vail are to encourage lodging facilities for overnight visitors as well as to provide much-needed employee housing in the Vail Valley. The PA2 zoning district allocation will allow for the Highline site to be redeveloped to allow for additional lodging beds while also providing the community need of employee housing. The CC3 zoning district has never been appropriate for this site, and appropriate zoning designation is long over -due. Conditions have always been ripe for this property to be rezoned to PA2 and what is proposed is consistent with the direction given in the Vail Land Use Plan. 8. Such other factors and criteria as the commission and/or council deem applicable to the proposed rezoning. Applicant Analysis: Any other factors can be addressed as necessary. Highline, A DoubleTree by Hilton 38 Criteria for Review: Special Development District Section 12-9A-8: DESIGN CRITERIA AND NECESSARY FINDINGS, of the Vail Town Code, provides the criteria for review of a Special Development District. The following section includes the criteria, along with an analysis of the compliance of the proposal with the criteria. 1. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. Applicant Analysis: The architecture is consistent with the surrounding architecture and the Town's design guidelines applicable to areas outside of the core areas. The concept is to use natural materials, such as stone, wood composite siding, and metal panel or stucco, to create a project that is responsive to the existing hotel and the surrounding neighborhood. This design creates architectural interest by providing a variety of characteristics throughout the new uses on the site. The project seeks to increase the Town's lodging and employee housing bed base while helping to screen or reduce the visual impact of the existing surface parking areas from neighboring properties. The property is on the edge of the West Vail Commercial Core, which consists of large structures and several three-story buildings. The maximum height of the proposed buildings is 48 ft., which complies with the PA2 zoning maximum height restriction of 48 ft. and less than the 52 ft. of the existing hotel. Additionally, the maximum height is approximately 4 feet lower than the existing lodge building. Furthermore, the new hotel tower is sized in relation to the current hotel tower. This project will provide a visual and sound buffer zone to the neighbors to the north of the property from the 1-70 traffic and the commercial areas with the residential building that faces the residential neighbors to the north. Furthermore, the proposed hotel and EHUs are completing the existing lodging block rather than seeking out new development opportunities on what is currently non-developed open space. Highline, A DoubleTree by Hilton 39 Significant surface parking lots are a characteristic of the immediate neighborhood, including residential properties, which is not a very efficient use of land. While surface parking will remain on the property, the project is proposing to enclose a significant amount of the parking below the proposed new wing of the building and screen the surface parking lot from the residential neighborhood behind. 2. Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. Applicant Analysis: Highline is adjacent to the 1-70 and North Frontage Road corridor to the south of the property. It provides a smooth transition between the West Vail commercial core to its east, commercial to the west, and residential to the west and to the north. The Vail Land Use Plan expressed a desire to concentrate commercial uses in designated locations. The Highline provides lodging to overnight guests, while the EHU units provide the desirable transition from Commercial uses to Residential uses (which are to the north and to the west of the property). The proposed uses are compatible with the surrounding residential uses to the north and west and the commercial uses to the east and the west. Pursuant to the PA2 zoning and the Town of Vail's policies and goals around encouraging hotel beds and employee housing, the proposed density of the project is zero. The proposed EHU structure is Highline, A DoubleTree by Hilton 40 similar in scale and mass to the Chamonix Townhouses and other multi -family buildings in the area. As a result, Highline is compatible with the surrounding uses and activity and is consistent with this criterion. The SDD is only needed to address technical issues related to parking and snow storage. Therefore the impacts to the neighbors or the community at large is limited. 3. Parking And Loading: Compliance with parking and loading requirements as outlined in chapter 10 of this title. Applicant Analysis: A parking analysis was provided in a previous section of the submittal. As that analysis provided, the entire project is not only in compliance with the parking requirements of Chapter 10, except for the parking required for the meeting room facilities and onsite retail which has been addressed herein. As permitted by Town Code, the applicant has provided an analysis to show that the need for parking is less than that predicted by the Town Code and the SDD complies with this analysis. The project complies with the loading requirements found in Chapter 10. The application is therefore in compliance with this requirement. 4. Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive plan, town policies and urban design plans. Applicant Analysis: The property is governed by the Vail Land Use Plan. Other applicable plans include the Vail 20/20 Plan and the Housing Strategic Plan. • Vail Land Use Plan The adopted map of the Vail Land Use Plan shows a designation of "Community Commercial" for the property. Highline, A DoubleTree by Hilton 41 Per the Vail Land Use Plan of 1986, this area was proposed to be Community Commercial. (See Vail Land Use Plan, Chapter VI - Proposed Land Use). 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 -up, with other support commercial and business services included. Also allowed in this category, would be institutional uses and various municipal uses." (Vail Land Use Plan pg. 25) This new category has been designated for the West Vail commercial area, which is primarily oriented to serve the needs of the permanent resident and the long-term visitor. Because the community expressed the desire to concentrate commercial uses within existing commercial nodes, no new commercial areas have been designated. The CC land use area contains 24 acres or 1% of the land area. " (Vail Land Use Plan pg. 28). The intention of the Preferred Land Use Plan was to "...reflect[s] a balancing of existing conditions, community opinion, opportunities and constraints, and projected growth demands. The Vail Land Use Plan states that allowing accommodation units at 50 units per acre is appropriate. On this 3.95 acre site, that would allow for 197.5 accommodation units. The applicant is proposing 195 units, including the limited service lodge units. The proposal includes a zoning of Public Accommodation -2 District. The PA2 zone district allows lodges with multiple family dwellings, included employee housing units, and commercial/office uses. The proposed amendment will make all of the uses conform with zoning and consistent with the Vail Land Use Plan. • Vail 20/20 Plan The Vail 20/20 Plan provides the following goals: Provide for enough deed -restricted housing for at least 30 percent of the workforce through policies, regulations and publicly initiated development. The Town of Vail recognizes the need for housing as infrastructure that promotes community, reduces transit needs and keeps more employees living in the town, and will provide for enough deed -restricted housing for at least 30 percent of the workforce through policies, regulations and publicly initiated development. Highline, A DoubleTree by Hilton 42 The proposed zoning of Housing on the buildable area of the site helps to further the goal of the Town of Vail to provide deed -restricted housing for 30% of the workforce. This property creates an exciting opportunity to create new housing stock. • Employee Housing Strategic Plan The Employee Housing Strategic Plan outlines the Town of Vail's goals and policies to ensure employee housing. It provides the following objectives: ^ Actively address affordable housing for Vail workers to ensure that the community remains competitive in economic terms. ^ Increase and maintain deed -restricted housing within the Town to encourage the efficient use of resources by placing employees closer to their place of work. The proposed zoning will allow for the creation of new deed -restricted employee housing units within the Town of Vail, allowing Vail to remain economically competitive in attracting and maintaining a quality workforce. The proposal is consistent with the goals and objectives of the various Town of Vail planning documents and helps to further one of Vail's critical needs: creating employee housing within the Town of Vail boundaries to ensure that Vail remains economically competitive. 5. Natural And/Or Geologic Hazard: Identification and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed. Applicant Analysis: There are two known geologic hazards that affect the property: debris flow and rockfall. A Geological Report was prepared for this project. The report concludes that the hazards are low severity due the existing development north of the property but has provided some recommended mitigation for the structures on the property. 6. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. Applicant Analysis: The property is currently developed with an existing lodge and with restaurants located onsite. There are no natural features remaining on this portion of the property since its initial development in the 1970s, nor any natural vegetation existing on the site other than what has been planted. The proposed project is sited above existing surface parking and other previously disturbed areas. As a result, there Highline, A DoubleTree by Hilton 43 is little disturbance to any natural features on the site. The site plan and the building have been developed to not only be responsive and compatible with the existing buildings on the site, but also consistent with the development pattern in the neighborhood. The building design specifically moves the project forward by meeting current design guidelines. Open Space: The site is located within the West Vail Commercial hub with intensive commercial uses and very limited open space. The town is surrounded by numerous open space areas which this site does not directly impact. ,sem Landscape Plan: The landscape plan (shown above), prepared by Dennis Anderson, has been included with the submittal. The plan provides for appropriate treatment of open areas. The SDD produces a functional development plan which is sensitive to the existing landscaping and neighborhood. As a result, the proposed SDD is consistent with this criterion. 7. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off site traffic circulation. Applicant Analysis: The proposed redevelopment maintains the same vehicular circulation system as exists on the property today, with the exception that four parallel parking spaces are proposed on the subject property but adjacent to Chamonix Lane. These parking spaces are proposed to be reserved for the residents of the employee housing units. The pedestrian circulation system is largely to same as exists today on the property with the notable exception that a new sidewalk is proposed along Chamonix Lane and a new stair connection is provided from the hotel parking area to Chamonix Lane and the existing Town of Vail bus stop. A traffic report has been provided by McDowell Engineering addressing the impacts of the proposed redevelopment on traffic conditions in the area. The conclusions of this Highline, A DoubleTree by Hilton 44 report are favorable recommending only that the South Frontage Road be re -striped to provide for a left turn into the site at its east access point. The proposed SDD is consistent with this criterion. 8. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. Applicant Analysis: The landscape plan was developed by Dennis Anderson Assoc. Inc. with an eye towards functionality, use of native species, and maximizing the areas best suited for planting. The PA2 zone district requires 30% of the total site area be landscaping, which would be 51,614 sq. ft. The proposed project meets this requirement subject to the deviation for the 15' x 15' dimension requirement, being sought by this application. There are no natural features to preserve in this area where the proposed building is being located as the area was previously disturb from development that occurred in the 1970s. As a result, the proposed landscape plan is consistent with this criterion. 9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. Applicant Analysis: The improvements and addition to the hotel, as well as the addition of the Dorm EHUs, and the 16 unit employee housing apartment building are to be completed in one phase. A future subdivision plat will be filed to create a separate parcel for the EHU apartment building so that it can be financed and owned separately from the hotel. The EHU apartment building parcel is intended to meet the minimum lot size of the PA2 zone district (10,000 sq. ft. minimum) and site perimeter setback requirements but would not be subject to interior setbacks (south and west property lines) nor the requirement of being of a shape that can enclose an 80' by 80' square. The intent is not to create a lot that is intended to be sold as a development parcel, but instead to allow a separate ownership within the context of an overall planned development of the Highline SDD. The intent is that the entire development site, including the hotel and the EHU apartment building, would be treated as one parcel for the purpose of applying the development standards as adopted by this SDD, including parking requirements (i.e., shared parking facilities). These deviations to the subdivision and zoning regulations to accommodate this future subdivision are also embodied in this SDD. Highline, A DoubleTree by Hilton 45 Criteria for Review: Major Exterior Alteration Section 12-7J-13: COMPLIANCE BURDEN, of the Vail Town Code, provides the criteria for review of a Major Exterior Alteration in the Public Accommodation - 2 Zone District. 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 public accommodation -2 (PA -2) zone district, 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. The following section includes the above criteria, along with an analysis of the compliance of the proposal with the criteria. 1. The proposed exterior alteration or new development is in compliance with the purposes of the Public Accommodation -2 (PA -2) zone district. Applicant Analysis: Section 12-7J-1: PURPOSE provides the following purpose statement for the PA -2 zone district, stating: The public accommodation -2 district is intended to provide sites for lodges, limited service lodges, and residential accommodations on a short term basis, for visitors and guests, together with such public and semipublic facilities and commercial/retail and related visitor oriented uses as may be appropriately located within the same zone district and compatible with adjacent land uses. This district is intended to provide for lodging sites located outside the periphery of the town's Vail Village and Lionshead commercial core areas. The public accommodation -2 district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are allowed as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district. The Highline site was originally developed as a lodge facility with multiple -family dwellings as well as commercial and retail uses. The current zoning, CC3 has never allowed for a lodge facility and thus was never appropriate zoning for the site. Highline, A DoubleTree by Hilton 46 The proposed project includes the following: 176 AUs with approximately 32,555 sq. ft. of net new GRFA (79 net new, one existing AU lost to circulation needs) 19 LSLUs with approximately 20,050 sq. ft. of GRFA (previously dwelling units) 12 employee housing bedrooms within a dormitory space with approximately 4,400 sq. ft. of floor area 16 employee housing units (1, 2, and 3 bedroom units) with approximately 15,858 sq. ft. of floor area The proposed program increases the number of accommodation units by 79 and limited service lodge units by 19. This complies with the purposes of the PA -2 Zone District, which encourages the provision of these uses for sites located outside of Vail Village and Lionshead. 2. The proposal does not otherwise have a significant negative effect on the character of the neighborhood. Applicant Analysis: Highline is adjacent to the 1-70 and North Frontage Road corridor to the south of the property. It provides a smooth transition between the West Vail commercial core to its east, commercial to the west, and residential to the west and to the north. The Vail Land Use Plan expressed a desire to concentrate commercial uses in designated locations. The Highline provides lodging to overnight guests, while the EHU units provide the desirable transition from Commercial uses to Residential uses (which are to the north and to the west of the property). The proposed uses are compatible with the surrounding residential uses to the north and west and the commercial uses to the east and the west. Pursuant to the PA2 zoning and the Town of Vail's policies and goals around encouraging hotel beds and employee housing, the proposed density of the project is zero. The proposed EHU structure is similar in scale and mass to the Chamonix Townhouses and other multi -family buildings in the area. Furthermore, vehicular traffic to the hotel and the EHU apartment building is focussed at the current entrances off the north frontage road, and therefore do no negatively impact the neighborhood. As a result, Highline is compatible with the surrounding uses and will not have a negative effect on the character of the neighborhood. Highline, A DoubleTree by Hilton 47 3. The proposal substantially complies with other applicable elements of the Vail comprehensive plan. Applicant Analysis: This review of this criterion has been addressed in both the Criteria for Review of the Rezoning and the Special Development District. As indicated in these sections, the proposal is consistent with the goals and objectives of the various Town of Vail planning documents and helps to further four of Vail's critical goals: creating employee housing within the Town of Vail boundaries to ensure that Vail remains economically competitive; maintaining and increasing the Town's lodging bed base to increase revenues and improve the vitality of the Town's economy; to increase occupancy and vitality in the shoulder seasons by providing new conference space; and promoting infill development within the Town. Conclusion Highline presents a unique opportunity for redevelopment within the Town of Vail. It provides a smooth transition between commercial use and residential use. The proposed project achieves four key community goals: the provision of employee housing, the provision of live beds, the development of conference facilities, and encouragement of in- fill development. The 16 Type 3 EHUs are not required as mitigation, but are proposed as a public benefit of the project. Furthermore, the project is part of an already existing lodge, resulting in continuity of already established uses for the site. The proposed project consist of employee housing units, limited service lodge units, hotel rooms, and EHU dorm space. As part of this application, Highline is asking to clean up zoning inconsistencies by rezoning the site to PA2, which is reflective of the existing and future desired use of the property. For the reasons stated above, Highline respectfully requests approval of the applications for Major Exterior Alteration, Rezoning to PA2, and the SDD. Highline, A DoubleTree by Hilton 48 El El EXISTING HOTEL 25,200 SF ROOM GRFA cz:1__]cIZ:j7 EXISTING LSLU 20,050 SF GRFA (4TH FLOOR ROOMS + LOFT) II II I II- II II TOTAL EXISTING 45,250 SF GRFA DT - MAIN LEVEL - GRFA DT - 2ND LEVEL - GRFALUo T 1 = 2 = w0 1/32 1 0 1/32 1 0zc� o r o , J Q 00 z 0 LL 0 0 0 0 � U o � � - �III «lj.II-III JIIIIL-�_IIk��- J\L- -IIII IIIII -II�� IIII III�LkeS II�� 1IIII1 �.�r-I --JlAllI-IIIIII �IIu�\IL� S_II. _L--�IIILJfII. VI -I JIIIILJIL�S_IIImoI - J, :1-'11111L �II ��JlI I� \❑ j,I = rN Q ILI Lj II /Iu1I�r Jn IL N EXISTING LEVEL 4 125600 SF EXISTING LSLU GRFA DT - 4TH LEVEL -GRFA U 1 /32" = 1 '-0" EXISTING LOFT LEVEL 75450 SF EXISTING LSLU GRFA � DT - LOFT LEVEL -GRFA 1 /32" = 1 '-0" DT - 3RD LEVEL GRFA 3 11 1/32 = 111 1 -0 m NORTH 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 GRFA EXISTING A0.02A cz:1__]cIZ:j7 II II I II- II II II II II II II I II IjII n EXISTING LOFT LEVEL 75450 SF EXISTING LSLU GRFA � DT - LOFT LEVEL -GRFA 1 /32" = 1 '-0" DT - 3RD LEVEL GRFA 3 11 1/32 = 111 1 -0 m NORTH 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 GRFA EXISTING A0.02A 1 /32" = 1 '-0" PROPOSED ADDITION LEVEL 3 DT - ADDITION LEVEL 3- GRFA 3 11 1/32 = 111 1 -0 EXISTING HOTEL 25,200 SF ROOM GRFA EXISTING LSLU 20,050 SF GRFA (4TH FLOOR M ROOMS + LOFT) (�[ v PROPOSED HOTEL 32,555 SF ROOM GRFA TOTAL ONSITE GRFA 77,805 SF PROPOSED DORM 12 ROOMS / 4,435 SF ROOM/SF PROPOSED EHU 16 UNITS / 15,858 SF UNIT/SF z 4; PROPOSED ADDITION LEVEL 2 105725 SF PROPOSED GRFA ffl\\\E\E\\\\� DT - ADDITION LEVEL 2 - GRFA 1 /32" = 1 '-0" PROPOSED ADDITION LEVEL 4 n mm -•.• -�� DT - ADDITION LEVEL 4 - GRFA 1 /32" = 1 '-0" O Z m NORTH m Wo(D Z � wo � M (�[ v T � � L 00 z 0J LL ZU 0 a J T T Q N 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 GRFA PROPOSED A0.02B C3 3928 SF UNIT 1 UNIT 2 UNIT 3 UNIT 4 DT - EHU LEVEL 1 SF 1/16" = 1'-0" 4066 SF UNIT 5 UNIT 6 UNIT 7 UNIT 8 DT - EHU LEVEL 2 SF 1/16" = 1'-0" m Wo(D 25,200 SF ROOM GRFA 4123 SF 3741 SF z �T- w °° ROOMS + LOFT) �O PROPOSED HOTEL , _ J �Q 77,805 SF PROPOSED DORM 12 ROOMS / 4,435 SF ROOM/SF PROPOSED EHU 16 UNITS / 15,858 SF UNIT/SF = oo Z 00 0® J o � o 0 0 N UNIT 9 UNIT 10 UNIT 11 UNIT 12 DT - EHU LEVEL 3 SF 1 /16" = 1'-0" EXISTING HOTEL 25,200 SF ROOM GRFA EXISTING LSLU 20,050 SF GRFA (4TH FLOOR ROOMS + LOFT) PROPOSED HOTEL 32,555 SF ROOM GRFA TOTAL ONSITE GRFA 77,805 SF PROPOSED DORM 12 ROOMS / 4,435 SF ROOM/SF PROPOSED EHU 16 UNITS / 15,858 SF UNIT/SF UNIT 13 UNIT 14 UNIT 15 UNIT 16 DT - EHU LEVEL 4 SF 1 /16" = 1 '-0" I NORTH 0 NORTH 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 GRFA PROPOSED A0.02C EXISTING HOTEL 25,200 SF ROOM GRFA EXISTING LSLU 20,050 SF GRFA (4TH FLOOR ROOMS + LOFT) PROPOSED HOTEL 32,555 SF ROOM GRFA TOTAL ONSITE GRFA 77,805 SF PROPOSED DORM 12 ROOMS / 4,435 SF ROOM/SF PROPOSED EHU 16 UNITS / 15,858 SF UNIT/SF EXISTING HOTEL 25,200 SF ROOM GRFA - 50,065 SF EXISTING LSLU 20,050 SF GRFA (4TH FLOOR - 72,194 SF ROOMS + LOFT) SF PROPOSED HOTEL 32,555 SF ROOM GRFA 73544 TOTAL ONSITE GRFA 77,805 SF PROPOSED DORM 12 ROOMS / 4,435 SF ROOM/SF MAIN FLOOR SERVICE AREA PROPOSED EHU 16 UNITS / 15,858 SF UNIT/SF z SITE PLAN - SITE DATA - EXISTING 1 if= 501-011 TOTAL (E) SITE COVERAGE - 36,084 SF TOTAL (E) SOFTSCAPE - 50,065 SF TOTAL (E) HARDSCAPE - 12,704 SF TOTAL (E) PAVEMENT - 72,194 SF TOTAL (E) LANDSCAPING 50,065 MAX HARDSCAPE ALLOWED+ 10,323 60,388 SF HIGHLINE HOTEL GROSS SF SUMMARY SITE PLAN - SITE DATA - PROPOSED 1 if= 501-011 TOTAL SITE AREA -172,047 SF EXISTING SF PROPOSED SF TOTAL SF GUESTROOM FLOORS 463341 SF 383630 SF 843971 SF GUESTROOM LOFT 73544 SF L 73544 SF MAIN FLOOR SERVICE AREA 11,030 SF O z 11,030 SF HOTEL OFFICE/LOBBY/ENTRY 33893 SF LL Z0 U 33893 SF COMMERCIAL R13950SF 13798 SF T T 13798 SF COMMERCIAL/RETAIL 93464 SF 93464 SF 2 STORY COMMERCIAL/RETAIL 53600 SF 53600 SF HOTEL EHU SQUARE FOOTAGE 43500 SF 43500 SF NEW BALLROOM 31950 SF 31950 SF BALLROOM PREFUNCTION AND SUPPORT 43400 SF 43400 SF GARAGE AREA 123650 SF 123650 SF TOTAL SF 853670 SF 643130 SF 1499800 SF SITE PLAN - SITE DATA - PROPOSED 1 if= 501-011 TOTAL SITE AREA -172,047 SF TOTAL PROPOSED LANDSCAPE AREA 40,405 MAX HARDSCAPE ALLOWED + 10,323 = 50,728 SF ALL LANDSCAPE AREAS COUNTED 1EGARDLESS OF DIMENSION OR SIZE PER )EVIATION REQUESTED* PROPOSED PARKING LOT LIGHTING; LIGHTING POSTS (x5) 20FT MAX HEIGHT; LED DOWNLIGHT TYP. FUTURE 6 FT PEDESTRIAN EASEMENT; 2,535 SF WITH PEDESTRIAN EASEMENT AS HARDSCAPE TOTAL PROPOSED SOFTSCAPE - 37,979 SF TOTAL PROPOSED HARDSCAPE - 18,278 SF TOTALPROPOSED LANDSCAPE AREA 37,979 MAX HARDSCAPE ALLOWED + 10,323 = 48,302 SF 0 NORTH m LLJ PROPOSED SITE COVERAGE - 62,070 SF TOTAL PROPOSED SOFTSCAPE - 40,405 SF T- TOTAL PROPOSED HARDSCAPE - 15,852 SF (�[ v PROPOSED PAVEMENT - 61,437 SF TOTAL PROPOSED LANDSCAPE AREA 40,405 MAX HARDSCAPE ALLOWED + 10,323 = 50,728 SF ALL LANDSCAPE AREAS COUNTED 1EGARDLESS OF DIMENSION OR SIZE PER )EVIATION REQUESTED* PROPOSED PARKING LOT LIGHTING; LIGHTING POSTS (x5) 20FT MAX HEIGHT; LED DOWNLIGHT TYP. FUTURE 6 FT PEDESTRIAN EASEMENT; 2,535 SF WITH PEDESTRIAN EASEMENT AS HARDSCAPE TOTAL PROPOSED SOFTSCAPE - 37,979 SF TOTAL PROPOSED HARDSCAPE - 18,278 SF TOTALPROPOSED LANDSCAPE AREA 37,979 MAX HARDSCAPE ALLOWED + 10,323 = 48,302 SF 0 NORTH m LLJ o CD Z � wo T- M (�[ v T � � L Q O z J O LL Z0 U .0 0 a J T T Q N f� , 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 SITE DATA A0.03 SITE PLAN - SITE DATA - EXISTING PARKING LOT 1 if = 50'-011 EXISTING SITE COVERAGE - 36,084 SF EXISTING LANDSCAPING - 61,338 SF EXISTING SNOWSTORAGE - 23,210 SF EXISTING PAVEMENT - 72,194 SF INTERNAL LANDSCAPING - 6,564 SF i SITE PLAN - SITE DATA - PROPOSED PARKING LOT 1 if = 50'-011 ALL LANDSCAPE AREAS COUNTED 1EGARDLESS OF DIMENSION OR SIZE PER )EVIATION REQUESTED* FUTURE 6 FT PEDESTRIAN EASEMENT; 2535 SF WITH PEDESTRIAN EASEMENT AS HARDSCAPE PROPOSED LANDSCAPING - 48,302 SF PROPOSED SNOW STORAGE - 11,346 SF TEMP SNOW STORAGE - 5,110 SF 0 NORTH 111111_0-- W PROPOSED SITE COVERAGE - 62,070 SF PROPOSED LANDSCAPING - 50,728 SF 7� PROPOSED SNOW STORAGE - 13,772 SF 17,970 REQUIRED / �[ v TEMP SNOW STORAGE - 5,110 SF 0 PROPOSED PAVEMENT - 61,437 SF L �SNOWMELTED - 2,303 SF ONON-SNOWMELTED - 59,134 SF INTERNAL LANDSCAPING - 9,480 SF ALL LANDSCAPE AREAS COUNTED 1EGARDLESS OF DIMENSION OR SIZE PER )EVIATION REQUESTED* FUTURE 6 FT PEDESTRIAN EASEMENT; 2535 SF WITH PEDESTRIAN EASEMENT AS HARDSCAPE PROPOSED LANDSCAPING - 48,302 SF PROPOSED SNOW STORAGE - 11,346 SF TEMP SNOW STORAGE - 5,110 SF 0 NORTH 111111_0-- W 0(D CTO Z wo M / �[ v T � � 1 L 00 z 0J LL ZU 0 a J T T Q N f� , 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 SITE PARKING DATA A0.04 BERRIDGE ZEE LOCK - AGED BRONZE ALLURA SMOOTH LAP - SABLE BROWN ROUGH SAWN TIMBER FASCIA - BLACK FOX LUDOWICI NEXCLAD TERRACOTTA SHINGLE - BLACK FOX - ROUGH SAWN 0613 0902 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - WESTHIGHLAND WHITE TO MATCH FASCIA > L0 W0 CD � T M CID w O � 00 z .. �:. .. ,. .. .�..,.. .:... ..... ...... ...... ..:. ..... .. ..... .�, .... .:.. .. ... LL 0 f_Y � .: �. �a:�. �a, . Vii.. Vii.. Via.. �a.:C� �:�e. •. �,! •.... .. .. EHU EXTERIOR MATERIALS 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 EXTERIOR MATERIALS - A0.05 ALUMINIUM DARK BRONZE WINDOW TRIM ALUMINIUM DARK BRONZE DOOR TRIM TO 0802 MATCH WINDOWS 0821 ROUGH SAWN TIMBER FASCIA - SW "BLACK FOX" 0611 0702 ASPHALT SHINGLE ROOF - AGED BRONZE @a PRIMARY ROOF AL SEAM DNZE FIBER BOARD CEMENT PLANKS - ALLURA'SABLE BROWN' 0711 m HOTEL EXTERIOR MATERIALS U -..---Ipff x BRACKET TRIM TO MATCH WINDOWS 0612 0501 DARK BRONZE METAL BRACE 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 EXTERIOR MATERIALS - A0.06 PAINTED TIMBER WLOo cl� "r— RAILINGS 0621 M INTEGRAL COLOR 3 COAT STUCCO SYSTEM - COLOR 1 w 0 __ / I� r 0901 V ;. ;.,; Q -- - - - z E 00 z - _ _ _ LL _ _ - - U Z a f HOTEL EXTERIOR MATERIALS U -..---Ipff x BRACKET TRIM TO MATCH WINDOWS 0612 0501 DARK BRONZE METAL BRACE 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 EXTERIOR MATERIALS - A0.06 LLJ Cfl --- , LU 00 M T - v (�[ 0 L - r -- SHADE ANALYSIS - 10 AM EQUINOX ° J SHADE ANALYSIS - 10 AM WINTER SOLSTICE3 „ _ 501-011— 1 LL O z .o 1 – 1 if 50'-0" = z T c) J a TQ N N > l� SHADE ANALYS 50'-011 IS - 2 PM WINTER SOLSTICE -- , SHADE ANALYSIS - 2 PM EQUINOX U1 if = 50'-011 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 SHADE ANALYSIS A0. 11 ROOF PLAN HISTORIC GRADE 1 if = 20'-011 -- BUILDING FOOTPRINT BELOW 0� E Ln Ln a v � O X/No W bH� m V- m W ROOF ELEV. GRADE ELEV. HEIGHT A 8003'- 9" 7956'- 3" 47' - 6" B 7991'- 9" 7954'- 6" 37' - 3" C 7972'- 9" 7954'- 0" 18' - 9" D 7991'- 9" 7954'- 6" 37' - 3" E 7972'- 9" 7954'- 0" 18' - 9" F 7999'- 3" 7957'- 0" 42' - 3" G 7999'- 3" 7961'- 0" 38' - 3" H 7999'- 3" 7964'- 0" 35' - 3" J 7991'- 9" 7968'- 0" 23' - 9" AA 8000' - 1 " 7967'- 0" 33' - 1v' BB 7999' - 11 " 7966'- 0" 33'- 11 " CC 8000'- 3" 7965'- 0" 35' - 3" DID 7991' - 1 " 7970'- 0" 21v - 1v' EE 7991' - 1 " 7970'- 0" 21v - 1v' FF 8000' - 1 " 7969'- 0" 31v - 1v' GG 8004'- 6" 7970'- 0" 34' - 6" HH 7999' - 10" 7970'- 0" 19' - 10" JJ 8003'- 9" 7970'- 0" 33' - 9" V- m W o co co ZM wo T 1 � Q L 00 z J � LL Z U 0 - J T TQ N GO � 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 ROOF PLAN HISTORIC A1.00A NORTH EE w1070,1.1■1.11..1■1.0,IN. _ O■■.n■.n■.n■.n■70,m .nbnl■ Ire ■ Ire b0110, ba .nb.l■.Iran, Iran, iron, .lba ■II■rl■■nl■■n11■rl■■r11■rl ■II■r1■■r11■r11■r11■r11■rl BUILDING FOOTPRINT BELOW C E to rn rn 6, 6' _ ROOF ELEV. GRADE ELEV. HEIGHT Z nl■In1■In1■■n1■In1■In1■■n M / �[ v T � � L C nl■■1.■■1.■■n1■■1.■■1.■■O 9" 7942'- 2" 30' - 7" � J O ir■mmmmmn ■ ■ ■ ■ ■ ■ nnnnnnrinnnnnrl ZU .� O a E 7972' - 9" 7942' - 2" 30' - 7" F 7999' - 3" ir■mmmmmn ■ ■ ■ ■ ■ ■ nnrinrinrinrinrinrl 0" 44' - 3" G 7999' - 3" 7960' - 0" mm�nnnnnnnnni nl■In1■In1■■n1■In1■In1■■n 311 H 7999' - 3" 7960' - 0" 39' - 3" J 7991 ' - 9" 7963' - 0" mm�nnnnnnnnni n141.41.4n141.41.■■O 911 AA 8000' - 1 " 7955' - 10" 44' - 3" BB 7999' - 11 " 7955' - 10" 44' - 1v' CC 8000' - 3" 7959' - 0" 41' - 311 DID 7991v - 1" 7959' - 6" 31v - 7" EE 7991v - irulrulr■■Irulrulr■■n ::S':: N I 7972' - 0" 19' - 1 " FF 8000' - 1 " 7969' - 0" 31v - 1v' GG 8004' - ir■■Ir■■Ir■■Ir■■Ir■■Ir■■n 7966' - 0" 38' - 111 111II ■�■1■� HH VIII 11111111111���-��LS,I�IIIII��IIIII�IIIIII�VIII.IIIIII 7970' - irnmlm■mlmlmm m m m m m m l mnmlm■mlmlmm ■rl■■rl■■rl■■ .-r1 r. m nni 29' - 2" JJ 8003' - 9" .....11 III VIII 38' - hlllll�illllll�lllllllllllllllli �.nm■m■m■m■mm m m m m m m l �nm■m■m■m■mm ■rlrlrl■■rl■■rlrlrl■I r. m nni �lllllllllll��llllll�ll BUILDING FOOTPRINT BELOW C E to rn rn 6, 6' _ 0 0 0 I m woCD ROOF ELEV. GRADE ELEV. HEIGHT Z � wo M / �[ v T � � L C 7972'- 9" 7942'- 2" 30' - 7" � J O ZU .� O a E 7972' - 9" 7942' - 2" 30' - 7" F 7999' - 3" 7955' - 0" 44' - 3" G 7999' - 3" 7960' - 0" 39' - 311 H 7999' - 3" 7960' - 0" 39' - 3" J 7991 ' - 9" 7963' - 0" 28' - 911 AA 8000' - 1 " 7955' - 10" 44' - 3" BB 7999' - 11 " 7955' - 10" 44' - 1v' CC 8000' - 3" 7959' - 0" 41' - 311 DID 7991v - 1" 7959' - 6" 31v - 7" EE 7991v - 1" 7972' - 0" 19' - 1 " FF 8000' - 1 " 7969' - 0" 31v - 1v' GG 8004' - 6" 7966' - 0" 38' - 6" HH 7999' - 10" 7970' - 8" 29' - 2" JJ 8003' - 9" 7965' - 9" 38' - 0" 0 0 0 I m woCD CTO Z � wo M / �[ v T � � L 00 Z � J O ZU .� O a J T TQ N GO � �"6, 1650 Fallridge Road, Suite C-1 6'` ��o� Vail, Colorado 81657 ^p� � f.(970) 476-4901 p.(970)476-6342 ROOF PLAN FINISHED ROOF PLAN FINISHED GRADE A1.00B 1 „ NORTH 1 = 201-011 EXISTING GRADE 1/27/2020 SD -DD DATE NO. DESCRIPTION m W Q(D CTO Z wo M / �[ v T � � 1 L 00 z 0J LL ZU 0 a A T J PROPOSED RIDGE T Q HEIGHT N 8003' - 8 9/32" ROOF HEIGHT SECTION 1 11 1/8 =111 1-0 UPPER ROOF EAVE; 37' - 8" ABOVE (E) GRADE BUILDING FOOTPRINT TION 'EL 4 ?' - 411 LOWER ROOF EAVE TION IEL I'-4" TION 'EL EXISTING GRADE FINISHED GRADE :-VEL ?'-2" 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 ROOF HEIGHT SECTION Al -00c I I I / / I I I I / I I / I / / / / I / / I I / / / / / I/ I I I I I I I I hAC -r1K1 1 r7nnnn hAAC1C`Ar1C C`TI IMlr% r)CTAll DT MAIN LEVEL EXISTING 1 /16" = 1 '-0" �E k) 0 Z _ 1650 Fallridge Road, Suite C-1 \ Vail, Colorado 81657 i f.(970) 476-4901 p.(970)476-6342 EXISTING HOTEL - m W 0CD Z w T- M / �'[ v o T � � 1 L 00 z 0J LL ZU 0 a J T TQ N NORTH A1.01 EXISTING ROOMS HOTEL ROOMS TOTAL TOTAL SF 1/27/2020 SD -DD LOFT73315 SF DATE NO. DESCRIPTION LEVEL 4 25 SINGLE 9 DOUBLE 3 SINGLE 2 DOUBLE QUEEN KING KING QUEEN W/ SINGLE KING 39 ROOMS 4 ADA -M / 2 ADA -H 153100 SF LEVEL 3 17 SINGLE 1 SINGLE 21 DOUBLE KING QUEEN QUEEN 39 ROOMS 1 ADA -M / 4 ADA -H 153100 SF LEVEL 2 22 SINGLE 16 DOUBLE KING QUEEN 38 ROOMS 3 ADA -M / 5 ADA -H 153100 SF + 43434 SF LEVEL 1 283000 SF 64 SINGLE 9 DOUBLE 4 SINGLE 37 DOUBLE 2 DOUBLE QUEEN 116 ROOMS 8 ADA -M / 10 ADA -H TOTAL KING KING QUEEN QUEEN W/ SINGLE KING 859049 SF RM 238 RM 236 RM 234 RM 232 RM 230 RM 228 RM 226 RM 224 RM 222 RM 220 RM 218 RM 216 RM 214 RM 212 RM 210 RM 208 RM 201 SK SK SK SK SK SK SK SK SK SK SK SK SK SK SK SK SK ADA -H D D D D D D D D D D D D D D D D o D D L F-1 F-1 F-1 Lzl�l --] I FE I E L D DD DD DD DD DD DD DD DD D DD E- E RM 237 RM 235 RM 233 RM 231 RM 229 RM 227 RM 225 RM 223 RM 221 RM 219 RM 217 RM 215 RM 213 RM 211 RM 209 RM 207 RM 206 RM 205 RM 204 RM 203 RM 202 1 ` SK DO DO DO DO DO DO DO DO DO DO DO DO DO DO DO DO SK SK SK SK LO ADA -M ADA -M ADA -H ADA -M ADA-H/M �/-� (ROLL IN SHR) (ROLL IN SHR) (TUB) (TUB) � 0 co T ( Z R M wo T L J �Q 00 z J � � 0 .0 0 ZU a T J TQ N UP O�k `O� �O Q� 5� 0 GO 0 PIERCE AUSTIN ARCHITECTS 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 LEVEL 2 A1.02 DT - 2ND LEVEL NORTH IL 1„ 1/1611=1-0 EXISTING ROOMS HOTEL ROOMS TOTAL TOTAL SF 1/27/2020 SD -DD LOFT71315 SF DATE NO. DESCRIPTION LEVEL 4 25 SINGLE 9 DOUBLE 3 SINGLE 2 DOUBLE QUEEN KING KING QUEEN W/ SINGLE KING 39 ROOMS 4 ADA -M / 2 ADA -H 151100 SF LEVEL 3 17 GLE 1QUEEN INGLE 21QU EN E 39 ROOMS 1 ADA -M / 4 ADA -H 151100 SF LEVEL 2 22 SINGLE 16 DOUBLE KING QUEEN 38 ROOMS 3 ADA -M / 5 ADA -H 15,100 SF + 4,434 SF LEVEL 1 28,000 SF TOTAL 64 SINGLE 9 DOUBLE 4 SINGLE 37 DOUBLE 2 DOUBLE QUEEN KING KING QUEEN QUEEN W/ SINGLE KING 116 ROOMS 8 ADA -M / 10 ADA -H 859049 SF RM 338 RM 336 RM 334 RM 332 RM 330 RM 328 RM 326 RM 324 RM 322 RM 320 RM 318 RM 316 RM 314 RM 312 RM 310 RM 308 RM 306 RM 301 SK SK SK SK SK SK SK SK SK SK SK SK SK SK SK SK So SK ADA -H ADA -M ADA -H (TUB) DLI F] F] I]F] DLI FILI Ll 0 0 0 0 0 0 0 0 0 0 0 0 0 0 V 0 0 0 0 0 0 0 0UU 0 0 0 0 0 00 00 00 00 00 00 00 0 00 00 RM 339 RM 337 RM 335 RM 333 RM 331 RM 329 RM 327 RM 325 RM 323 RM 321 RM 319 RM 317 RM 315 RM 313 RM 311 RM 309 RM 307 RM 305 RM 304 RM 303 RM 302 1 ` Do DQ DQ DQ DQ DQ DQ DQ DQ DQ DQ DQ DQ DQ DQ DQ DQ DQ DQ DQ Do ADA -H ADA -H iij Q '^ T I, JR1 Z M IL 11 IL 11 IL Iwo T L J <Q 0 00 z JLL 0 � Z U a T J TQ N O� `O`v �O Q� 5� GO� PIERCE AUSTIN ARCHITECTS 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 LEVEL 3 DT - 3RD LEVEL A1 .03 NORTH 1„ 1/1611= 1 -0 EXISTING ROOMS HOTEL ROOMS TOTAL TOTAL SF RM 438 RM 436 RM 434 RM 432 RM 430 RM 428 RM 426 RM 424 RM 422 RM 420 RM 418 RM 416 RM 414 RM 412 RM 410 RM 408 RM 306 SK 1KL/1 KB SK 1KL SK 1KL SK 1KL So 1KL SK 1KL SK 1KL So 1KL So ADA -H ADA -H ADA -M ADA -M ADA -M (TUB) (TUB) (TUB) RM 401 20B/1 KL RM 439 RM 437 RM 435 RM 433 RM 431 RM 429 RM 427 RM 425 RM 423 RM 421 RM 419 RM 417 RM 415 RM 413 RM 411 RM 409 RM 407 RM 405 RM 404 RM 403 RM 402 SK 20B/1 KL SK 2KL SK 2KL SK 2KL SK 2KL SK 2KL SK 2KL SK 2KL SK 2KL SK 1KL SK ADA -H O O O DT - 4TH LEVEL U 1/16" = 1'-0" i NORTH 1/27/2020 SD -DD DATE NO. DESCRIPTION m W0 CDC/-� Z rr'T wo M LOFT / �'[ v T � � 71315 SF LEVEL 4 25 SINGLE KING 9 DOUBLE KING 3 SINGLE QUEEN 2 DOUBLE QUEEN W/ SINGLE KING 39 ROOMS 4 ADA -M / 2 ADA -H 151100 SF LEVEL 3 17GLE J O 1QUEEN INGLE 21QU EN E LL Z0 39 ROOMS 1 ADA -M / 4 ADA -H 151100 SF LEVEL 2 22 SINGLE KING J 16 DOUBLE QUEEN T T 38 ROOMS 3 ADA -M / 5 ADA -H 151100 SF + 41434 SF LEVEL 1 N 28,000 SF TOTAL 64 SINGLE KING 9 DOUBLE KING 4 SINGLE QUEEN 37 DOUBLE QUEEN 2 DOUBLE QUEEN W/ SINGLE KING 116 ROOMS 8 ADA -M / 10 ADA -H 85,049 SF RM 438 RM 436 RM 434 RM 432 RM 430 RM 428 RM 426 RM 424 RM 422 RM 420 RM 418 RM 416 RM 414 RM 412 RM 410 RM 408 RM 306 SK 1KL/1 KB SK 1KL SK 1KL SK 1KL So 1KL SK 1KL SK 1KL So 1KL So ADA -H ADA -H ADA -M ADA -M ADA -M (TUB) (TUB) (TUB) RM 401 20B/1 KL RM 439 RM 437 RM 435 RM 433 RM 431 RM 429 RM 427 RM 425 RM 423 RM 421 RM 419 RM 417 RM 415 RM 413 RM 411 RM 409 RM 407 RM 405 RM 404 RM 403 RM 402 SK 20B/1 KL SK 2KL SK 2KL SK 2KL SK 2KL SK 2KL SK 2KL SK 2KL SK 2KL SK 1KL SK ADA -H O O O DT - 4TH LEVEL U 1/16" = 1'-0" i NORTH 1/27/2020 SD -DD DATE NO. DESCRIPTION m W0 CDC/-� Z rr'T wo M / �'[ v T � � L 00 z J O LL Z0 U .0 0 a J T T Q N GO � 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 A1.04 1/27/2020 SD-DD DATE NO. DESCRIPTION 0 0 0 0 0 0 0 0 0 00 0 0 0 0 0 W oCD C10� TO M 7 IL- 7 CID 0 0 0 0 0 0 0 0 0 o z w CD O0 , i �Q p0 z J LL O .0 0 ZU a T J T Q N CGS �O Q� 5� GO� PIERCE AUSTIN ARCHITECTS 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 LOFT LEVEL DT -LOFT LEVEL A1.05 1„ 1/1611= 1 -0 PROPOSED ADDITION EHUs ABOVE I I I I CONFERENCE HOTEL ROOMS TOTAL TOTAL SF / 1 ROOM M / �[ v T � ACCESSIBLE 1 L ROOMS 00 LEVEL 4 z 7 SINGLE KING 20 DOUBLE KING (1 ADA) 1 KING 1 DOUBLE 27 ROOMS 12725 SF , LEVEL 3 7 SINGLE KING 20 DOUBLE KING 1 KING 1 DOUBLE 27 ROOMS 12,725 SF LEVEL 2 T T KING 6 KILE 20 DOLE LE 1 KING W/ ROLL -IN SHOWER 26 ROOMS 13,180 SF LEVEL 1 3950SF 21,000 SF TOTAL 20 KING SINGLE LE 60 DO KING 5TOTASSIBLE ROOMS 80 ROOMS 59,630 SF EHUs ABOVE I I I I I I I I / 1 �T_ wo A3.01 DT - ADDITION LEVEL 1 U 1/16 = 1 -0" 0 Z 0 NORTH m Wo(D Z �T_ wo M / �[ v T � � 1 L 00 z J O LL ZU .0 0 a J T T Q N f� , 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 HOTEL ADDITION - Am A1.11 PROPOSED ADDITION s O co 0 CV co 0 CV co I I / I / / I / / I / I I I I I / I / A I / I I I O �H) 4C 4B®\ PA TIO/DECK; RE LANDSCAPE PLAN 1/UdI WfIlIT PATIf142 El E El Ll El El F7 r= Lid O 00 �0 00 O 00 ` as ��L--- ` X1 WALKOUT _ - - CANTILEVER 281-011 ` 281-011 281-011— — 281-011 281-011 281-011 281-011 281-011 281-011 \ 1 252 -011 DT - ADDITION LEVEL 2 U 1/16" = 1'-0" O �o I Z , _ 1650 Fallridge Road, Suite C-1 \ Vail, Colorado 81657 i f.(970) 476-4901 p.(970)476-6342 O HOTEL ADDITION - 1/27/2020 SD -DD DATE NO. DESCRIPTION m LU CONFERENCE HOTEL ROOMS TOTAL TOTAL SF Z ROOM M / �'[ v T � ACCESSIBLE 1 L ROOMS 00 LEVEL 4 z 7 SINGLE KING 20 DOUBLE KING (1 ADA) 1 KING 1 DOUBLE 27 ROOMS 12725 SF , LEVEL 3 J0 7 SINGLE KING 20 DOUBLE KING 1 KING 1 DOUBLE 27 ROOMS 12725 SF , LEVEL 2 T T KING 6 KILE 20 DOLE LE 1 KING W/ ROLL -IN SHOWER 26 ROOMS 13,180 SF LEVEL 1 3950SF 21,000 SF TOTAL 20 KING SINGLE LE 60 DO KING 5TOTASSIBLE ROOMS 80 ROOMS 59,630 SF s O co 0 CV co 0 CV co I I / I / / I / / I / I I I I I / I / A I / I I I O �H) 4C 4B®\ PA TIO/DECK; RE LANDSCAPE PLAN 1/UdI WfIlIT PATIf142 El E El Ll El El F7 r= Lid O 00 �0 00 O 00 ` as ��L--- ` X1 WALKOUT _ - - CANTILEVER 281-011 ` 281-011 281-011— — 281-011 281-011 281-011 281-011 281-011 281-011 \ 1 252 -011 DT - ADDITION LEVEL 2 U 1/16" = 1'-0" O �o I Z , _ 1650 Fallridge Road, Suite C-1 \ Vail, Colorado 81657 i f.(970) 476-4901 p.(970)476-6342 O HOTEL ADDITION - 1/27/2020 SD -DD DATE NO. DESCRIPTION m LU o(D Z �T_ wo M / �'[ v T � � 1 L 00 z O 1 0 Z J0 .0 a T T Q N NORTH PROPOSED ADDITION I� O co 0 N co 0 N co \lo \ �R� �'\ HRS \\ \�\ DT - ADDITION LEVEL 3 \� 1/16" = 1'-0" ---------moo / Z. I _ 1650 Fallridge Road, Suite C-1 \ Vail, Colorado 81657 i f.(970) 476-4901 p.(970)476-6342 HOTEL ADDITION - 1/27/2020 SD -DD DATE NO. DESCRIPTION m LU CONFERENCE HOTEL ROOMS TOTAL TOTAL SF Z ROOM M / �[ v o T � ACCESSIBLE L ROOMS O LEVEL 4 Z 7 SINGLE KING 20 DOUBLE KING (1 ADA) 1 KING 1 DOUBLE 27 ROOMS 12725 SF , LEVEL 3 7 SINGLE KING 20 DOUBLE KING 1 KING 1 DOUBLE 27 ROOMS 12725 SF , LEVEL 2 T T KING 6 KILE 20 DOLE LE 1 KING W/ ROLL -IN SHOWER 26 ROOMS 13,180 SF LEVEL 1 3950SF 21,000 SF TOTAL 20 KING SINGLE LE 60 DO KING 5TOTASSIBLE ROOMS 80 ROOMS 59,630 SF I� O co 0 N co 0 N co \lo \ �R� �'\ HRS \\ \�\ DT - ADDITION LEVEL 3 \� 1/16" = 1'-0" ---------moo / Z. I _ 1650 Fallridge Road, Suite C-1 \ Vail, Colorado 81657 i f.(970) 476-4901 p.(970)476-6342 HOTEL ADDITION - 1/27/2020 SD -DD DATE NO. DESCRIPTION m LU o(D Z �� w M / �[ v o T � � L O O Z J O LL ZU .0 0 a J T T Q N GO � NORTH A1.13 PROPOSED ADDITION (2A)� m !4A 0 M 0 co 0 CV co m LU o oo z W rn I � CD O0 , J �Q Y 00 z 0 A B C D E F G H I J. z J a T Q / c\1 > 252i -0n DT - ADDITION LEVEL 4 1„ 1/1611= 1 -0 m NORTH 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 HOTEL ADDITION - A1.14 CONFERENCE HOTEL ROOMS TOTAL TOTAL SF ROOM ACCESSIBLE ROOMS LEVEL 4 7 SINGLE KING 20 DOUBLE KING (1 ADA) 1 KING 1 DOUBLE 27 ROOMS 12725 SF , LEVEL 3 7 SINGLE KING 20 DOUBLE KING 1 KING 1 DOUBLE 27 ROOMS 12,725 SF LEVEL 2 6 II GLE K 20 DOLE W/ ROLL -IN SHOWER 26 ROOMS 13,180 SF LEVEL 1 3950SF 213000 SF TOTAL 20 SINGLE KING 60 DOUBLE ROOMSOLE 5TOTASSIBLE 80 ROOMS 593630 SF (2A)� m !4A 0 M 0 co 0 CV co m LU o oo z W rn I � CD O0 , J �Q Y 00 z 0 A B C D E F G H I J. z J a T Q / c\1 > 252i -0n DT - ADDITION LEVEL 4 1„ 1/1611= 1 -0 m NORTH 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 HOTEL ADDITION - A1.14 HOTEL ROOM LAYOUT - DOUBLE KING 1 11 1 11 0 OAT HOOKS WITH 3ENCH BELOW 3UILT-IN CLOSET FV MOUNTED ON WALL 3EAN BAG CHAIR ELECTRICAL CHASE 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 DOUBLE ROOMS A1.20 Wo(D �T- Z wo M -ONNECTION DOOR Q o �, )R WETBAR J J = �-Q o o m LL 0J _IVE EDGE DRESSER — z J a KITH CHAIR AND T N NO R KS PACE N FV MOUNTED ON WALL 3EAN BAG CHAIR ELECTRICAL CHASE 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 DOUBLE ROOMS A1.20 ROOM NUMBER AND SCONCE 7'-0" 7'-0" COA' WITI BUILT-IN PLUMBING CHASE LIVE EDGE DF WITH CHAIR P WORKSPACE TV MOUNTED WALL ELECTRICAL CHASE HOTEL ROOM LAYOUT - SINGLE KING 1/211 /2„ = 1 '-011 ✓ E SEAT 18" NIGHT >TAND 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 SINGLE ROOM A121 WoCD crCD wo Z M CONNECTION = T J < Q DOOR OR 0 co_ = oo m WETBAR `V o � � o o co o ZU a KING = r J BEDN> H. N LIVE EDGE DF WITH CHAIR P WORKSPACE TV MOUNTED WALL ELECTRICAL CHASE HOTEL ROOM LAYOUT - SINGLE KING 1/211 /2„ = 1 '-011 ✓ E SEAT 18" NIGHT >TAND 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 SINGLE ROOM A121 CASA MEXICO LEVEL 2 - DORM PLAN 1 11 3/16 = 111 1 -0 CASA MEX. ENLARGED BEDROOM CASA MEX. ENLARGED RESTROOM o(D 2 3 LU�T M 3/8 = 1 -0 3/8 = 1 -0 c w O Z T (D 0 1 L J �Q 00 z J LL 0 .0 0 Z U a J T OCCUPANT LOAD - "RESIDENTIAL" N > FACTOR - 200 GROSS N SF AVAILABLE - 4400 SF LIVING LEVEL MAX. OCC. -22 PERSONS EGRESS 2 EXITS REQUIRED PLUMBING STANDARDS - "CONGREGATE LIVING" LAVATORI E WATER CLOSET SHOWER - 1 PER 10 - 1 PER 10 - 1 PER 8 CAP OCC @ 12-18 PERSONS CASA MEX. ENLARGED KITCHEN 4 11 3/8 = 111 1 -0 NORTH 0 NORTH 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 EHU LVL 2 (ABOVE CASA A1.29 PROPOSED EHU - ---------------------------------------------------------------------------------------------------------- - ------------- DT - EHU LEVEL 1 118 if 1„ = 1 -0 L 2 UNIT 1 UNIT 2 UNIT 3 UNIT 4 2.1 1 3 4 CL L 5 5.1 1 6 L 7 PROPERTY LINE EASEMENT SETBACK LINE \ 9x5 DUMPSTER PAD LOCATION \ PROPERTY LINE TYPE "B” UNITS ON THIS LEVEL EASEMENT ----------------------------------------------------------------------------------------------------------- ----------------------------------------------------------------------------------------------------------- SETBACK LINE Fn DT - EHU LEVEL 2 1/8 = 1 -0" I UUU %:)I UUU %:)I 3 BEDROOM UNIT 2 BEDROOM UNIT m LLJ PARKING UNITS SF Z fr wo 2-3BEDROOMS 860 - 1060 SF M LEVEL 4 / �[ v 4UNITS ITS 3928 SF LEVEL 3 4 UNITS 4066 SF LEVEL 2 4 UNITS 4123 SF LEVEL 1 oo UNITS 3741F J 0 TOTAL LL ZU 16UNITS 15858 SF - ---------------------------------------------------------------------------------------------------------- - ------------- DT - EHU LEVEL 1 118 if 1„ = 1 -0 L 2 UNIT 1 UNIT 2 UNIT 3 UNIT 4 2.1 1 3 4 CL L 5 5.1 1 6 L 7 PROPERTY LINE EASEMENT SETBACK LINE \ 9x5 DUMPSTER PAD LOCATION \ PROPERTY LINE TYPE "B” UNITS ON THIS LEVEL EASEMENT ----------------------------------------------------------------------------------------------------------- ----------------------------------------------------------------------------------------------------------- SETBACK LINE Fn DT - EHU LEVEL 2 1/8 = 1 -0" I UUU %:)I UUU %:)I 3 BEDROOM UNIT 2 BEDROOM UNIT m LLJ 0 CD CD Z fr wo M / �[ v T � � L = Z oo J 0 LL ZU 0 a J T T Q N �o 5� GO� %%% 161F-- - � I � I r 1650 Fallridge Road, Suite C-1 / Vail, Colorado 81657 \ NORTH f.(970) 476-4901 p.(970)476-6342 EHU LEVEL 1 / LEVEL 2 NORTH A1.31 PROPOSED EHU ------------------------------------------------------------------------------------------------------------ PARKING UNITS SF o w 2 - 3 BEDROOMS 860 - 1060 SF M LEVEL 4 v(�[ 4 UNITS 3928 SF LEVEL 3 4 UNITS 4066 SF LEVEL 2 4 UNITS 4123 SF LEVEL 1 00 4 UNITS 3741F 0 J W TOTAL LL ZU 16 UNITS 15858 SF ------------------------------------------------------------------------------------------------------------ DT - EHU LEVEL 3 1 /8" = 1 '-0" o> O LL n PROPERTY LINE EASEMENT - - - - - - - - - - - , 1 SETBACK LINE UNIT 9 UNIT 10 ------------------------------------------------------------------------------------------------------------ Y - U o w � M �rc v(�[ T � ------------------ DT - EHU LEVEL 3 1 /8" = 1 '-0" o> O LL n PROPERTY LINE EASEMENT - - - - - - - - - - - , 1 SETBACK LINE UNIT 9 UNIT 10 ------------------------------------------------------------------------------------------------------------ DT - EHU LEVEL 4 2 11 1/8 =111 1-0 UNIT 11 UNIT 12 PROPERTY LINE EASEMENT z Q LU 1 O SETBACK LINE LL 0 0 _ UNIT 13 UNIT 14 UNIT 15 UNIT 16 0 NORTH m Wo(D Y - U o w � M -n v(�[ T � ------------------ DT - EHU LEVEL 4 2 11 1/8 =111 1-0 UNIT 11 UNIT 12 PROPERTY LINE EASEMENT z Q LU 1 O SETBACK LINE LL 0 0 _ UNIT 13 UNIT 14 UNIT 15 UNIT 16 0 NORTH m Wo(D Z � wo � M v(�[ T � � L 00 z 0 J W LL ZU 0 a J T T Q N 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 EHU LEVEL 3 / LEVEL 4 A1.32 1/27/2020 SD-DD DATE NO. DESCRIPTION 'l 0 0 REF. 0 lqp� El OO D WoCD fr CD ZM "� 0 rn T � � 1 0 L J �Q Z oC 00 z J 0 LL O 0 U Z a T J T Q N � N 1 0 Gj �O Q� 5� GO� PIERCE AUSTIN ARCHITECTS DT - EHU UNIT PLAN - 3 BEDROOM 1113/8 = 1 -0 d SOL- 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 EHU ROOM PLAN A1.33 1/27/2020 SD-DD DATE NO. DESCRIPTION mill III ir DO REF. -00- -------------- r n ------------ ---------------- Lid ------------Cfl W T M 130 (D -------------- w z (D T O 1 11 - - - - - - - - - - - - - - Z 10�E -------------SII 00 z 0 I J u a� IL O U Z a J T T Q N � N 0 O ° �O Q� 0 ji� or's Ld -FF 5� IRE O� G PIERCE AUSTIN ARCHITECTS DT - EHU UNIT PLAN - 2 BEDROOM 1 mol- if 1 11 3/8= 1 -0 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 EHU ROOM PLAN A1.34 ----------------------------- EXISTING HOTEL ------------------------------- REPAINT (E) STUCCO AND TRIM TO MATCH PROPOSED MAIN HOTEL y RIDGE HEIGHT 0701 ------- 7999'- 1IT " i i 0711 0702 r i i 0901 i i 0821 0621 FF111i ELEVATION - ADDITION NORTH 1 11 1/8 =111 1-0 1 1 KEYNOTE LEGEND KEY VALUE KEYNOTE TEXT 0301 HOTEL CONCRETE 1 0501 HOTEL METAL 1 0601 HOTEL WOOD TIMBER 1 0602 EHU WOOD TIMBER 1 0611 HOTEL WOOD TRIM 1 0612 HOTEL WOOD TRIM 2 0613 ROUGH SAWN TIMBER FASCIA - BLACK FOX 0621 HOTEL RAILING 1 0622 HOTEL RAILING 2 0623 ROUGH SAWN - BLACK FOX - TO MATCH FASCIA 0701 BERRIDGE ZEE LOCK - KYNAR FINISH DARK BRONZE 0702 ASPHALT SHINGLE ROOF - DARK BRONZE 0711 HOTEL SIDING 1 0713 ALLURA SMOOTH LAP - SABLE BROWN 0714 LUDOWICI NEXCLAD TERRACOTTA SHINGLE - TAUPE 0801 HOTEL DOOR 1 0802 HOTEL DOOR 2 0803 EHU DOOR 1 0804 EHU DOOR 2 0811 HOTEL CURTAIN WALL 1 0821 ALUMINUM CLAD WINDOW - DARK BRONZE 0822 ALUMINUM CLAD WINDOW - STEEL GRAY 0901 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - MIST OF DUST 0902 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - WESTHIGHLAND WHITE 0622 DT - ADDITION LEVEL 7971'- 4" V 0711 -77 DT ADDITION t�LEVEL 2 7960 4 DT -PROPOSED GARAGE 7948'- 6 U ��T - -MAINLE 2L as W o(D CTO Z wo M / �[ v T � � L 00 z J 00 LL ZU a J T N > N 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 PROPOSED NORTH A2.05 KEYNOTE LEGEND KEY VALUE KEYNOTE TEXT 0301 HOTEL CONCRETE 1 0501 HOTEL METAL 1 0601 HOTEL WOOD TIMBER 1 0602 EHU WOOD TIMBER 1 0611 HOTEL WOOD TRIM 1 0612 HOTEL WOOD TRIM 2 0613 ROUGH SAWN TIMBER FASCIA - BLACK FOX 0621 HOTEL RAILING 1 0622 HOTEL RAILING 2 0623 ROUGH SAWN - BLACK FOX - TO MATCH FASCIA 0701 BERRIDGE ZEE LOCK - KYNAR FINISH DARK BRONZE 0702 ASPHALT SHINGLE ROOF - DARK BRONZE 0711 HOTEL SIDING 1 0713 ALLURA SMOOTH LAP - SABLE BROWN 0714 LUDOWICI NEXCLAD TERRACOTTA SHINGLE - TAUPE 0801 HOTEL DOOR 1 0802 HOTEL DOOR 2 0803 EHU DOOR 1 0804 EHU DOOR 2 0811 HOTEL CURTAIN WALL 1 0821 ALUMINUM CLAD WINDOW - DARK BRONZE 0822 ALUMINUM CLAD WINDOW - STEEL GRAY 0901 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - MIST OF DUST 0902 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - WESTHIGHLAND WHITE m W o(D 'r— Z M wo / �[ T � v L J �Q 00 z J a� 0601 0601 LL 0 'p 0901 0711 0821 062 061 082 0711 0621 0802 = zrr Q N7J d NON-OPERATING WINDOWS IN DORMERS PROPOSED RIDGE HEIGH 7999'- 5 1/2" 8003'- 8 9/32" E 11 0701 0612 —EL —EL _E DT -ADDITION �� ('j� _0711 LEVEL 4 .,`O �� 7982 4 00 :EEE 1E -I][]— 1E E E0 EE A MFU w 0 0 0 0821 O� 0622EllDT -ADDITION 0701 7971 E L4" —DT - ADDITION LEVEL 2 CONNECTION HALLWAY W777 DT-PROPOSED II I I I I II I IIIIIIIIIIII GARAGE G G 7948 6" www.vai larch itects.com 1650 Fallridge Road, Suite C -1 I I I I I I I IIIIIIIIIIIIII Vail, Colorado 81657 DT -MAIN LEVEL f. 7 476-4901p.(970)476-6342 7942'- 2" (9 0) PROPOSED EASTED -DI-A-TJON ELEVATION -ADDITION EAST 1/811 = 1 1-011 A2.06 KEYNOTE LEGEND KEY VALUE KEYNOTE TEXT 0301 HOTEL CONCRETE 1 0501 HOTEL METAL 1 0601 HOTEL WOOD TIMBER 1 0602 EHU WOOD TIMBER 1 0611 HOTEL WOOD TRIM 1 0612 HOTEL WOOD TRIM 2 0613 ROUGH SAWN TIMBER FASCIA - BLACK FOX 0621 HOTEL RAILING 1 0622 HOTEL RAILING 2 0623 ROUGH SAWN - BLACK FOX - TO MATCH FASCIA 0701 BERRIDGE ZEE LOCK - KYNAR FINISH DARK BRONZE 0702 ASPHALT SHINGLE ROOF - DARK BRONZE 0711 HOTEL SIDING 1 0713 ALLURA SMOOTH LAP - SABLE BROWN 0714 LUDOWICI NEXCLAD TERRACOTTA SHINGLE - TAUPE 0801 HOTEL DOOR 1 0802 HOTEL DOOR 2 0803 EHU DOOR 1 0804 EHU DOOR 2 0811 HOTEL CURTAIN WALL 1 0821 ALUMINUM CLAD WINDOW - DARK BRONZE 0822 ALUMINUM CLAD WINDOW - STEEL GRAY 0901 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - MIST OF DUST 0902 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - WESTHIGHLAND WHITE ELEVATION - ADDITION SOUTH 1„ 1/811 = 1 -0 ADDITION LEVEL 4 7982'- 4" ADDITION LEVEL 3 7971'- 4” ADDITION LEVEL 2 7960'- 4" ROPOSED GARAGE 7948'- 6" DDITION 1 7941'- 10" 4 G� GO� 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 PROPOSED SOUTH El DIATJO 1\1 A2.07 W o(D CTO Z wo M / �[ v T � � 1 L 00 z � O 0 .0 ;ED RIDGEz U a HEIGHT )3'- 8 9/32" r Q \IN HOTEL > aE HEIGHT N 7999'- 1 " ADDITION LEVEL 4 7982'- 4" ADDITION LEVEL 3 7971'- 4” ADDITION LEVEL 2 7960'- 4" ROPOSED GARAGE 7948'- 6" DDITION 1 7941'- 10" 4 G� GO� 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 PROPOSED SOUTH El DIATJO 1\1 A2.07 0701 0901 KEYNOTE LEGEND KEY VALUE KEYNOTE TEXT 0301 HOTEL CONCRETE 1 0501 HOTEL METAL 1 0601 HOTEL WOOD TIMBER 1 0602 EHU WOOD TIMBER 1 0611 HOTEL WOOD TRIM 1 0612 HOTEL WOOD TRIM 2 0613 ROUGH SAWN TIMBER FASCIA - BLACK FOX 0621 HOTEL RAILING 1 0622 HOTEL RAILING 2 0623 ROUGH SAWN - BLACK FOX - TO MATCH FASCIA 0701 BERRIDGE ZEE LOCK - KYNAR FINISH DARK BRONZE 0702 ASPHALT SHINGLE ROOF - DARK BRONZE 0711 HOTEL SIDING 1 0713 ALLURA SMOOTH LAP - SABLE BROWN 0714 LUDOWICI NEXCLAD TERRACOTTA SHINGLE - TAUPE 0801 HOTEL DOOR 1 0802 HOTEL DOOR 2 0803 EHU DOOR 1 0804 EHU DOOR 2 0811 HOTEL CURTAIN WALL 1 0821 ALUMINUM CLAD WINDOW - DARK BRONZE 0822 ALUMINUM CLAD WINDOW - STEEL GRAY 0901 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - MIST OF DUST 0902 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - WESTHIGHLAND WHITE as W o(D CTO Z M wo / �[ T � v L J �Q 00 z 0 III 4� � 0 .� 0 Z U a 0601 0301 � J T T Q N > 0711 0621 0802 0701 0702 0821 0901 0501 0821 0701 0711 0622 0821 0901 0701 N NON-OPERATING WINDOWS IN DORMERS 0501 PROPOSED RIDGE HEIGHT � 7999'- 5 1/2" 8003' - 8 9/32" �I iM DT -ADDITION\ G� DT -ADDITION LIL LILI LLLL —HHM LILL] []ILI []ILI []ILI 111L 111111 Illi j II � DT -ADDITION - - _ - - 7960'- .. J 7777 _7 ........ ...... I ...... I ... I 7-7 DT-PROPOSED GARAGE AIL 7948'- 6" u DT - ADDITION 1 J 7941 10 IELEVATIONI - ADDITION WEST 1/8 = 1 -0" 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 PROPOSED WEST -1 DIAL01\1 A2.08 U KEYNOTE LEGEND KEY VALUE KEYNOTE TEXT EHU NORTH 1 /8" = 1 '-0" O 00 _LEVEL 4 7990' -- 0" ®' LEVEL 3 7980'- 0" LEVEL 7' - 2 970 0" � LEVEL 1 7960'- 0 R E F E R E NCE 7950'- 0" m W o 0301 HOTEL CONCRETE 1 0501 HOTEL METAL 1 0601 HOTEL WOOD TIMBER 1 0602 EHU WOOD TIMBER 1 0611 HOTEL WOOD TRIM 1 0612 HOTEL WOOD TRIM 2 0613 ROUGH SAWN TIMBER FASCIA - BLACK FOX 0621 HOTEL RAILING 1 0622 HOTEL RAILING 2 0623 ROUGH SAWN - BLACK FOX - TO MATCH FASCIA 0701 BERRIDGE ZEE LOCK - KYNAR FINISH DARK BRONZE 0702 ASPHALT SHINGLE ROOF - DARK BRONZE 0711 HOTEL SIDING 1 0713 ALLURA SMOOTH LAP - SABLE BROWN 0714 LUDOWICI NEXCLAD TERRACOTTA SHINGLE - TAUPE 0801 HOTEL DOOR 1 0802 HOTEL DOOR 2 0803 EHU DOOR 1 0804 EHU DOOR 2 0811 HOTEL CURTAIN WALL 1 0821 ALUMINUM CLAD WINDOW - DARK BRONZE 0822 ALUMINUM CLAD WINDOW - STEEL GRAY 0901 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - MIST OF DUST 0902 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - WESTHIGHLAND WHITE EHU NORTH 1 /8" = 1 '-0" O 00 _LEVEL 4 7990' -- 0" ®' LEVEL 3 7980'- 0" LEVEL 7' - 2 970 0" � LEVEL 1 7960'- 0 R E F E R E NCE 7950'- 0" m W o CD CD Z rr' wo 'r - M / �[ v T � � 1 L 00 z 0 0J LL Z U 0 a J T T Q N O Qy GO 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 EHU NORTH A2.09 ROOF � ROOF 8004' -- 8" "u • 8004' - 8" 0613 0713 ❑ 0713 0713 ❑ ❑ \ 0822 0701 0623 LEVEL 4 LEVEL 4 7990'- 0" 7990' - 0" ❑� 0602 0822 ULLL11�01D 0623 0623 LEVEL 3 0701 LEVEL34U 7980' -- 0" 7980'- 0" 0613 D > 0 LEVEL 2 LEVEL 2 � 7970' - 0" 7970'- 0" V oso2oso2 LEVEL 1 LEVEL 1 7960' - 0" 7960'- 0" RIEFERENC 7950' - 0" EHU EAST 1„ 1/811=1-0 EHU WEST 1/8 =1-0 REFERENCE 7950'- 0” KEYNOTE LEGEND KEY VALUE KEYNOTE TEXT m W o 0301 HOTEL CONCRETE 1 0501 HOTEL METAL 1 0601 HOTEL WOOD TIMBER 1 0602 EHU WOOD TIMBER 1 0611 HOTEL WOOD TRIM 1 0612 HOTEL WOOD TRIM 2 0613 ROUGH SAWN TIMBER FASCIA - BLACK FOX 0621 HOTEL RAILING 1 0622 HOTEL RAILING 2 0623 ROUGH SAWN - BLACK FOX - TO MATCH FASCIA 0701 BERRIDGE ZEE LOCK - KYNAR FINISH DARK BRONZE 0702 ASPHALT SHINGLE ROOF - DARK BRONZE 0711 HOTEL SIDING 1 0713 ALLURA SMOOTH LAP - SABLE BROWN 0714 LUDOWICI NEXCLAD TERRACOTTA SHINGLE - TAUPE 0801 HOTEL DOOR 1 0802 HOTEL DOOR 2 0803 EHU DOOR 1 0804 EHU DOOR 2 0811 HOTEL CURTAIN WALL 1 0821 ALUMINUM CLAD WINDOW - DARK BRONZE 0822 ALUMINUM CLAD WINDOW - STEEL GRAY 0901 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - MIST OF DUST 0902 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - WESTHIGHLAND WHITE m W o CD CD cr wo M �'[ v o/ T 1 Q L 00 z 0 0 ILL Z JO a T N > N GO � 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 EHU EAST/WEST A2.1 0 KEYNOTE LEGEND KEY VALUE KEYNOTE TEXT EHU SOUTH 1/8 = 1 -0" m W o(D 0301 HOTEL CONCRETE 1 0501 HOTEL METAL 1 0601 HOTEL WOOD TIMBER 1 0602 EHU WOOD TIMBER 1 0611 HOTEL WOOD TRIM 1 0612 HOTEL WOOD TRIM 2 0613 ROUGH SAWN TIMBER FASCIA - BLACK FOX 0621 HOTEL RAILING 1 0622 HOTEL RAILING 2 0623 ROUGH SAWN - BLACK FOX - TO MATCH FASCIA 0701 BERRIDGE ZEE LOCK - KYNAR FINISH DARK BRONZE 0702 ASPHALT SHINGLE ROOF - DARK BRONZE 0711 HOTEL SIDING 1 0713 ALLURA SMOOTH LAP - SABLE BROWN 0714 LUDOWICI NEXCLAD TERRACOTTA SHINGLE - TAUPE 0801 HOTEL DOOR 1 0802 HOTEL DOOR 2 0803 EHU DOOR 1 0804 EHU DOOR 2 0811 HOTEL CURTAIN WALL 1 0821 ALUMINUM CLAD WINDOW - DARK BRONZE 0822 ALUMINUM CLAD WINDOW - STEEL GRAY 0901 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - MIST OF DUST 0902 INTEGRAL COLOR - 3 COAT STUCCO SYSTEM - COLOR 1 - WESTHIGHLAND WHITE EHU SOUTH 1/8 = 1 -0" m W o(D CTO Z wo M / �[ v T � � 1 L 00 z � J O .� ZU 0 a J T T Q ROOF AL N N > 8004'4' - 8" ® LEVEL 7990' - 0" LEVEL 3 � 7980'0" ®' LEVEL 7970' - 0" LEVEL 7960' - 0" RIEFERENCE 7950'0" U 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 EHU SOUTH A2.1 1 EXISTING HOTEL 7999'- 0" @a RIDGELINE 7999'- 0" PROPOSED EHU 8004'- 8" @a RIDGELINE 8004'- 5 1/2" BRANDYWINE TRACE CONDOMINIUM 2249 CHAMONIX LN APPROX 8009'- 0" @a RIDGELINE F BASED ON CONDO MAP APPROX 8009' DATED MAY 8 1973 AND SURVEY POINTS PROVIDED BY INTER -MOUNTAIN SURVEY ON DEC 31 2019* \ \ \ \ \ \ \ \ \ \ \ \ \ III I III III III III III III III III III III III III III I I III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III SITE SECTION - BRANDYWINE 1/811 = 1 1-011 as W Q(D CTO Z wo M / �[ v T � � 1 L 00 z � J O LL ZU ., 0 a J T T Q N > N GO � 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 EHU SITE SECTION A3.04 EXISTING HOTEL 7999'- 0" @a RIDGELINE 7999'- 0" PROPOSED EHU 8003'- 8" @a RIDGELINE 8003- 7 1/2" II I III III III III III III III III III III III III III I I III III III III III III III III III III III SITE SECTION - TENTERRACE U 1/8 = 1 -0" TENTERRACE CONDOMINIUM 2269 CHAMONIX LN APPROX 8010'- 0" @a RIDGELINE APPROX 8010' * BASED ON CONDO MAP DATED NOV 28 1973 AND SURVEY POINTS PROVIDED BY INTER -MOUNTAIN SURVEY ON DEC 31 2019* APPROX 7996' APPRny 7AR7' m W 0(D ZM wo T L 00 z 0 LL ZU .� a J T T Q N 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 EHU SITE SECTION A3.05 PROPOSED HOTEL 8003'- 8" @a RIDGELINE 8003'- 8 1/2" 7998'- 9 1/2" 7982'- 4" 7991'- 8 1/2" HOTEL NORTH PROPERTY LINE ' NEIGHBOR SOUTH PROPERTY LINE ' APPROX 136'-0" APPROX 8006' APPROX APPROX 7985' 39'-0" ! 50'-0" ! APPROX 47'-0" APPROX 7977 7971'- 4" ! CHAMONIX LANE _ 50 FT R.O.W 7960'- 4" SITE SECTION - SUNLIGHT 1 11 1/8 =111 1-0 SUNLIGHT CONDOMINIUMS 2289 CHAMONIX LN APPROX 8006'- 0" @a RIDGELINE * BASED ON CONDO MAP DATED NOV 1974 AND SURVEY POINTS PROVIDED BY INTER -MOUNTAIN SURVEY ON DEC 31 2019* / 2U11 U 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 as W o CD Z fr w0 � M v � � Q 00 z UJ LL ZU 0 a J T T Q N > GO � HOTEL SITE SECTION A3.06 � pppp -40 Aj .000 . . �.................. ............. .............. ......... .......... ..... ... I _ . . . . . . . . . . . . . . ...... :11 � lip r r == 1 = z = �■� s-; 04 400!0: 1V7 '4 t,: _ www.vailarchitects.com 1/27/2020 SD-DD DATE NO. DESCRIPTION Ld --. ff] LLJ _ --- FTa_i . Lr) ti! 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W.) � SAN � SAN � SAN W w SAN SAN SAN SAN SAN SAN W -w �w -SAN - U - SAN SAN wv AN SAN RROPERTY UNE _ — _ _ _ _..`_.-..._... \� / 6UI---_—_ �, ADA SIS) 797 SAN .7=. I / ( SAN �� _ ti— _ — — — d _ - �-- PARKING 10' x z4 — 7g UE E N,\✓ � R19.0 / SNOWMELTED DRIVE 2b' \\ ` R6.5' + OV R2.0 \ U J °M 795 6 FF0-7W850' R° \ N-1 26 lei -n/ FF2-7l60.33' \ \ t� IN \ IL � 3 _ PROPOSED \ 10' 6 \ o ` h) \� I BUILDING\ �g5 \ ` \ 1 79 ° 7956 \\\ \ �\ / R4. Do — — 79LD � + \ �. � 'TMJ �r G— 3v-- I• \ / / / ` SSRooMs \ \ �79"3Y i / / J _ \ \ 1l s� �aM` RE �/ 9 V; :ice \ \ C5) ��.. / / / \ > — 94 \ / — � / \ \ / 75 /1 � / /� �/ / / � t'�'�/ � f,• i.. �UE bE \c 5E � UE \ U � \ \\ I /� /7 WE IQ + \ / R10.0 , wt, • \ ,:, � � � e yz� :;- ( ��.,\ � � ,` J. _ — �� ►.9 AMEN/ —vide 9 / 109"'w/ . i .d / 11-1 + - , ` .,�- v . OPO / 1 R� : i::Sq� ' y ,''`r t ,� POE R�ESi / c / ; r �� + R5R +�P E �� J ? . JP g j / /ii O:. 7.0� All i SPS V PRELIMINARY February 21, 2020 NOT FOR CONSTRUCTION GRAPHIC SCALE 11 m co 0 Z "' ! n o _ z j LL Coq LU w - W LLJ j�z !n }�Q z�0�> W co w> m I UI U J J Q Q U7 Z m m O > U) V) V) > U U W W W O LLJ N O Q N � N � O Z 0 15 30 60 x ( IN FEET ) 1 inch = 30 ft. LEGEND LL. PROPERTY UNE X EXISTING CONTOUR EASEMENT — s oe PROPOSED CONTOUR 1'5X +06.6' PROPOSED GRADING, SLOPE/SPOT far +6Ks, EXISTING SLOPE/SPOT PROPOSED STORM SEWER x PROPOSED BOULDER RETAINING PROPOSED CONCRETE/ASPHALT X PROPOSED CURB do GUTTER U U 11 m co 0 Z "' ! n o _ z j LL Coq LU w - W LLJ j�z !n }�Q z�0�> W co w> m I UI U J J Q Q U7 Z m m O > U) V) V) > U U W W W O LLJ N O Q N � N � O Z SHEET C1.1 x x LL. LL. X x x X U U U X 1xx x w w O z z Y Z U 3 U W U) a w m F-- w O = O Q 0 0 U � 0 SHEET C1.1 �W �W W � - �zo- W � W � W � W � W � W � W � W W � W � ��-W -W CHAM ON IX�N�W 0 O -796 ��Tl -- ---- 7 wv w ^� - lip- / / 1962 C) \0, P, \ 7956LLJ er --- ------ 7!46 \ — — — \4.a — — — X795AV - x GRAPHIC SCALE 0 15 30 60 ( IN FEET ) 1 inch = 30 ft J J Q Q Z m m Q D D Cf) V) 0 U U W W W � a n O Z LL- LL- X X XX U U U X X X X p p w w O Z Z Y Z U_ U W (n Q W m I- W Q = O Q p p U � p SHEET C1.2 a- 00 00 NN —w w — w — w — w — —w—w— CHAMON/X waw w — w w LANE w /gn' D n W) N _ ..: SAN FIRE DEPARTMENT ACCESS NOT REQUIRED BY ENTRANCE TO PARKING GARAGE BASED ON 9/16/2019 MEETING WITH THE TOWN OF VAIL FIRE DEPARTMENT. MEL ANVii NEW �\HAMMERHEAD APARTMENTS TURNAROUND FOR 001 / / -- APPARATUS / // / / — /N4L�FUTUR PARC /i 2b.'"I R8. ' M ' r P P /7 / / T 2'X3' INLETR6.5'\ / ' 6' MANHOLE r \ \ R IM:7955.05 \ ! \ `` 2": 7952.5' 9 / / \i R3'0 AERIAL ACCESS ROAD LOCATED BETWEEN OOVA \— _ / ,� _956 _ — �j� 15-30FT OF THE �26% BUILDING WITH MINIMUM \I \WIDTH OF 26FT 9�5— wv 79 ANTICIPATED FIRE DEPARTMENT STAGING � NEAR FRONT ENTRANCE \" I / \ h / AND FDC. yo ` I NEW BUILDING \ \ R4.0'- 4.0 — 9 & PARKING \ �, j 1 y\ �\ 375 FT RADIUS FROM EXISTING HYDRANTS I k cp NN 4111/ / G COURTYARD/POOL LIE LIE UNEW DRIVE AISLE / /': i 10000, R4.0' '00,011AL\ oe R10.0�r 1000,/ / \ EXISTING HYDRANT AT / �� i i9 x'9' \ '' `''` S�► �" - EXISTING \ / <.'"" ES w = HYDRANT CHAMONIX TOWNHOMES / / \ / �\ f..f Np,NG 79' 6 lag*.,1sa1, OPO / PRE goo / Q GRAPHIC SCALE R `p, //_ j t Y7' / / 0 15 30 so �. \ � � 1 / y // /� / .�.:' �a'. f•moi ~ • / C g / / j / .. ,.` '. r, ','' . ( IN FEET ) \ / /; / 1 inch = 30 ft EXISTING LEGEND HYDRANT— / PROPERTY UNE EXISTING CONTOUR \ EASEMENT 8i cs PROPOSED CONTOUR +06.6' PROPOSED GRADING, SLOPE/SPOT EXISTING SLOPE/SPOT / PROPOSED STORM SEWER / P R E L I M I N RY PROPOSED BOULDER RETAINING / December 18 2019 PROPOSED CONCRETE/ASPHALT NOT FOR CONC3TRUCTION PROPOSED CURB do GUTTER r Q Cn W- u r C-0 0 CD Q W W x LLI � � ~ M ° 0 Zom ( — N /n . a-O�J V o o> 0 Z �, U N W �Lu Z°J Q Lo Z o� W Mw� I C Z: m 0 D uo-Cn U Ld Li � 0 Q 0 N O z X X LL. LL. X X X X U U U X Ix X 0 0 Ld Ld 0 � Y z w V) Q m � Ld ft� 2 0 Q 0 0 U � 0 SHEET C1.3 M M LoV a� w �W �W � a6 .�W —w � CHAMON/X �� ARUB FOR NN SAN SAN -- SAN LANE _—WPROPOSED ASPHALT RlM 7972.4,3' - SAN (50' R 0 W.) RELOCATE EXISTING PARKING INV IN 7961.04' InINV OUT 7960.96 RIM 7971.53' SAN INV IN 7961.86 TELEPHONE SERVICE sAN � SAN INV OUT 7961.80' REMOVE EXISTING _ w W SAN SAN - TREES, TYPICAL, — �� _ SAN _ N SEE LANDSCAPE PLANRELOCATE MAILIBOX \�� — — / ASSEMBLY - -4 LT --V— Rlkf 7970.62 SAN SA" INV IN 7960.08' \ .r INV OUT 7960.0 � � =+� � y %n _ — — — — — =__ _ — - SAWCUT/REMOVE �P �E _ — — — EXISTING ASPHALT (HATCH LIMITS SHOWN) 9Z0 -� 1 / \ REMOVE EXISTIGN TREES FOR WALK PORTION OF BOULDER / / / // / _ c \ \ WALL TO REMAIN CONSTRUCTION I �- \ - " REMOVE/RELOCATE EXISTING EXI§T-4'�1A4v, STREETLIGHT RIM n -NVI EXINV SAWCUT/REMOVE ASPHALT c \ FOR CURBED ISLANDS TYPICAL 795 \ 6— — ALL PARKING STRIPES ON EASTERN / — — SIDE OF BUILDING TO BE REMOVED RIM 7966.65' 4 (SCARIFIED) INV IN 7957.721' / �P� \ _ ;. 5 INV IN 7957.7 - INV OUT 7957 EXISTING TREES TO REMAIN \ IS t 19 �,� (TYPICAL) REMOVE EXISTING / / — — — — — 7953 — N STORM MANHOLE PROPOSED CLEAR/GRUB ALKWAY 6 r � I ` / / \ \ / — — Ekl(3VE ELS SIING STREETLIGHT; 1 m —_7956 —� \\ \\ / �c —19z_ RELOCATE EXISTING TELEPHONE PEDESTAL J t ( / \ / _`" \'REMOVE EXISTING 6 I . TREES, TYPICAL, c EE NDSCAPE PLAN O ¢ \ v I / \ REMOVE EXIS*G PE" / _ — / / \/ \ APPROX. 1.25 R E U \�. \ _�/ / TREES, I \ 7 EXIS/II�G \ �> �'' S / SEE -LANDS PE -P 7g4 \\ / SE BICE/ 6� RIM 7956.8b' \ % / r- \ _ j / r.: / INV IN 7949.1 INV OUT 7948.81ALL EASTERN Ile IN, \ \ �\ SIDE PARKINGOFBUILD NGIPES TO BEV REMOVED wV 7 5 / W/ — - (SCARIFIED) �UE %E UE � UE 3 / G S,SESTING VICE / : :';.. \eR EMOVE/REL E S*,O( ; STREETLIGHT / j � AEMOVE E .::; PP SAWCUT/REMOVE ASPHALT / / /� — tel' %'>'o':m: Jam•J \ FOR CURBED ISLANDS TYPICAL AJ \\ G GATE \ / REMAIN RIM 7948.50'MID y� INV IN 7940.70' % /// /J ///// �� F INV OUT 7939.85' r . / r�'w„ \ \ \\ loor 7x4D- — J J / ��_ 'r> ^ _ •r-. .Y. I / JAL!! 1 ' •r '`•.f' SAWCUT/R OVE� FOR CUR E8 D LANDS 100, 79, / WCUT EMOVE ASP / / � CU-�P:::. •ra�r ; :: R0P0 / r �� — — F CURBED ISL JTYPICAL— J�,1 ! R ,PGE RIES \ �.. / / '(� r• ., _. -,: ?`.:-:: FRN J / P / RIM 7928.36' / INV 7913.46' / / / I - GRAPHIC SCALE 0 15 30 60 ( IN FEET ) 1 inch = 30 ft. W�v°co coo z o"'U zo(J�� a o Z �' U _ rn �coW w Z�Z LU LL Q Z> Z Loo�> W Mw> I m I�I�I�I V I I I J J J Q Q Q Z M m m O > (f) c) > U U U W W W W cy) O 0 LLJN Q O 0 N � N � N 0 z11111111 x X LL. LL. X x x X X D w Ld o Z Z Y U_ 3: U Z W (n Q W m I - w ft� = 0 Q SHEET C2.0 PRELIMINARY February 21, 2020 NOT FOR CONSTRUCTION BLUE PAINT WITH 4" WHITE BORDER & GRAPHIC SCALE 0 10 20 40 ( IN FEET ) 1 inch = 20 ft LEGEND WHITE SYMBOL (SYMBOL 36"X36"). FINAL PLAT. PROPERTY LINE PROVIDE EASEMENT FOR FEXI §31NQ - INSTALL SIGNAGE CHAMONIX LANE ANT" ERTY 8110 EXISTING CONTOUR - EASEMENT CONSTRUCT ASPHALT PARKING. (10'X24' " DELIVERY SIGNAGE ���� r- � �6- PROPOSED CONTOUR C PARALLEL) REMOVE EXISTING LANDSCAPE, 15 MINUTE PARKING ( CONCRETE PAD FOR TRASH 1.571 � � w CONSTRUCT 3' WIDE +06.6' PROPOSED GRADING. SLOPE, CONSTRUCT 4" ASPHALT/6" CLASS 6 w CONCRETE / RECYCLING (5'X9') far +0d S' BASECOUR E. DRAINAGE PAN 6 CONC. OVER 5 BASE EXISTING SLOPE/SPOT COURSE. RlM 7 72.43 (2) 1.5 YARD ROLLOUTS PROPOSED STORM SEWER _ CHA/I�0/V/X IN V IN 961.0 ENCLOSURE PER ARCH. J R/M 79 PROPOSED BOULDER RETAIN INV OU 7960. 6 EWALKEASEMENT I SEXTEND 5' D STOP, PROVIDED B E CONCRETE INV IN 7 PROPOSED CONCRETE/ASPH w LANE EASEMENT IS PROVIDED BY INV OUT 79 PROPOSED CURB & GUTTER w -w - w S ADJACENT NAV w - (,50' R. 0. W.) w �w � --' L - / ------ 72.10 72.0 \ -._ ...-...-... ��...-...-...-... -wv ------- -----...-.. a. _ __-___- DELIVERY - ) _ _ _ _ R/M 7970.62' / _ - - - -- _ - - _ _ N (SIGNED �' - US � �" - � 10T X�# _... \\�\ �� //� SHELTER INV IN 7960.08' S - _`-° .. - _----- _ -= 72.6P"' _.7 X1-.3- _ --_- NG._ ✓� �. � \ - -- - - SJL- INV OUT 7960.0�� - _ � ----- 7g-_ J�-� _ - -- ___ - - / 9 7Q 68 - - - ' - -- _ - - �Er. - - CONCRETE STAIRS - ` - ° - _ - - �. = - _ _ - - - - - _ i (6" RISER, 12" TREAD) --- - - _--_� BE - _ NPMK ' FF -2-7 3 -- - - - _ �; _ �- _ 1 \� ��i�= 79 - _ - TRUCT ETE \ C \ \ g 1 FIRE CCONSTRUCT CRETE 6D. ��� _ - - - _ _ RETAINING ALL FIRE TURNAROUND 20'X70' LANE RETAI G WALL - i / / / - (RE: S \ \ ( ) ( STRUCT.) INSTALL SIGNAGE AND DIAGONAL STRIPING AT 3' O.C. C 6 / � � �� / / / / / � NDPSCAPE 59.5 \ \ CCONSTRUCT 4 WIDE CON , 6� / / / /moi \ CONSTRUCT CURBED LANDSCAPE ISLAND. WALK TO EGRESS%DOR �/ i �' / /- I 55 7 \���\\I ISI ///� N, REMOVE EXISTING ASPHALT. CONSTRUCT W/ STEPS, (11) 7/RISERS 12" GUTTER AND 6" VERTICAL CURB PROPOSED 1 1-1 - - Q10 / 6 � �y �- 20' SNOWMELTED z 1 �' �i n 20 6.0%ASPHALT N oz o� STEPS PROP\ \ \ \ 51. 56. OSCAP _ 6.8 _ RpPpSF p� \ V \ \ 53.. 5• B \ �N \� PROPOSED 4" YELLOW STRIPING 52. 0 /4.ON// I / / 5 r v) / 6 / RIM 7966.65' / l I I I F6=7948.50/ R F2=7960.33 (6" RIO , 2IR " S E ) \ , INV IN 7957.72' X11 </ . � 1 I I I 01/ I F3 7972.33' \ A E• AN INV IN 7957.7 o`°, °2% F =7984.33' PROPOSED �H 5 \\ \.. OF A B W INV OUT 7957.0 S cow/ •2 I � / l LANDSCAPE G GA \ \ °wv o rn a 6 d ` / OSE OU ER VALL \) \ FIRE DEPT. PULL OFF. ° o I 1 �!\ \ (RE. L SC1@E) + \ CONSTRUCT 10 WIPE/\ o o �,�\\ \ v1 CONCRETE WALK AND 8' �\ n / \ \ C R WADE GRASS PAVER I / 1 L Q / PROPOSED 6 \. \ O) / DRAINAGE WALE \ \ \ • 7 o \ I o O \.. / \. \ „Z m o III I /� / \„gym \ \ O I\ 60. A o \ o ` d m m 11 \ 5. PROPOSED C)C)- I \ N v N 1.5 GUTTER AND 3 TALL MOUNTABLE CURB � I / HP 5.5 724.2. / `- cr 6' WIDE LANDSCAPE PATH -79 r / / l FG=7948.5 ;l • \; •,D, (FIRE ACCESS) \ \ / �// F2=7960.33 10% MAX rn F3=7971.�3- _2•� �._.; �: '` RIM 7956. INV IN 7949.1 1 1 \ '.}•z 1 INV OUT 7948.81 ; /.,.. . •�'.� GY•'•G.�';. - � 56.87 Z_g_5 6\ / N, PROPOSED 6' WIDE PEDESTRIAN ACCESS EASEMENT / 1 EXISTING ASPHALT \ \ TO REMAIN vrz \o -o R N 6" ni AL U \ Z / ---- ---- ---- A I T G A ------ \ PVP----- / \ I \-----�-- -_ g4 \ \ \f -- _V45 \ P R EN \ \ I 43.8 3 \ SQ PCE C)win r\ X 0 \ \COMP f T - C1 ti 4" WIDE DIAGONAL "NO PARKING" A F T32' \ \ \ ��\\ Ili j STRIPING, (TYPICAL) sign P �A� /illl I�\110�\ BLUE PAINT WITH 4" WHITE BORDER & \ X944 \ \ \ \ WHITE SYMBOL (SYMBOL 36-X36-). INSTALL SIGNAGE ACCESS GATE WITH EEL \ � ,\\ _ /yy DEPARTMENT CONTROL GATE ARM 22 \ \\ - ` MAY NEED TO BE LENGTHENED TO \ ( 1. '� < • PREVENT VEHICLES FROM ENTERING MOUND THE ARM •r. \ :: ` CPT \ ' \,942 NOT ENTER 'V LLI�� ^m0 zom° Z- !n o 0rnJ 0 Z U LL �mw w j 00 Z }oQ Z �o� W M W m I UI U :2 :2 J J Q Q Z m m O> U) U)U) > U U w w w � Q- 000 °'O � N O� Q N C:) N O z x �, �. -10 IN moi INEBR NNER= �OVEN ��t►�,�0�, 795 • - . ��\�/ice �M, 4' WIDE GRAVEL EGRESS PATH wv ►� ��?(I, � ) \ . ' tom, ,, , , , , ,. ,,,,,,�,��,,<� .z X i � �� ��--',,,, . - ::Ali►��►��������% ������'����ti��\ x x x � 1xx �% • it � �• ��,� �I���A,,�,�,�,�,�,���\ PROPOSED BOULDER WALL 0 (RE: LANDSCAPE) wo z z Y z U 3: U w (n Q w m U arm w O = O Q 0 0 U -D 0 � 56.87 Z_g_5 6\ / N, PROPOSED 6' WIDE PEDESTRIAN ACCESS EASEMENT / 1 EXISTING ASPHALT \ \ TO REMAIN vrz \o -o R N 6" ni AL U \ Z / ---- ---- ---- A I T G A ------ \ PVP----- / \ I \-----�-- -_ g4 \ \ \f -- _V45 \ P R EN \ \ I 43.8 3 \ SQ PCE C)win r\ X 0 \ \COMP f T - C1 ti 4" WIDE DIAGONAL "NO PARKING" A F T32' \ \ \ ��\\ Ili j STRIPING, (TYPICAL) sign P �A� /illl I�\110�\ BLUE PAINT WITH 4" WHITE BORDER & \ X944 \ \ \ \ WHITE SYMBOL (SYMBOL 36-X36-). INSTALL SIGNAGE ACCESS GATE WITH EEL \ � ,\\ _ /yy DEPARTMENT CONTROL GATE ARM 22 \ \\ - ` MAY NEED TO BE LENGTHENED TO \ ( 1. '� < • PREVENT VEHICLES FROM ENTERING MOUND THE ARM •r. \ :: ` CPT \ ' \,942 NOT ENTER 'V LLI�� ^m0 zom° Z- !n o 0rnJ 0 Z U LL �mw w j 00 Z }oQ Z �o� W M W m I UI U :2 :2 J J Q Q Z m m O> U) U)U) > U U w w w � Q- 000 °'O � N O� Q N C:) N O z SHEET C2.1 x x LL. LL. X x x x X 1xx X 0 0 w wo z z Y z U 3: U w (n Q w m F-- w O = O Q 0 0 U -D 0 SHEET C2.1 i FIREDEVLL PT. PULL OFF q <� ,j \ r \I �� a I \OSE REOL ESCE) } CONSTRUCT 10' WIDEN \ C R CONCRETE WALK AND 8 WIDE GRASS PAVER \ 4y I / OPOSED 6 \ I L " ALN 6" SP PGE \\\\ ADE G DRAINAGE W \ \\ / \ .7 7- — — — — —_-- +en X201 \\\� 7 6'I \ \ \ \ �7950. ---- o o I 60. m o I \ 5 PROPOSE 0 ES D \ �� 1.5' GUTTER AND 3" l TALL MOUNTABLE CURB� '1 'I°' o ` II I / \ / N / / \ I \ 31 O Q / \ //�'/ ' \ A T G A ----- \ \\\\\ C R ( _HI 6' WIDE LANDSCAPE PATH 1q // / / l FFA 7948. vP (FIRE ACCESS) 1 �, ' \ / / \ -7980.33 10% MAX I \ o�j / \ ` -7-9 l .2 �J RIM 7956. ^ l z = 1: \� -V 45 \ �\ /NV /N 7949.1 I - �'01 INV OUT 7948.81 ;/,-Y� �- 79_5 °P / / / / �,- I X\ PROE \ \I 43.5 - �\ \\� MPP + 4' WIDE GRAVEL EGRESS PATH wv / .s / / l l / / E \ `� \� y\ 4N N WIDE DIAGONAL NO PARKING" 32- \ \ \ — � \ "WY11 I�/STRIPING, (TYPICAL) j \ IN, \ / \ \�9 �y� /Ili I�\� \ BLUE PAINT WITH 4" WHITE BORDER & \ � WHITE SYMBOL (SYMBOL 36-X36-). j� IN ALL INA off' \ \ PROPOSED BOULDER WALL 4' /,� / \ \ \ \\� �� ��� r ��• \ ACCESS GATE NTH BEE / (RE: LANDSCAPE) WI ° / / ®/ / \ \,\\ DEPARTMENT CONTROL GATE ARM off' \\ ` MAY NEED TO BE LENGTHENED TO } SOUND THE VEHIARMS FROM ENTERIN� 3 / j Ili \ P / \ 94 C _ / DON ENTER 411 WRONG WAY R/M 7948.50 / / / / o \ \ • l / 9 SP P j \ \� !. / INV IN 7940.70 INV OUT 7939.85' /"/ /ag�' sIc AA o 794 \ \ / ` _ p _ �-�- --- ----� \ 100, / - ICC _ 1..i° INSTALL R6-2 �► _ f : v 100,' • •^ �.: ,/ a \ / d is - .� _ / \ j � .. .b C•,! � a SP \ oaoc \cg, %� 1 SPPCE / • �. k POP / •,,,, / I / 06. 79 6 I // / \1 s• 1 / 41f 01<1 l � x / nye CPZ � • Y1- — — — — 9 v / s ;ice / / � -'-- � * :•1 w : r' C� / / i � '9� \\\ ,. � / / ISP / -�/ •.:�::.'. '". %, A PROPOSED 'S- `" / i/ / fig, 19, _� /` 'v ..: RD r E 5� J i LANDSCAPE CONSTRUCT C R�ED LANDSCAPE ISLAND. REMOVE EXWNG ASPHALT. CONSTRWCT �w / _ - " 1 `'s '• A V R�� — 1 — 12" GUTTER AND 6" VERTICAL -CURB 00 DO NOT 0 � � � � \\\ � / / / • .: fir: '' 1'.• / / ENTER w \9 \ E TING N 1 ASOF R V .'ARE d \ w \ 1 S PEFTHAN FPO1V � �1NHE11i� WRONG XIS / Y° -IND 42 GRAPHIC SCALE N,`--��� � / 0 10 20 40 INSTALL SIGNAGE 1 // •-''l`.•j' (IN FEET ) • C� :s — 1 inch = 20 ft. / LEGEND / \ PROPERTY UNE / EXISTING CONTOUR EASEMENT oI 05 PROPOSED CONTOUR 1 Wr + RIM 7928.36' INV 7913.46' PRELIMINARY February 21, 2020 NOT FOR CONSTRUCTION +Ws PROPOSED GRADING, SLOPE/SPOT Aar +6Ks' EXISTING SLOPE/SPOT PROPOSED STORM SEWER x PROPOSED BOULDER RETAINING PROPOSED CONCRETE/ASPHALT PROPOSED CURB & GUTTER x LU I UI U J J QQ c Z m m O » U)- V)0 > U U w w w m m m 00 O LLJ N � O Q I N � N � O z SHEET C2.2 x x LL. LL. X x x X O U O X 1xx X w w O z z Y z O � O W U) a w m F-- w O = O Q 0 0 U � 0 SHEET C2.2 ac, ear/ w w �w a5 w � CHAMON/X *4_� w w w � w � SAN � SAN � SAN LANE w RIM 7972.43' SAN x,50' R 0 W.) w INV IN 7961.04' SAN -SAN RIM 79 61.86 INV OUT 7960.96 � SAN INV IN 7961.86 SAN _ SAN � SAN INV OUT 7961.80' - w w SAN� SAtt - w SAN SAN � wv \)2 a 72.2Y N SAN 7230 7230 - - 7 /_.. 7/27 - AMETER MANHOLE. RIM 79 7970.62' SAN � SAN = _ , - -9� T ^ 0 EXIS 12q 55 INV IN 7960.08' - -' - - - _ INV OUT 7960.0�P� / 38.6- / ------//- - p\ 8" PVC STO / /,__ - - FIRE INV IN 8"= TIE ROOF DRAINS M EHU \ �\ LANE INV OUT 8" 62.8' / I - / / BUILDING INTO M HOLE \--- r �� /�2 � B /j i / /// � / - �...... _ � -- _ M 557 ' .�•. � \A /� � � :EAT IN "A - "51.2 �ib2. RAIN sox 1 \ Odd AST 2'X3' INLET ANHOLE- M: M79 5.05 /EX INV 0 T 2": 7952.515. . IN LL NDS DE/ RAMI. / E BRAIN WITH PRESLOPED \ 52.\ 5 56.87 62 BOTTOM (0.7 DU P NEL DRAIN" MODEL#DS-091; \ / '� o " 0 0, N SLOTTED GRATE (DS -231). `\- �- - - 7956 RlM 7966.65' / / / 68 LF TRENCH DRAIN SECTION CT 6"HDI BOTTOM OUTLET ` INV IN 7957.72'� / �P� / / � I �NNS ^ RIM=48.50 INV IN 7957.70' 2. I\ V� OM FRAME BEGI (6" DEEP)=48.00 H INV OUT 7957. jz \ / 0 T 6" BOTTOM OUTLET=47.85PROPOSEEE wv Z o NQ \/ 6 ° ?" NIYLO T AREA INLET - INSTALL 12" HDPE STORM U N INV 8 rn` �_ \ \ RIM=53.76 \ / - - - - �-^INV IN=64.2' / "=46. 3} `� �, / f, INV OUT=56.5' o C° / CO�NSTR� T N12 S 'X \ / / / \ \- - - �b1 xlsz Ho RIM: 795 PR IN: 7947.13 r^ \ N 1 1 I - - _ I \ "� \ X INV OUT 1 79 )12" NYLOpLAST BASIN h / ) 95p SOLID COVER \ J ( / RIM=55.3' I \ 6r I INV OUT=46.2' o �` / I J so.� I CONSTRUCT WITH 12" SUMP \ 5. \\ / J -\7 <^ - .� ip o I 1 NYLOPLAST BASIN k 3 N L r I _ SOLID COVER ZOO o I % RIM=43.0' _-N\ \ \ INV OUT=40.0' O T\NTH 12" SUMP Q� N .5 / / HP�5.5 \ ` Gc^ \ \\\ \ rn/ / �' / \ RlM ` 7956.85' \ 1 F ^/ / - 79 45 INV IN 7949.1 INV OUT 7948.81 INSTA 18" NYLOPLA 43 8 WI _ \ \ TH SOLID � RIM= / INV OUT=38.1 / / ---Au bE� uE \ _ / /r � ST 3'x5' IN LIE U R 7941.70 \ \ PR INV IN: 7937.85 / 2 x 6 CONNEC r \ 7937.6 2 / � _ i E UT 1 ": `>„ \ 111\\\ / v V= 37. t. I Q f/ 0CID r\ INSTALL 8" INLET WITH DROP 77/ RIM 7948.50 / / ) �/'Y/// / \ ,• , / \ / INV IN 7940.70' INV OUT 7939.85' / / / V �' \ ' -M40- 1/10 Eli \7 00 �( ( 'a•. � is "tom''":'x• l - .ac / INSTILL DIA.S r - ANHOLE / ±f;- \ ` 1 / • w / \ I 38.55' / ` Y 1 / 1pGE R�ESi / IN IN=34.5' .;: ; .; �. \ INV OUT -_3// w `; F R Q. / - - NSTA MANHOLE-Zy o \ Q��ORS � � Ns / <: ,r.:.'rw • �ti� / � :f f. •ii ( ' �.-rY- STORM INLET =3 A MH j 4 , / - . .d;-.:�,•'' RIM: 7939.06 / INV IN: 7935.02 / s / / . P'� • "': �" �� INV OUT: 7934.31 EX RIM: / r.. \ 1 V y. 11 .. / N :.�F;?F"::: RlM 7934 / 0 12 1 LIT: 1s1 l: WATER -QU< ApI IM: 936.5 i �} 12" IN 1 1.83 / 0/1 12-1N all T: 7931. CONNECl\TEXIST)dG INLET INV`I 32.0' / w _ t" \\�� ��( cls i'i....f:. `� r`. •` '„� /' „C STA: 1+92.53 / / ..,:" / EXIST 6' DIAM MH _ / - i / RIM: 7938.81 PROFILE: STORM » ` - ~ 1' / 12" INV IN: 7933.55 SCALE: VERTICAL 1 =30 _ „' r 12" INV OUT: 7933.35 1! STA: 1+24.49 k - :: EXIST 6' DIAM MH HORIZONTAL 1 =30' / ' f'.`.i 5 RIM: 7937.75 12" INV IN: 7932.73 :.:... CURB INELT 12" INV OUT: 7932.53 RIM=29.10' � 12" INV OUT: 25.93 _kp SPS ' RIM 7928.36' / /A/ 1/ 7913.46' / PRELIMINARY February 21, 2020 NOT FOR CONSTRUCTION GRAPHIC SCALE I m l C)I C)I C)I I I I I I J J J Q Q Q U) Z m m m O » Cn U) V) > U U U Ld Ld Ld Ld Of a_ a_ a_ O O LLJ °' N CN Q O N N N O Z 0 15 30 60 ( IN FEET ) 1 inch = 30 ft. LEGEND x PROPERTY LINE EXISTING CONTOUR x EASEMENT 8i 96 PROPOSED CONTOUR 1.5% +06.6' PROPOSED GRADING, SLOPE/SPOT .1'r +6w6' EXISTING SLOPE/SPOT PROPOSED STORM SEWER PROPOSED BOULDER RETAINING PROPOSED CONCRETE/ASPHALT X PROPOSED CURB & GUTTER I m l C)I C)I C)I I I I I I J J J Q Q Q U) Z m m m O » Cn U) V) > U U U Ld Ld Ld Ld Of a_ a_ a_ O O LLJ °' N CN Q O N N N O Z x x LL. LL. X X X X U U U X lxx X 0 0 w LLJ O Z Z Y Z U 3: U Ld U) Q LTJ m I- LLI ft� = O Q C� C� U � C� SHEET C3.0 _ _ - - — - -\\ INGRESS & TURNAROUND VAIL EIRE 50' AERIAL TRUCK ` • - International Fire Code \ ® YO 7950.87 2 0 � \\ \ \\ Per Appendix D: Aerial Fire Access 79 \ \ \ \ D103.2: road grade not exceed 10% \\\ \ D103.3: turning radius per official (typical inside=25', NTROL l \\\ outside=50') �� Ro M V�HICLE BODY SWEP PATH \\ D103.4: Dead ends (over 150 ft), design per 26' wide road, 70' \ ICAL \ deep alternate hammerhead, \ i� \ WHEEL TM \ MI AL\ \\ D105.1: where the building is over 30 vertical feet, an \ \ approved access road shall be provided ! ! ` •`' \ 105.2. width shall be 26 in vicinity of building \ \ 26 \ D�05.3: proximity to building. between 15' and 30' parallel i POR COCHERE \ \\ and along one full side of the building 14.5 VERTICAL LEARANCE .1: \tfi fire access road shall extend to within 150' of all portions \ of th ex seri& first floor of the building. Chamonix Lane, Chamonix Road and Oe)nternal 26 wide fire access satisfy this requirement / 1 \ ` S,TA D 1jumPER \\ \ 46.75 \//////////////////////////////////////////////////////////////%////////////////////////////////////------ \ 20101 9 \\\ f E RE\8S W -ST INGRESS EAST RE 50' AERIAL TRUCK rt*111j11N\c-1 - z xo�� \ z� Q�,U \ \ LJ_ N LLI �Z \\\ \ LL'z6— LLJ � O J Z } ,,Q \,\ / 0 2 6� \ \ W ...... ....... s . . 1240 2110 / ? :M1 . \ \\ \\ \ VAI L 10 0 P LAT FQR M LADDER ��������/ d / •. , / .l O Width .9.82 \ Track 6.90 .i - i r Lock to Lock Time .6.00 <: _ U \ \ \\\ Steeri�Arrg`fle 34.90 s'• `\ `� \\ \ � i /\ . J / III � � « .. •..1, h -A- RE 1... \ ---------- OAM \ \ L.L / 1 / POR COCHERE - ' 14.5' VERTICAL LEARANCE / \� ESS WEST m.v. p1 50'AERIAL TRUCK 2 A\ POR COCHERE 14.5 VERTICAL LEARANCE '• \� ' \ \ ( �:. N III�II II � P IIIIII \POP ���IIIIII LL LL X MP XX 1XX LLJ SHEET 1 / .� s� � .1:. 1. `• SCALE: 1 "= 20' :r ;� �� `i "• SCALE: 1 "= 20' 1 . • 1 2" WATER SERVICE OCII WET TAP EXISTING 8" DIP WATER PROPOSED TELEPHONE, MAIN WITH APPROVED TAPPING ROADCUT SADDLE. EXTEND 2" TYPE K COPPER TELEVISION AND FIBER SAWCUT AND REMOVE SERVICE TO BUILDING. INSTALL CURB INSTALL 4" PVC COPNDUIT ASPHALT/BASECOURSE.INSTALL STOP AT PROPERTY LINE REMOVE/RELOCATE FOR NEW TELEPHONE 5 UTILITY. INSTALL FULL DEPTH w O BASECOURSE IN TRENCH. MATCH EXISTING TELEPHONE ROUTINE w EXISTING ASPHALT SECTION. TACK SERVICE w - AND INFRARED ALL SEAMS HAANE l X � W �a— — SAN SAN � SAN RlM 7972.43' SAN SEWER SERVICE /5L' 14- U, w� INV IN 7961.04' INV IIN 779611.86 INV OUT 7960.96 SAN SAN CONNECT TO EXISTING 8" PVC MAIN 1P WAR�Nw t , SAN SAN INV OUT 7961.80' WITH 8"X6" WYE. )qsjNG 8" N f ! SAN SAN CONNECTION INVERT 8"=7960.40' - - �� ?`': SAN SAN EXTEND 6" PVC SERVICE TO BUILDING;� AN s N - _ k L RIM 7970.62' Ix - -uE-= =uE- = PCD PTr S ♦v INV IN 7960.08' • _ -' - -- - - - - INV OUT 7960.0 �P� r u - -------- - \ - • PROPOSED LOCATION FOR 7g�0- _ -- � ELECTRIC AND GAS METERS MOVE E E \ \�- LFlMRIE GH th REMOVE/RELOCATE EXISTING DWI vw-/ / REMOVE EXISTING ELECTRIC 7c SERVICE TO ABANDONED �Oa \ G STREETLIGHT, AS SHOWN STREETLIGHT / 7 7950.87 \ AST 2'X3' INLET \ 6' MANHOLE IM: 7955.05 / tX INV 0 T 2-: 7952.51 RIM 7966.65' �� ' / l _ I I I �/ / / R°°M \ \ \ • - - \ \ \\ INV IN 7957.72 \ INV IN 7957.70"�5� � - � - Y \\\ �1�- � - INV OUT 7957W fn to PROPOSED °° BUILDING \ \ \ _�- ;o N� o ` I \ \ I \ \/ / y RELOCATE EXISTING p Q \� \N ° .l I I� o TELEPHONE PEDESTAL \ , : ' .` \ \ m OUTSIDE OF WALK / 7956 1 REMOVE/RELOCATE EXISTING \ \ - - _ - - -7950 \ STREETLIGHT, (RE: LAND. / ARCH) ° :\ = / J• •. VACATE EXISTING ELECTRIC \ REPLACE/RECONFIGURE , °. „> r ( EASEMENT DURING REPLAT \ \rn EXISTING 6" DIP WATER 6 SERVICE \ o I ;'.: OF PROPERTY \ /\ / (FROM ORIGINAL PLUMBING \ % I \ \ \ ✓ ` _ _ �\ \ PLANS 1978) ;g ° I I K / - - A- - - 79_g _ \ �u,", PROPOSED GAS METER LOCATION FOR EXISTING AND PROPOSED BUILDINGS 946 \ \ WATER SERVICE 7 ' \ �/ � / � / / \ � =- IF EXISTING SERVICE DEEMED / INADEQUATELY SIZED (6 DIP), UPSIZE RlM 7956.645' l , \ EXISTING SERVICE TO INV IN 7949.1-� gyps-/� / ,•_;:;,> :.: �— -- \ � � \ PROPOSED/EXISTING BUILDINGS. INV OUT 7948.81 W / / d'� I \ / = �`� \ \\ CUT IN 8"X8"X8" TEE ON EXISITNG DIP G`� \ \� REMOVE/RELOCATE EXISTING WATER MAIN. INSTALL 8" GATE VALVE / l/� / / / -� \\ - - \ \ \ \\ \\ STREETLIGHT, (RE: LAND. / ARCH) AND THRUST BLOCK11 WATER '\ \ ROADCUT SAWCUT AND REMOVE / / / \ ':. uE \ 2►E� LIE \ \\ ASPHALT/BASECOURSE. INSTALL �� UTILITY. INSTALL FULL DEPTH'�.. R \ \ \ \ BASECOURSE IN TRENCH. MATCH Q / EXISTING ASPHALT SECTION. TACK / / v / \ P Tl AND INFRARED ALL SEAMS / RELOCATE EXISTING GAS 3 _ -� "� P / \ / / RE M F M R SERVICE / STI G MBIN \\ ¢� \ CON TIN INSTALL 6" CLEANOUT RIM=7945.50 / �, \ C EL INV 6"=7937.3 / / J \ TRANS E = \ \ \\\ \\\ / SIZE 0 S \ \ / FOR R? :: y r';:, , �9 \ PROPOSED SEWER SERVICE (IF EXISTING SERVICE IS DEEMED INADEQUATELY SIZED) EXTEND 8 PVC INTO BUILDING • ` / RIM 7948.50' / J / \ \\ / / r / r:'.• \ \\ \ INV IN 7940.70' INV OUT 7939.85' EXISTING 8" PVC SEWER + SERVICE • / /// / ® N \ (FROM ORIGINAL PLUMBING EXISTING oo \ PVC CLEANOUT ,...f.` PLANS 1978) INSTALL 6 CLEANOUT RIM= 7941.50 INV 6"=7935.3 79 PROFILE: SEWER MAIN INSTALL 6" CLEANOUT RIM=7938.70 / y / ,.,pC� z : ::; : RIM 7934 c9 o m b v' ,' -+/ / - Y:: ' INV 7 .81' N ri / INV 6"=7932.70 ` \csk0& 93 / / / / / / N .,. � ;: = Ln all all wx 00 w N / 0PP 00 z 0 _ w / _ / / �L •(P R� w > DRQ �R. LLPEXISTING \ ,� � � � iii � �-.:.J�.�: •` / / 3 GROUND / / Y:. ✓ PRIVATE SEWER SERVICE \ _ - / �:4:::`= / / 7940 CONNECT TO EXISTING 24" MAIN WITH 6" APPROVED TAPPING SADDLE ->*t - - qwZZoo M +J^ate EX INV 24"=13.62' ` �` 1'''' J / 2.5% +ate:M 0 N U / � ✓ '� / j SP - 7920 — ROADCUTP y� SAWCUT AND REMOVE / DATUM ELEV INSTALL PLOWABLE 7'91 0.00 ILL wz ASPHALT ASECOURSE. INSTALL �$' 10' EITHER SIDE , OF UTILITY. INSTALL FULL DEPTH N CROSS ING BASECOURSE IN TRENCH. MATCH0o RlM 7928.36' w . }�, O J J EXISTING ASPHALT SECTION. TACK INV 7913.46' N °'• 00 INFRARED AND ALL SEAMS / 0) 4 N O 0) X 7950 w 0+00 XISTING��I�� PIPE INVERT GROUND 1+00 GRAPHIC SCALE 0 10 20 40 ( IN FEET ) 1 inch = 20 ft. III � M LEGEND _ z LIJ o M O PE PROPOSED ELECTRIC rI� p J PES PROPOSED ELECTRIC SERVICE v a � — PC13m PROPOSED COMM. SERVICE PG PROPOSED GAS m W PGS PROPOSED GAS SERVICE I UJ Z z PW PROPOSED WATER J UJ ? p a PS PROPOSED SEWER z } w Q PROPOSED FIRE HYDRANT W/GV dKDt PROPOSED STORM SEWER z o >> PROPOSED TRANSFORMER >> © & COMM. PEDESTAL W M LU PROPERTY LINE TOPOGRAPHIC INFORMATION PROVIDED BY INTERMOUNTAIN ENGINEERING SEE EAGLE RIVER WATER AND W SANITATION DISTRICTS WATER AND SEWER SYSTEM CRITERIA AND STANDARDS �0 wo Z .J Q J D 0 0 J 10 no J w^ J Z Q J SCALE: VERTICAL 1 "=30' HORIZONTAL 1 "=30' I��-.ot�0 IR M NS�� qwZZoo M +J^ate too^r 2.5% +ate:M 0 N U V)6wz I totO�Z 2+00 I m l C)I C)I C)I I I I I I J J J Q Q Q z m m m O > V) m U) > U U U W W W W ft� a_ a_ a_ 0 0 0 LLJ N CNQ � N � N � N M n M =Oueco z 011111111 6" S, 7 35 PVC 97.9 LF 0 2.5% 56.2 LF ® 3.6% - w O = o_ wz LL a U X X 1 J n :3E 11 w w . }�, O J J M aU 1> cA i0 Ft Z w L0 r- r-0) w46 2+00 I m l C)I C)I C)I I I I I I J J J Q Q Q z m m m O > V) m U) > U U U W W W W ft� a_ a_ a_ 0 0 0 LLJ N CNQ � N � N � N M n M =Oueco z 011111111 C6 o a * � + LL LL X X 1 J n :3E 11 aU 1> cA i0 Ft Z U U X U X 1xx : X 7950 w LLJ O z O z i z U Ld 7940 vi Ld Q Of w m I-- � � � U c� SHEET ,C4.0 3+00 INGRESS & TURNAROUND j - - - VAIL FIRE 50' AERIAL TRUCK 7950.87 20 \\ V�HICLE BODY SWEP P ICTL \ \ �� \\ \ WHEEL TM \ TYP AL \\ \ \ - 26 \ \ \ \ \ SETA D PUMPER \ \ \ TRUCKS \ \ \ ✓ \\ \� \ \\ 46.75 \ \ \\ \ �. \ \\\ 12.40 21.10 VAIL-100 PLATI�QRM LADDER \ \ \\ \\ \ Width :9.82 Track 6.90 Lock to Lock Time 6.00 \ \ \\ \\\ SteerinA<g-l�e 34.90 ,ON \ \ RE \ \ \ NTROL '---------- \\ \ o \ RO M \ \ \ Op j EGRE-8 WEST, INGRESS EAST V\AIL R E 50' AERIAL TRUCK `\\ \111 &W4 111/r� .0 \\� �\�//moi Wiz~M0 Z oMOV z!n OrnJ �J 0- c) n Z_ �v LL BMW LU� co z LU a Q z� }a z W M ° \ / W 26. \ { i J `.J• D 0 () —i �n POR CHERE 14.5' L ARANCE TDRESS WEST \ \ \ U U \ \\ 1 50' AERIAL TRUCK 2 POR COCHERE \ 14.5' L ARANCE � E: 1 "= 20' SCALE: 1 "= 20' •: J a EXTENDS TO WITHIN 150 FT OF BUILDING AS REQUIRED BY 2015 IFC 503.1.1 Added walkway for for access to north / west side of building. Chamonix serves as Fire Department access road. North and West side of building is within 150' of Chamonix. Meets requirements of 2015 IFC 503.1.1 and D 104.2. EXTENDS TO WITHIN 150 FT OF BUILDING AS REQUIRED BY 2015 IFC 503.1.1 EXISTING HYDRANT AT CHAMONIX TOWNHOMES EXIT TO CHAMONIX ROAD BEHIND FIRSTBANK L PLAT. Additional file lane added t0 ROW? BLUE PAINT WITH 4" WHITE BORDER PRO E EASEMENT FOR EXISTING & WHITE SYMBOL (SYMBOL 36"X36"). CHAM LANE—AbOWPEDESTRIAN EASEMENT INSTALL SIGNAGE JNM vPR TY W ��� �---/`VXTEND 5' CONCRETE SIDEWALK CHAMONIX CONSTRUCTN 5—GANCRETf - TO EXISTING BUS SHELTER. CONSTRUCT ASP LT PARKING. LANE W � (ATTACHED) CONSTRUCTION WILL BE ON ( 4' PARALLEL) RE VE EXISII (50' R. 0. W. RIM 7972.43' ADJACENT PROPERTY LANDSCAPE, C STRUC 4" ASPHAL 'A" CLASS 6 B cr'" WIF EXTENDS TO WITHIN 150 FT OF BUILDING AS INV ffi REQUIRED BY 2015 INV OU IFC 503.1.1 PROPOSED 7UO — — BUS RIM 7970.62' =f — _ LANDSCAPE— — — — ����� ��I ���SH TER INV IN 7960.0 INV OUT — _ _ _ CONCRETE STA S (6" RISER, 12" EAD) _ _ _� _ Compliant to 2015 IFC CONSTR CONCH / �� / / �' X973 — — ' \ \ FIRE TURN ROUND. INSTALL SIGNAGE ARE D 103 F71-7983AND DIAGO AL STRIPING AT 3' O.C. VSTRUCT 4' WIDE CONI' , �� / / / `f / 55 CO TRUCT CURBED LANDSCAPE TO F G1 i� \ \ � � ,� (SLA D REMOVE EXISTING ASPHALT. W/ STEPS, / / / I }51.2 *&2 PROPOSE. ,� \ _ - CON TRUCT 12" GUTTER AND 6" / RlM 7966.65' INV IN 7957.72 INV IN 7957.7 ' INV OUT 7957.0'x' WV 3 3 `(12'45' ASPHALT l PULL—OFF TO ACCOMMODATE C AERIAL FIRETRUCK R/ INV l FD Access here INV OUT 7939 WITHIN 150 FT OF �• • •-a //ILDING AS R QUIRED BY 2015 I FC 503.1.1 IMIL VAR— -11 'i ,,� PROPOSED 6' WIDE PEDESTRIAN MIMMIMIRFiCCESS EASEMENT M',to 2015 IF( 'p'�' A -MINA I 1100M ad width D104.2, D105.2 and • '' \ rA. Or - 1 ial FILMS W-1;=OMN�i�i�`�, III�II,I,7 �v\ �•' PARKING" STRIPING, (TYPICA v ISI• 1�I�O�I�.���<.iL�� � �\i � I��:--' _ �.�. �.,,% 10*1100 BLUE PAINT WITH WHITE BORDER I I 1� ., i�- INSTALL SIGNAGE ♦♦♦♦♦♦�♦♦♦♦♦ r,�� �� iWHITE SYMBOL YMBOL 36"X36"). wro REM IN �� ,: - - ���i�i�i ori ��i�i�i�i ♦ i,�,� � �,��- � .� ..�.,%�� d I ow �IIIIIIVIIIII<. ,p.�i% • ;l:_-z-•��I�I�I�I�I�f�I�I�I�I�A �I� Al APRA .HICLES e�� J ONLY e x,9'1/ ;f; � <:.. f. C� Xr`,�� / _•.i W � /f:. t . p `` _ CONSTR CUR EBD LANDS P IS EMOVE EXIST / J. : -:::.f r.;. R'I _ y /ASP LT. CU 1 9 C L C RB i f, f. R 0000 �I VA Existing drive aisle - \ no anticipated changed. Compliant \\Z_ �Zs \ / / �:.:; :..:..; ' to 2015 I FC 503.2 ff —_ - ! Existing drive aisle - — / •.. k INSTALLS GE' 4 '° ~ no anticipated R5-1 changed. Compliant to 2015 1 FC 503.2 / / RIM 7928.36' / INV 7913.46' / Purple boxes are representative of size and shape of fire trucks. PRELIMINARY January 21, 2020 NOT FOR CONSTRUCTION EXTENDS TO WITHIN 150 FT OF BUILDING AS REQUIRED BY 2015 IFC 503.1.1 GRAPHIC SCALE Wd~M0 Zom° Z 0 a - N / n a- 6 LJ o o> z NU_ w BMW W j co 0*04, Z (DU Z W In W U) Z 0 V) W fy- LTJ a 0 I 0 15 30 60 X ( IN FEET 1 inch = 30 ft. LEGEND PROPERTY UNE LL. LL. EXISTING CONTOUR X EASEMENT —0.105 PROPOSED CONTOUR 1.571 +06.6' PROPOSED GRADING, SLOPE/SPOT x'r +6K6, EXISTING SLOPE/SPOT PROPOSED STORM SEWER PROPOSED BOULDER RETAINING PROPOSED CONCRETE/ASPHALT PROPOSED CURB do GUTTER Wd~M0 Zom° Z 0 a - N / n a- 6 LJ o o> z NU_ w BMW W j co 0*04, Z (DU Z W In W U) Z 0 V) W fy- LTJ a 0 I SHEET C2.1 X X LL. LL. X X X U U U 5X :2X 0 LTJ LTJ 0 z z Y z U U Ld a = Q w 0 C� C� U -D C� SHEET C2.1 HIGHLINE, A DOUBLETREE BY HILTON HOTEL ADMINISTRATIVE INFO. LEGAL DESCRIPTION OF PROPERTY: Situs Address 002211 N FRONTAGE RD W Tax Area SC103 - VAIL (TOWN) - SC103 Parcel Number 2103-114-15-017 Legal Summary Subdivision: VAIL DAS SCHONE FIL 3 Block: A Lot: 1 THRU:- Lot: 3, Subdivision: VAIL DAS SCHONE FIL 3 Lot: 1 VAIL DAS SCHONE 1 PT OF TR C VAIL DAS SCHONE 1 BK -0372 PG -0865 DEC 11-15-83 BK -0609 PG -0822 CERT 05-26-93 BUILDING CODE SUMMARY BUILDING CODE: 2018 IBC CONSTRUCTION TYPE: TYPE V-A VAIL CO 81657 DWELLING UNITS: 7 OCCUPANCY TYPE R-1 / R-2 PROJECT DIRECTORY III BRAVO VAIL, LLC JE NORTH MANAGEMENT GROUP, LLC < ST - 12 FLOOR PLAINS, NY 10606 0Uj L0 C.0 rr :RCE, PRINCIPAL IN CHARGE Z w CO `° ARCHITECTS � p r VAIL VALLEY DRIVE, C1 � < Q � JLORADO 81657 � Q ).476.6342 ).476.4901 00 Z @vailarchitects.com J 0 LL O :L O'CONNER U O 'H DEVELOPEMENT WEST, LLCz d ROAD, SUITE 700 J D81657 T T Q N C MAURIELLO N :LLO PLANNING GROUP K 4777 CO 81631 IADEY ENGINEERING IGHWAY 6 - UNIT A-9 IDS, CO 81632 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 COVER G0.00 DRAWING CONVENTIONS DETAIL DESIGNATOR 1 SIM DETAIL NUMBERI 11 A101 SHEET WHERE SHOWN BUILDING SECTION DESIGNATOR SIM 1SECTION LETTER A101 SHEET WHERE SHOWN LEVEL INDICATOR NAMEELEVATION 100'-0" SPOT ELEVATION INTERIOR ELEVATION DESIGNATOR 1� ELEVATION NUMBER A601 SHEET NUMBER --®r, WALL TYPE 1:�, WINDOW DESIGNATOR N PROJECT NORTH DOOR DESIGNATOR DOOR NUMBER 01 ROOM NUMBER O GRID LINE Room name �-- ROOM NUMBER 1 REVISION NUMBER EXTERIOR ELEVATION DESIGNATOR 4�� LEVATION NUMBER SHEET NUMBER 4'-5" FACE OF STRUCTURE TO FACE OF STRUCTURE OR EXISTING FINISH 00 00 00 CONSTRUCTION SPECIFICATION INSTITUTE SECTION NUMBER - REFER TO PROJECT MANUAL FOR PRODUCT SPECIFICATION MISC. ABBREVIATIONS 4) ROUND (� CENTER LINE W/ WITH DEGREES ± PLUS OR MINUS R PROPERTY LINE < ANGLE SHEET SETS SHEET INDEX SHEET # DESCRIPTION BY ISSUE DATE wo �'[ M GENERAL T .J � Q G0.00 COVER PIERCE ARCHITECTS 1/27/2020 G0.01 SHEET INDEX PIERCE ARCHITECTS 2/25/2020 � J O mw CIVIL .0 0 a J C 1.1 SITE LAYOUT ALPINE CIVIL 2/24/2020 C 1.2 HISTORICAL SITE GRADES ALPINE CIVIL 2/24/2020 C 2.0 DEMOLITION PLAN ALPINE CIVIL 2/24/2020 C 2.1 GRADING PLAN ALPINE CIVIL 2/24/2020 C 2.2 GRADING PLAN ALPINE CIVIL 2/24/2020 C 3.0 STORM SEWER PLAN ALPINE CIVIL 2/24/2020 C 4.0 UTILITY PLAN ALPINE CIVIL 2/24/2020 C 5.0 FIRE TURNING SIMULATION ALPINE CIVIL 2/24/2020 LANDSCAPING LO EXISTING SURVEY INTER-MOUNTIAN ENG. 9/20/2019 Ll PROPOSED LANDSCAPING DENNIS ANDERSON 2/21/2020 ARCHITECTURE A0.02A GRFA EXISTING HOTEL PIERCE ARCHITECTS 1/27/2020 A0.02B GRFA PROPOSED HOTEL PIERCE ARCHITECTS 1/27/2020 A0.02C GRFA PROPOSED EHU PIERCE ARCHITECTS 1/27/2020 A0.02D GRFA PROPOSED DORM UNITS PIERCE ARCHITECTS 1/27/2020 A0.03 SITE DATA PIERCE ARCHITECTS 2/25/2020 A0.04 SITE PARKING DATA PIERCE ARCHITECTS 2/25/2020 A0.05 EXTERIOR MATERIALS - EHU PIERCE ARCHITECTS 1/27/2020 A0.06 EXTERIOR MATERIALS - HOTEL PIERCE ARCHITECTS 1/27/2020 A0.11 SHADE ANALYSIS PIERCE ARCHITECTS 1/27/2020 A1.00A ROOF PLAN HISTORIC GRADE PIERCE ARCHITECTS 1/27/2020 A1.00B ROOF PLAN FINISHED GRADE PIERCE ARCHITECTS 1/27/2020 A1.00C ROOF HEIGHT SECTION PIERCE ARCHITECTS 1/27/2020 A1.01 EXISTING HOTEL - LEVEL 1 PIERCE ARCHITECTS 1/27/2020 A1.02 LEVEL 2 PIERCE ARCHITECTS 1/27/2020 A1.03 LEVEL 3 PIERCE ARCHITECTS 1/27/2020 A1.04 LEVEL 4 PIERCE ARCHITECTS 1/27/2020 A1.05 LOFT LEVEL PIERCE ARCHITECTS 1/27/2020 A1.11 HOTEL ADDITION - LEVEL 1 PIERCE ARCHITECTS 2/25/2020 A1.12 HOTEL ADDITION - LEVEL 2 PIERCE ARCHITECTS 1/27/2020 A1.13 HOTEL ADDITION - LEVEL 3 PIERCE ARCHITECTS 1/27/2020 A1.14 HOTEL ADDITION - LEVEL 4 PIERCE ARCHITECTS 1/27/2020 A1.20 DOUBLE ROOMS PIERCE ARCHITECTS 1/27/2020 A1.21 SINGLE ROOM PIERCE ARCHITECTS 1/27/2020 A1.29 EHU LVL 2 (ABOVE CASA MEXICO) PIERCE ARCHITECTS 1/27/2020 A1.31 EHU LEVEL 1 / LEVEL 2 PIERCE ARCHITECTS 1/27/2020 A1.32 EHU LEVEL 3 / LEVEL 4 PIERCE ARCHITECTS 1/27/2020 A1.33 EHU ROOM PLAN PIERCE ARCHITECTS 1/27/2020 A1.34 EHU ROOM PLAN PIERCE ARCHITECTS 1/27/2020 A2.05 PROPOSED NORTH ELEVATION PIERCE ARCHITECTS 1/27/2020 A2.06 PROPOSED EAST ELEVATION PIERCE ARCHITECTS 1/27/2020 A2.07 PROPOSED SOUTH ELEVATION PIERCE ARCHITECTS 1/27/2020 A2.08 PROPOSED WEST ELEVATION PIERCE ARCHITECTS 1/27/2020 A2.09 EHU NORTH PIERCE ARCHITECTS 1/27/2020 A2.10 EHU EAST/WEST PIERCE ARCHITECTS 1/27/2020 A2.11 EHU SOUTH PIERCE ARCHITECTS 1/27/2020 A3.04 EHU SITE SECTION PIERCE ARCHITECTS 1/27/2020 A3.05 EHU SITE SECTION PIERCE ARCHITECTS 1/27/2020 A3.06 HOTEL SITE SECTION PIERCE ARCHITECTS 1/27/2020 A9.01 3D PIERCE ARCHITECTS 1/27/2020 A9.02 3D PIERCE ARCHITECTS 1/27/2020 A9.03 3D PIERCE ARCHITECTS 1/27/2020 A9.04 3D PIERCE ARCHITECTS 1/27/2020 A9.05 3D PIERCE ARCHITECTS 1/27/2020 2/25/2020 SD -DD DATE I NO. I DESCRIPTION M W o(D Z wo �'[ M / v T .J � Q 00 z � J O mw ZU .0 0 a J T T Q N Fes' 1650 Fallridge Road, Suite C-1 Vail, Colorado 81657 f.(970) 476-4901 p.(970)476-6342 SHEET INDEX G0.01 u TOPOGRAPHIC MAP A PORTION OF A RESUBDMSION OF VAIL DAS SCHONE FILING NO. 1 AND VAIL DAS SCHONE FILING NO. 3, TOWN OF VAIL COUNTY OF EAGLE, STATE OF COLORADO Z = 4,5'JO'29 LEGAL DESCRIPTION Parcel A A parcel of land lying within a Resubdivision of Vail Dos Schone Filing No. 1, and Vail Das Schone Filing No. 3, County of Eagle, State of Colorado, more particularly described as follows: Beginning at the northeast corner of said parcel, also being a point on the westerly right of way line of Chamonix Lane and the northwest corner of Lot 2A, Resubdivision of Lot 2, Vail Das Schone Filing No. 3,• thence south 19 degrees 46 minutes 40 seconds east 420.66 feet to a point on the north right of way line of Interstate Highway No. 70 Frontage Road- thence along said north right of way line on the following three courses.- 1) ourses:1) south 52 degrees 02 minutes 56 seconds west 62.00 feet; 2) south 69 degrees 54 minutes 16 seconds west 274.90 feet; 3) south 46 degrees 04 minutes 45 seconds west 45.08 feet to the southeast corner of the Collins Wirth subdivision; thence along the east line of said subdivision north 39 degrees 52 minutes 53 seconds west 171.75 feet to a point on the south right of way line of Chamonix Road,• thence along the right of way on the following two courses.- 1) ourses:1) 245.63 feet along the arc of a 194.43 foot radius curve to the left whose central angle is 72 degrees 23 minutes 01 seconds and whose long chord bears north 08 degrees 02 minutes 31 seconds east 229.62 feet' 2) north 28 degrees 09 minutes 00 seconds west 98.5 feet to a point on the south right of way line of Chamonix tone, - thence south along said right of way line of the following three courses.- 1) ourses:1) north 39 degrees 43 minutes 00 seconds east 89.04 feet; 2) 59. 57 feet along the arc of a 75.00 foot radius curve to the right whose central angle is 45 degrees 30 minutes 29 seconds and whose long chord bears north 62 degrees 28 minutes 18 seconds east 58.02 feet; 3) north 85 degrees 13 minutes 33 seconds east 214.34 feet to the point of beginning. Said parcel also being known and described as Vail Das Schone Subdivision - Tract "Y" except all units in Apex at Vail Condominiums in accordance with the amended and restated condominium declaration for Apex at Vail Condominiums recorded December 27, 2004 under Reception No. 901611, and the Second Amended and Restated Condominium Declaration for Apex at Vail Condominiums recorded March 11, 2005 under Reception No. 908943, and the Condominium Map for Inn at West Vail recorded October 27, 1983, in Book 372 at Page 866, County of Eagle, State of Colorado. Parcel B.' All units in Apex at Vail Condominiums in accordance with the Amended and Restated Condominium Declaration for Apex at Vail Condominiums recorded December 27, 2004 under Reception No. 901611, and the Second Amended and Restated Condominium Declaration for Apex at Vail Condominiums recorded March 11, 2005 under Reception No. 908943, and the Condominium Map for Inn at West Vail recorded October 27, 1983, in Book 372 at Page 866, County of Eagle, State of Colorado. Parcel B-1: Non-exclusive easements for access, parking, utilities and maintenance as set forth in Amended and Restated Reciprocal Easements and Covenants Agreement recorded March 11, 2005 under Reception No. 906944, Parcel C. Non-exclusive easements for vehicular and pedestrian ingress and egress as set forth in Section 3 of Easement Agreement recorded September 10, 1996 in Book 704 at Page 902. NOTES 1. This parcel is subject to easements, conditions, covenants, restrictions, reservations, and notes on the plot of Voil Das Schone - Filing No. 3 recorded July 08, 1976 in Book 247 at Page 399. 2. This parcel is subject to easements, conditions, covenants, restrictions, reservations, and notes on the Condominium Map for Inn at West Vail Condominiums recorded November 15, 1983 in Book 372 at Page 866 and ratification thereto recorded July 15, 1994 in Book 645 at Page 430. 3. The basis of bearings is an assumed line bearing S19'46'401- between found property monuments on the east boundary line as shown and described hereon, 4. Elevations are based on Town of Vail control point 'Sprodd/e',' elevation of 8287.82' 5. The property address is posted 2211 North Frontage Road West. 6. Date of Survey.' September 19, 2019. 7. For all information regarding easements and right-of-way Inter -Mountain Engineering relied on Land Title Guarantee Company title commitment number ABC50054179 with on effective date of July 26, 2019. 8. A Land Survey Plat including setting all missing property monuments is recommended prior to any construction. NOTICE: According to Colorado law you must commence any legal action based upon any defect in this survey within three years after you first discover such defect. In no event, may any action based upon any defect in this survey be commenced more than ten years from the date of certification shown hereon. aw R= 75.00 w T=31.46' y> Ch B=N62 28'18 "E Ch L=58.02'w ` cl_111/L/ RIM 7970.62' L=59.57' w ~ w w (-SO �-14Ale INV IN 7960.08' � w Q � INV OUT 7960.04' I w �J s� sA \„ MAILBOX "' `~ w /Z SAN CLUSTER � 10' HOL Y CR�'S5� w W, L;T , rys ELECTRIC EASEMENT ~ w�4� UTV B275 P832 w w `SAN RIM 7972.43' w W 111 ��r6"_ _ 2a", EDGE OF � Ir 1/ �y k '�� 1185 rL3 3 ' SA INV sq� INV OUT 7960.96 W w ASPHALT - ,2D/ i 7965 / 1 = 20"� _ E 2>5r3�, sqN 15' UTILITY & w w �, SqN DRAINAGE EASEMENT w �/ 4" 20' sq FOUND BRASS TAG w SAN P. L. S. 37934 W B" 6„ ro' _- a SAM(P.O.B. PARCEL A) 960 �y SAN wv Sq -to �\ �� — SAN N i"� � _ 3A�V s _ RIM 7966.65 r� ��1l�1`1 ��" 4j + 1 A SAN _ INV IN 7957.72 II ` 1 (I I / SAN INV IN 7957.70 ' \ I �� � � ! uF �� � BUS INV OUT 7957.05' a �-� �' 6a X960 ,rB STOP RIM 7971.53 Ln rz" l ig y� INV IN 7961.86 7 ` 1 Ii ` 1� INV OUT 7961.80' Ld 1 { EDGE OF Nll ASPHA` T 124.2' 7 IIQj l l r 27.3' t 16.4 WIP Z Z f c 1 7yrs 95 c 1 1 I 1 I � � Q n � FOUND PLASTIC CAP I c ) P. L. S. 26626 I m ZTOTAL AREA I 795 k Ln 4 ` 172,047 SQUARE FEET tf• O ` J. ACRES �i�J� �� : / r .5" \ // LOT 2A RESUBDIVISION OF LOT 2 VAIL DAS SCHONE FILING NO. 3 15' ELECTRIC AND ACCESS RIM 7956.5az EASEMENT INV IN 7949.17 I 9290 P953 INV OUT 7948.81 ' 20.0' s� (APPROXIMA TE 1 f L OCA TION) UTILITY AND Q 30 fiQ A = 72 23'01 " / l�y I N t , � AGE EASEMENT ^/ o R=194.43' ate= o _ _ - - 4.4' � T=142 -26'X SCALE: I sa"� SCALE: 1"' = 30' S x -- _ - c\—� CONTOUR INTERVAL = 1 FOOT Ch 3=118 02'31 E Ac I 4" Ch L=229:62' / ' S4 4�-c.. _ro" _ - _ra" ro" - 4- L=245.63'�Pa ", s S~ S s- I �44 ¢ s"u I m LEGEND 9" hD 4" ur uF uE uE /f p I „ (_r� PROPERTY LINE 10' HOL Y 12 CROSS �/ 1°} °j I EASEMENT LINE ELECTRIC EASEMENT �P SOULDER^ I Q B275 P832 WALL POOL SPA I m � c ~ - - SETBACK LINE PA r 1 to n x x WOOD FENCE CISC_ �� I JN 1g�y 19.0' 'Ar" INV w w WATER LINE RIM 7948.50' �" INV IN 7940.70'sz� *+ I � �u SAN SAN SANITARY SEWER LINE INV OUT 7939.85' ��� -7 o- � 4" O ` 4 I UE UE UNDERGROUND ELECTRIC LINE 47' 1 19T 3 J x J�' JF- 20 "' / i i i / / APPARENT i ENCROACHMENT i / / COLLINS- WR 77-1 SUBDI VISION FIRST BANK OF VAIL X u uE �t .. uE oc - 11.5' .. 104.8' ` M 7. U ¢" 20. o' WOOD I f ' I u� " TRASH / . DECK / i A DOUBLETREE HOTEL / ENCL. `� / + FOUR-STORY CONDOMINIUM AND COMMERCIAL BUILDING tie FIRST FLOOR 7942.41' ` ` c ASPHA SECOND FLOOR 7956.31' I i= rB" ^ I • � o, � � ! THIRD FLOOR 7965.20' 1)' Z:FOURTH FLOOR 7974.07' \1940 4" 1 / PA VERS I A 221 ..i J r 1f ' ACCESS EASEMENT B704 P902 I i / / / l / i / / / i i / / / / • . •I' • � �8 RESUBDlVI� ON OF LOT 2 VAIL OAS SCHONE FILING NO. 3 122 0 luG� f 6" DEC 111"'�&--t-3 75' GREEN BEL T Q 377' 7.0' 25.5'DRrR rNRu ASEMENT B264 P144 Y r6" 4.0 13.2' f 5. �t ASPHALT 0. 00. T� y� c 69.6'' °OZ 56' v FOUND PLASTIC CAP 552 P.L.S 26626 �. -5695.4'16"W 274.90' T y2 7930 _ 30' INGRESS/EGRESS ` EASEMENT 8303 P992 • f �10RAINA GE AND UTILITY EASEMENT O WEST FRONTA�F ROA N46 04'45'- 44.95' N,,TN W ARIES) (45. (45.08 PLA TTED) (R. 0. GAS GAS UNDERGROUND GAS LINE UT UT UNDERGROUND TELEPHONE LINE UTv UTv UNDERGROUND CATV LINE FO FO UNDERGROUND FIBER OPTIC LINE STONE RETAINING WALL Oo BOULDER WALL — - EDGE OF PAVEMENT ycW TREELINE ® SANITARY SEWER MANHOLE J FIRE HYDRANT ® STORM SEWER MANHOLE WV X WATER VALVE ® ELECTRIC TRANSFORMER D TELEPHONE PEDESTAL O`erC LIGHT POLE ® STORM SEWER INLET C10 DECIDUOUS TREE Of LU a CONIFEROUS TREE CERTIFICATION I, James S Kunkel, a Professional Land Surveyor licensed under the laws of the State of Colorado, do hereby certify to TNREF 111 Bravo Vail, LLC that the contours as shown hereon, are based on a field survey performed by me or under my direct supervision on August, 9, 2019 and are accurate to the best of my knowledge and belief. James S. Kunkel P.L.S. No. 23089 Colorado Licensed Professional Land Surveyor r M z 0 w Ct I- a O SHEET NO. 1 OF 1 T L C C O C 00 'O m O yca M ` M ' O o' y L N .L N O Ql at O C C C 0. o c•o- m. - ycW ami aci c v o ELS J �aC) 4O J v J Oy Y E N N Q O 6 O O 0 U co E w c y c 0 O O`erC LUE Out Ly Q x v -c°: Of LU a o `oEo�°oco- x C) — o0 c!E c o P. p SHEET NO. 1 OF 1 T L C C O C 00 'O m O T 0� C C C C CL O i N y L N .L N O Ql at O C C C 0. c•o- m. - U ami aci c v o ELS J �a '0' 0 _0 J v J Oy Y E N N Q O 6 O O 0 U co E w c y c 0 O O`erC E`� z yO L L Vi Q x v -c°: Of 97 O L N C c o `oEo�°oco- C) — U * O c!E c o W Z N n y] U N LL z E 0 hoc 0 a o O y O Q Q.LT C ., O L :FF "L"' O EF aoi� D,a m a c es O � L v � 'a) QJQ 0 v c aL 0 4 c c m o z U1- o `o OWo U 0 SHEET NO. 1 OF 1 O Z O C7 � Z_ r� Q J Of O W z o a Z0 OZ C) L� Z W OU Q D O QJQ (n 0 'R >¢ W 0 0 0CL z� J Q (J7 W O 5; O M Z Q 3: O W CC Q DESIGNED BY: DRAWN BY: SPF CHECKED BY: JSK DATE ISSUED: 9-20-19 PROJECT NO. 19-0051 SHEET NO. 1 OF 1 Gross deed Mix -•�"�r �- _ _ , � - - - - - —_ - _ _ � _ _ _ I MA7ERIA! .7 i X -6E O Mop d ra a a mi_ ► I'rr N-- OF, i • d.� .� - � � ,;.mil"%•i'�+I �:�a _� ,1' - i ■ - ' . � � 'i- - - . - - � � � r • ' _w.: _ � .... 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S S i ' � r _ r t ,� L � %ri� � i - �I�� ~ � a �• ��*���a>r �j,i ;�i � � !�1 ■ fryNS *,'_ �. ■ ■ i �� � � �!ii � .�.�:�-fit • -n'* .,�_►, y. ���ri► S � r i / .1 ■ � • 1 �i I'" ���.'■.� �- •+'�',1/*�■i�r1.+�1�tiYi��• '1 �I � / � f � �� r • :�� � 3r,\,�• �•* i*�,��` rl it �!I {+II ��. ..•! �'+' a. + *" �* +�, * y a�,.. ��. ,v1rr� rr•���►�� ► .X��Y � � ► �I I � !I�� .� ► �� ,�j•� ���%R \ � ■ *,r�* � � �r ��'� 1�-~►1ii y r., ■**->��. / � � • al, yam.,.■ . ��� � y, ,� � r ���� A ll��top rE_- a• ' DENNIS ANDERSON LANDSCAPE ARCHITECTURE P.❑ 9-1387 Rdwelds, C�81832 Phone cm) 9 OW45 ortwtl duNOWFIRMU10 Cd."LIGe wL■w-mAILmbm-5J5 / y BOULDER RET. r N �1I�ITERRFR t3Y /� ���� '� N ��� �/� -. • � � ; • _ ; �• � � h� �2 OTHERS r�� �/�r` /I/��� ter/ �� DRAINAGE `44, N ri=r�r���' ' �� EX157INO 5FRUC y yy PARKIN& STRUCTURE— �II/���� /��]��/I �rl��z`�`',_r/.�r� ' /� ; I' f' r . 1 . TREFE5 To REt4A IN rr �� I t�� �•Z Z i 1 1 ! ! I k . .4-y,. r . ► BELokv GRADE rrr rJ/ter/. r ,��%�� - (� r 1 \ ; �f -��/ EXI STING �1; A E I`f� r f1r r I ; t/ I ! �. = y�� 1I _-__-_-�--- ■ M ,, rl I, J' f� •+� HDT�L � ,. BARK SECTION LOOKING NORTHee ■ - � 'TCI r / ff J J ■■ <f � �+ � rrr /' ► ■ of J r l l + f t EXI5 TI NG `f -``'-_- ___--- -;: f;r'' �f- r _ LAND5GAPING, TYP. '' r r� 101 201 40 � �� �� ' `° / *?�' ` ► ` / i /'� `/% ► 14 5CALE: ! +r = .20'-0 11 - t}c� �_►r ��:,_!�' -�' ;- (on o 30 X 42" sheen ,� § • NEA PERE400 tl4L5, �. �� • f;'' NATIVE GRAss ° - ; \\! , � ��: 1 ,' ' ' y~" (gRoAl COVER�- ' , _ - - y �_ r ■ ._s fssuEo FOR' 111�Lf1i fi[ 1 55EZ2 mix 0 ' f y r/ J� 11 / ! i ,!_ i. ■T NI ' 1. L7RA5.5 • f \" `° .. //.r ► �/ , ;• `� r, . EXISTING A5PEN f =��Y-' AND BOULDE �' _--- �,. f� $ _ oP . yf , , � •`f y " ' J�r - S � r y __a•_ U ftL Y JEI 1 fo-d�-f ACCENT TREE TftiEES, TYP.rr '.- f _ -s� -3-2020 � NEIN POOL ,( DD REVIEYY I o � r% ai. � • y J Ty _ �!` _ 1 FENCING °� f4_._ '- ._.,`•, :' . 4 -• __,� f !_- _=- �p 10*\ r •.I+ _ _ r f . - rJJi� REVISION 1-24-20 Q t ASPEN l od ..:-., fJfJ ` � �_ �. �.;<: .f: - .. - :- f,, _ _.- _ter ■' -- __ ' DD REVISION 2-2I-20 A i�o % 1 }: J r•dr N •rr s- f lid I `I A 4 4 42 s8%\/f%`//\//\//%\//r\//%\///\\//%\//%\ ti�i,//\ice\//\i/\ice\//\, ke5T POOL AREA 5E07I0N LOOKING NORTH 56 ORNAMENTAL GRA55E5 AND 5HRU55 54 52 50UL12ER PLAGEMENT5 RETAINING 74so PERENNIALS AND 48 GROUNZ CCOVER5 46 STEEL EDGER � 44 - .!. 50D LAAN 42 34 o F/' 0 .7 ------------------------- J��.•r ••� . ,� • J — f yl. A - i • , rl NEA LANI�)50APE• PLA - r y� �- �' s MULCH. PERENNI GOVERN,- r 1- -� � �►- _� 4 _ •ti�-_ - - �__ _-- ORI G � � rBrOU�DER� - r ��- +� .�� x �� r�sr ✓. Jr % - --.. ��■ /2/ SHEET TITLE ± •; � � ' � � i � aC �! Sam TOP .., + , ' �r — _ �.�, `` �- JJJ 2rx40 PRELIMINARY ,- LANDSCAPE J' � -'• I I I I II ,I I I I, I I I I I II 11 If II it ' 4� , � �� \\� �� y•� JI ��� �f� r'.,.�' �� J _ .f; - J.. t + fir•` IS III! 1114 t cilli 1 I SII �iil f� + I 1 I I �I+ - ' PLAN ____— ti�'► � 1 � l�r�•,�••��+, � I I IIII I it I I I I I - t / { •t. �` \ y ! e I rr - -Y � _ I I ,I li II II III II II III III II I �I I I it I ISI I i ► r - _ 7I I I ` rr 1 �..� r Il � • / / _ r■ I -�F '�.`. - .....- , . � II ; II Ir I Iii a\1n\cX\vn\vn\1nv-.a �` i / F _ -•-r-� l � I `� fl� �I - I1� SHEET \.\�\\/ EXISTING �•`� �� `;�=_ X, POOL r 1,771 AM fvrA1NW'r0 ox NN i� °fir X73 IN 00mc;Rm \ , ,' FOOL LENGE OF 1 PLANT' SCFEMLE KEY aTY BOTANICAL NAME COMMON NAME 51ZE 55 Populus tremuloides ,Aspen 2.5" Caliper 50% min clumps ■ ■ y 14 Picea pungens Glauca Colorado Shue Spruce 10' -- 14' High 11 Pinus ponderosa Ponderosa Pine 4 molus 'Radiant' Radiant Flowering 3,5" Caliper, ID' HIGH Crabapple 3 Prunus vlrglniono 'Shubert' Shubert Chokecherry IO'High Clump form 154 5HRUE33 RRCornus alba ''4rgentoomorginoto' Variegated Dogwood #5 Containers Cornus s to lln ifera Red Twig Dogwood #5 Containers Cornus stolonifera 'Isanti' lsonti Dogwood #5 Containers Porovskia atriplicifolia Russian Sage #5 Container Potentilla fruticosa 'Jackmannil' Jackmons Potentillo #5 Container Prunus besseyl klfestern Sand Cherry #5 Container Ribes olpinum ,Alpine Currant #'5 Containers Rosa foetido 'Bicolor' Austrian Copper Rose #5 Containers Rosa glauco Red -Leaved Rose #5 Container Rosa woodsi Aoods Rose #5 Container Salix purpureo 'Nana' Dwarf Blue Arctic AIllow #5 Containers 5plroeo japonlca 'Froebeill' Froebel 5pirea #5 Container 5pirea nipponlco '5nowmound' 5nowmound Spirea #5 Container 2k`iItARF CONIFERS f� Picea pungens 'Globoso' Dwarf Globe Blue Spruce #10 Cont. Picea pungens 'Procumbens' Prostrate Blue Spruce #10 Cont. CON761NER ORNAMENTAL GRA55E5 r 4e, Calomagrostis acutiflora 'K.F." Feather Reed Grass #5 Containers J 30 Holictotrichon sempervirens Blue Evena Grass #1 Containers PERENNIALS #1 Contairers f GROUND COVER5 Flots of 32 LAN23CAPE BOULDERS 2' To 4' DIAMETER 6RAN1 TE fSOULDERS LANDSCAPE AND IRRI&ATION NOTES r r 1� 1 1 1 1 1 1 1 1 1 1 1 1 I. Contractor shall verify all conditions prior to commencing work and shall be responslblo for becoming aware of all underground utilities, pipes, structures, and irrigation lines. The contractor shall be held responsible for contacting all utility companies for field location of all underground utility lines prior to any excavation. Landscape contractor shall take sole responsibility for any cost incurred due to damage of said utilities Z Stake tree locations for review and approval with 12" woad stakes painted for different tree types and with sizes noted. L.A. will verify ondlor adjust stakes prior to planting. Contractor to place shrubs, perennials and groundcovers as called out on the pian and the L.A. will provide final review, and / or adjustments. All plant material locations shall be approved by the L.A. before plant holes are dug - 5 Planting backfill mix for all trees and shall to consist of 60.96 native topsoil and 205 well rotted compost_ Fertilize and saturate root ball with water at time of planting (see details). ,Apply "Myke Transplanting Tree and Shrub mix", (Mycorrhiza Fungi or Fertilome root stimulator 4-10-3. 4. Observations of the work in progress and on-site visits are not to be construed as a guarantee or warranty by the L.A. of the Contractor's responsibilities. The L.A. is not responsible for the performance of Contractors or for their errors or omissions. 5_ Tree and shrub planting beds are to receive 3" of shredded cedar bark mulch -SUBMIT 5AMPLF FOR APPROVAL (stained wood shavings are not acceptable). Perennial and groundcover areas to receive 2-3" of 'Soil Pep' mulch. 6. The preparation of perennial, annual and ground cover areas are to receive 6" of screened, well rotted compost to be integrated into the top -soil with a rototiller. See planting detail. -T. For GROUND COVER5 in any boulder wall areas, remove unsuitable soil in gaps and replace with planting soil and plant with ground covers. S- Deciduous troes to be staked and guyed with three 6' green metal 7 -posts per tree and guyed with # 12 gauge wire with green nylon tree straps. ,Aspen in groups can share stakes providing that each tree, is receiving support from of least 5 stakes. Conifer trees to be staked with three 3' metal T -posts with above wire and straps. q_ The Contractor shall warrant that ail plant materials supplied under this contract will be healthy and in flourishing condition of active growth at the date of final acceptance. Replace without cost to owner any plant not meeting this condition. II. IRRIGATION 5Y5TEM is to be a design -bund system by the Landscape Contractor_ Provide 6" pop -ups for sod lawn, 12" pop-up Rolnblyd spray heads for porennIol $ groundcover beds and drip emitters to all new trees and shrubs. Provide below -ground temporary spray heads, zoned separately Po all seeded revegetoted areas. Provide owner with onus -built plan / plans $2rior to final review and acceptance. Guarantee system for one year From final acceptance. Keep ail pipes, heads, driplines at least 6' away from building. 12. For ROOF DRIPLINE area, place cobble on top of filter fabric. 15. General Contractor to install 4" PVC IRRIGATION 5LBFVING to access all planting areas prior to paving walks, steps, driveways and patios_ SECTiDN LOCKING NORTH MJr • l ERI1— LX-6El w - 1�U'/V�I:fd�l'R_ ✓� Vis`-,�-. r:— � �'i•a•. ilai � i,ta.� i / � r I • a ' Wigr • -rte 1 "• ♦' Pi sV a ,�� {� ,.���� � J�/� ,�. -� � � _ i�iri ��i��'�_~��a� arr�� �Y � � �ia i%�•�ia��a1" - '�- .� ."tr �; ! y� • ►"a-Lii{i����' ..- /7Mii?.'R*•. * !- _--�- .rI{I■a aai' r;.!¢w�i :a1:l��M�,.-:ilwc•��R ` 'j+_ ti i�•i�i�- - dop.�� ■UP .rr�a �_•.r:_,n.'f�.. - �'•_a. ���r_ _ate I r Vigo ■ i { i w \taw at1' �i %r �• x•14 tf _ :�"■liia `rrI{w ■� Iia 11, i. >• >c� �* = I� a► ► iR'ir mai ' ■ia _ _ / i+ DRi✓:Y. ..`? !■:i1'aA0:, r.-li:. - y** `�1•��:' `.1■ra � f ;if ami ,r.�/a i.r � a\ i.r�y► ■fir •, �, r �l, �..-.. ►�� . _ 11{a.:� \�Ii �Mr► (d \ { Ir'a wad •1�-- • �:.•'• , *y';R� /% �,{r'• �, � •r `ii `iii• 1 i �����l ■-���yN"s;���nG9 .1�"I r �:i=i •a �• :li 13 ii' � e 1 rye; ► ��I � I srr►. �Y'� ra4� � � / r r �;: ►�� i� '!!:� ��a*11,�■dal � � � �*r ��j�� �i �• �- r�� i!/Ir*er a��I+ ��i r. 'y■Eli i• - �!■� ITii'�� aa* iai_a N� % �� ■ / i+■'iY 4�1 � tea/ �..-` ■aria ' pan • ' \ moor. ►moi, r' % �A 1'a+ -� -.�r �R' 4'�•j�' � ' jam- _ ■• r s ■s '�r.� 5.� ■ � r f►-, / `4:/aPjP:Ifl{iia ■ . ► .. + We roa air aat�;r.a■* ■ '� :i•. � Iii■f.�� � ��,J=i�. t r � •• I f � as Maim 4-5" 121A. 6CBBLE Oki ja\a►:/w�, � J i-.. mil j r �L < COBBLE OARK MULCH M -On ROOF L?RIF LINE FLANTIN6P OW #!alp ire. jWWjPjjkk •� ,�' ` ►� PAW �:,�`...a ►, � � ����� rµ � r^��f v}' x =�� .- ►-moi► r' �� IkS f. 1 ► •� ir��,�,��i,, ,�� moi' ��'+ Nis r jj �y w•. ■ law ioo.h=►*:_*Ni►s�!i*"s *: i * *ter*a� �' ��.�*`:. r*:.��►"i!*►����� _l* rr , i y� - r �1►'anti.,. �� � '�'I ��� 7 w y►>rw �< s �6 11 ��� ��� ���� .ryi,��'`* y�� �r 1 a .ter M� �'�►' � iF !' • • . �� *** � .ei � rr.�s *i• ►►'►ter;*�►� s�• • 'ii „Y' - r � � •� i � ► '- � �*�r���,' ail ��• DENNIS ANDERSON LANDSCAPE ARCHITECTURE P.O Bex 1*w . I PM._ Cm) NOW45 -M d Il trM _ALBOULDER RFT. ` I ' ``` I 1 EXISTING SPRUCE TREES TO VJ !' 1 ,<r,` ' ♦� REMAIN` ---------r -- y , �' E/7rrN� , TYF. HOTEL -�r,�- �!1 Dl�• NIINUa---_____ ------- r - <r, i fr,,r.• ! r / _ _ . r.`, COBBLE 31 L►4NI75CAPIN6T-7-P. r / rI. NEA PERE ALS; - i �+- ��r -�f A. ' • - �S. ►` —C.VRglk4dfi.V COVER=/ 1 f ISSUED FOR Jill 6RA555 ''��f ►ter L �_.. ,' �•r ':� �CISTING ASPEN , �- J . _' AN27 BOULVER RB REV1Fr to-�5-la // �;; '� !TREES, Tl'P. �-r'". ' f T-,r- �f f�! 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SCALE.- I" - 20'-0" _ -- . �• (on a 00 x 42" sheen OF 1 Triumph Development Attn: Michael O'Connor 12 Vail Road, Suite 700 Vail, CO 81657 January 10, 2020 Re: Doubletree Hotel Expansion - Parking Analysis Vail, Colorado Purpose: This memorandum was developed to give a recommendation for the redevelopment of the Doubletree Hotel. The recommendation is based upon the following two methodologies: • Institute of Transportation Engineers' (ITE) parking demand data • Local parking rates at current facilities Proposed Expansion: Existing Conditions: The existing Doubletree Hotel currently has ninety-seven (97) hotel rooms and nineteen (19) condominium units. The hotel has 2,000sf of meeting space. Additionally, there are two existing restaurants on the property. The hotel operates its own private shuttle service to and from the Vail core area, and will continue to operate this shuttle in the future. Proposed Conditions: The redevelopment at the Doubletree Hotel will bring the facility to a total of the following: • 176 hotel rooms • 19 hotel suites (hotel rooms with kitchens) • 16 deed restricted employee dwelling units (2-3 bedrooms per unit) • 12 deed restricted employee housing units in a dormitory configuration • 6,000sf of meeting space • The two restaurants will remain unchanged National Parking Rate: The Institute of Transportation Engineers' Parking Generation Manual' is a publication of the Institute of Transportation Engineers (ITE). Its purpose is to present data based upon land uses and provide data and statistics to forecast parking demand by time of day on a specific day of the week, for a specific land use. Land Use Selection: Land Use 310 Hotel in the Parking Generation Manual was selected based upon the description best matching the Doubletree Hotel's land use. Per the Land Use Description: "A hotel is a place of lodging that provides sleeping accommodations and supporting facilities such as a full-service restaurant, cocktail lounge, meeting rooms, banquet room, and convention facilities. It typically provides a swimming pool or another recreational facility such as a fitness 1 Parking Generation Manual, 5t" Edition, Institute of Transportation Engineers, 2019 4Eill.r.,,.. DOWELL 1 NGINEERINGI�c ENGINEENING CGN9GL7AN7S EAGLE • BROOMFIELD • GRAND JUNCTION 970.623.0788. MCDOWELLENG.COM room. All suites hotel (Land Use 311), business hotel (Land Use 312), motel (Land Use 320), and resort hotel (Land Use 330) are related uses. ,2 It should be noted that the land use description 310 Hotel includes the ancillary uses of a full-service restaurant, lounge, meeting and banquet rooms, and convention facilities. The other above-mentioned related land uses (311 All suites hotel, 312 business hotel, 320 motel, and 330 resort hotel) do not provide all these ancillary uses, and therefore the Land Use 310 represents the best appropriate fit for the proposed Doubletree Hotel project, as it is assumed that these ancillary uses are included within the parking counts. The Institute of Transportation Engineers' Parking Generation Manual states that the average peak period parking demand for a suburban hotel (Land Use #310) is 0.74 spaces per room. The statistic is given based upon the 95th Percent Confidence Interval for a nationwide study of 22 hotel sites. The 95th Percent Confidence Interval indicates that there is a 95% likelihood that the parking demand will fall within 0.65 to 0.83 parking spaces per room. The statistical analysis on this data set is considered good with a low coefficient of variation of 30%. Additionally, the average peak period parking demand for a suburban hotel (Land Use #310) is 0.83 spaces per occupied room. The statistic is given based upon the 95th Percent Confidence Interval for a nationwide study of 27 hotel sites. The 95th Percent Confidence Interval indicates that there is a 95% likelihood that the parking demand will fall within 0.74 to 0.92 parking spaces per occupied room. The statistical analysis on this data set is considered good with a low coefficient of variation of 28%. These rates were taken in a general urban/suburban setting throughout the United States. These hotel facilities do not necessarily have the same access to transit, employee workforce, and restricted workplace parking that the Doubletree Hotel will likely experience. Observed Actual Parking Rate: As stated in the Parking Generation Manual: "The quality and quantity of parking demand data vary significantly by land use code. The Parking Generation Manual should be considered only the beginning point of information to be used in estimating parking demand. Local conditions and area type can influence parking demand. The wide array of data in the manual blends many site conditions and may not best reflect a particular local condition. Therefore, a survey of a site in a comparable local condition should always be considered as one potential means to estimate parking demand." Therefore, local data provides a more accurate representation of parking for the site. The hotel has collected the following datasets: • Two days of counts taken 5 times per day • Nightly count data taken for eleven (11) months z Parking Generation Manual, page 201 (Included as an attachment to this memorandum) CDOWELL 2 ENGINEERINGILc TanNspnararinN ENGINEENING CGN9GL7AN7S EAGLE • BROOMFIELD • GRAND JUNCTION 970.623.0788. MCDOWELLENG.COM Two Days of Counts: Ten (10) counts were taken from Friday, December 20, 2019 to Saturday, December 21, 2019 at the following times, as shown in Table 1 below. The meeting room space was not being utilized when these counts were acquired. Table 1: Doubletree Hotel Hourly Count Data Time # of Vehicles Friday 12/20/19 # of Vehicles Saturday 12/21/19 Fri Occupancy Rate (61 Occupied Rooms) Saturday Occupancy Rate (74 Occupied Rooms) Fri Occupancy Rate (97 Total Rooms) Saturday Occupancy Rate (97 Total Rooms) 5:00 AM 42 57 0.69 0.77 0.43 0.59 9:00 AM 27 48 0.44 0.65 0.28 0.49 12:00 PM 23 27 0.38 0.36 0.24 0.28 5:00 PM 37 48 0.61 0.65 0.38 0.49 9:00 PM 45 59 0.74 0.80 0.46 0.61 Averages 35 48 0.57 0.65 0.36 0.49 The data shows that the overall average was 0.65 parked vehicles per occupied room. The overall average was 0.49 parked vehicles per room for the Saturday time, which is the highest rate for both the occupied room and room rates. Figure 1 shows the data in Table 1 graphically. Figure 1: Doubletree Hotel Hourly Count Data 70 En Ln 00 60 00 00 a a Ln N L L 50 Q0 Q0r rn m L o 40 Q0 � N N i o N o 0 30 a o m rn 20 0.0 10 C 5:00 AM 9:00 AM 12:00 PM 5:00 PM 9:00 PM ■ Friday (% of 61 Occupied Rooms, # of Vehicles) ■ Saturday (% of 74 Occupied Rooms, # of Vehicles) CDOWELL ENGINEERINGILC F TftANSPtlNTAYItlN ENGINEENING CGN9GL7ANTS EAGLE • BROOMFIELD • GRAND JUNCTION 3 970.623.0788 . MCDOWELLENG.COM From inspection of the above data, the peaks occur during the 5:00 AM and 9:00 PM count times, thus showing that the peak parking is during the nighttime. Additionally, the parking demand during the midday hours is less than the overnight parking. This trend of parking being the maximum during the nighttime is consistent with the parking demand for Land Use 310, as shown in the Percent of Peak Parking Demand3 section of the Parking Generation Manual. This daily parking pattern is consistent with high hotel turnover in the morning hours and later afternoon hours, leaving parking capacity during the midday for any drive-in participants for an event utilizing a meeting room. However, there are also participants that are presently parked as an overnight guest at the hotel. Nightly Count Data: The hotel has collected nightly data over the last 11 months (January -November 2019) to show how many rooms were occupied and the related number of cars onsite. The counts were taken at night at 10:00 PM to capture the peak parking time. Copies of this data is provided as an attachment. Table 2 summarizes the data and shows the average rate, the low and high 95% confidence interval' rates for both the Parking Generation Manual and the nightly count data, based upon a parking rate per room. Additional confidence intervals of 98% and 99% have also been added. Scenarios shown include a weekday and Saturday, and provides a "Peak" time defined as the months of March and July which represent the highest number of vehicles and occupancy per month. Figure 2 shows the data from Table 2 in a graphic format. There are not any 95% confidence intervals calculated for the Parking Generation Manual's Saturday category, as this data set had only one study performed. Table 3 and Figure 3 similarly summarize and display the data based upon a parking rate per occupied room. Additional confidence intervals of 98% and 99% have also been added. There are not any 95% confidence intervals provided from the Parking Generation Manual's Saturday category', as this data set had eight (8) studies performed, however, this 95% confidence interval has been calculated to provide a comparison of the rates. 3 Parking Generation Manual, Page 201 (Included as an attachment to this memorandum) ' The 95% confidence interval is defined from the Parking Generation Manual as follows: "95 Percent Confidence Interval—a measure of confidence in the statistical data to the average. It indicates the range within which there is 95 percent likelihood the average will fall. This range is shown when data for 20 or more study sites are available. It is computed as two standard errors plus or minus the average." ' Parking Generation Manual, Page 206 (Included as an attachment to this memorandum) CDOWELL 4 ENGINEERING Lc TanNspnararinN ENGINEENING CGN9GL7ANC EAGLE • BROOMFIELD • GRAND JUNCTION 970.623.0788 . MCDOWELLENG.COM Table 2: Parking Rates by Rooms Figure 2: Parking Rates by Rooms 2.00 1.80 1.60 1.40 Ln N 1.20 `~ 1.00 ^opp 0.80 (Top O p o p, N '0� Ln Ln 0.60 m-zT rnr omoomo aga000o 0.40 0000666 000 0.20 0.00 Luer, 00 Ln Lgp00 O Ln L(1 L(1 p� 0 0 0 0 0 O O O O 000 Hotel (310) - Hotel (310) - Doubletree Hotel - Doubletree Hotel - Doubletree Hotel - Doubletree Hotel - Rooms - Weekday Rooms - Saturday Rooms - Weekday Rooms - Saturday Rooms - Weekday Rooms - Saturday (Annual) (Annual) (Peak (Mar & Jul)) (Peak (Mar & Jul)) ■ 99% Confidence Interval (Low) ■ 98% Confidence Interval (Low) ■ 95% Confidence Interval (Low) ■ Average Rate ■ 95% Confidence Interval (High) ■ 98% Confidence Interval (High) ■99%Confidence Interval (High) * Note: Scenarios shown in Red Bold type represent a small sample size and their data should not be used for analysis, especially when there is site-specific data available. Additionally, confidence intervals cannot be calculated when there is only one study in the data set. CDOWELL ENGINEERINGILC F TRAN 5Ptl N7A YItlN ENGINEENING CGN9GLTA N7S EAGLE • BROOMFIELD • GRAND ]UNCTION 5 970.623.0788 . MCDOWELLENG.COM Confidence Confidence Avg' # of Scenario Interval (Low) Interval (High) Rate Studies 99% 98% 95/ 95/ o 98/ 0 99% Hotel (310) - Rooms - Weekday 0.62 0.63 0.65 0.74 0.83 0.85 0.86 22 Hotel (310) - Rooms - Saturday - - - 1.15 * - - - 1 * Doubletree Hotel - Rooms - Weekday 0.33 0.34 0.34 0.36 0.38 0.38 0.38 236 (Annual) Doubletree Hotel - Rooms - Saturday 0.40 0.40 0.41 0.46 0.50 0.51 0.52 48 (Annual) Doubletree Hotel - Rooms - Weekday 0.45 0.46 0.47 0.50 0.54 0.54 0.55 44 (Peak (Mar & Jul)) Doubletree Hotel - Rooms - Saturday 0.49 0.50 0.51 0.58 0.65 0.66 0.67 9 (Peak (Mar & Jul)) Figure 2: Parking Rates by Rooms 2.00 1.80 1.60 1.40 Ln N 1.20 `~ 1.00 ^opp 0.80 (Top O p o p, N '0� Ln Ln 0.60 m-zT rnr omoomo aga000o 0.40 0000666 000 0.20 0.00 Luer, 00 Ln Lgp00 O Ln L(1 L(1 p� 0 0 0 0 0 O O O O 000 Hotel (310) - Hotel (310) - Doubletree Hotel - Doubletree Hotel - Doubletree Hotel - Doubletree Hotel - Rooms - Weekday Rooms - Saturday Rooms - Weekday Rooms - Saturday Rooms - Weekday Rooms - Saturday (Annual) (Annual) (Peak (Mar & Jul)) (Peak (Mar & Jul)) ■ 99% Confidence Interval (Low) ■ 98% Confidence Interval (Low) ■ 95% Confidence Interval (Low) ■ Average Rate ■ 95% Confidence Interval (High) ■ 98% Confidence Interval (High) ■99%Confidence Interval (High) * Note: Scenarios shown in Red Bold type represent a small sample size and their data should not be used for analysis, especially when there is site-specific data available. Additionally, confidence intervals cannot be calculated when there is only one study in the data set. CDOWELL ENGINEERINGILC F TRAN 5Ptl N7A YItlN ENGINEENING CGN9GLTA N7S EAGLE • BROOMFIELD • GRAND ]UNCTION 5 970.623.0788 . MCDOWELLENG.COM Table 3: Parking Rates by Occupied Rooms Figure 3: Parking Rates by Occupied Rooms 2.00 1.80 1.60 0 1.40 00 ri 1.20 Nma N� rn��rn 0�rn 1.00 Nrn.0666 000 n aEn�o rnrnaEn'�q 'q 20 ���� En�o��r, 00"' 0.80 6p0 �o�o�p1O000 �Oo�0o�1O000 �0�0�00666 00-0600 0066 0000 000 p00 0.60 0.40 0.20 0.00 Hotel (310) - Hotel (310) - Doubletree Hotel - Doubletree Hotel - Doubletree Hotel - Doubletree Hotel - Occupied Rooms - Occupied Rooms - Occupied Rooms - Occupied Rooms - Occupied Rooms - Occupied Rooms - Weekday Saturday Weekday (Annual) Saturday (Annual) Weekday (Peak Saturday (Peak (Mar & Jul)) (Mar & Jul)) ■ 99% Confidence Interval (Low) ■ 98% Confidence Interval (Low) ■ 95% Confidence Interval (Low) ■ Average Rate ■ 95% Confidence Interval (High) ■ 98% Confidence Interval (High) ■99%Confidence Interval (High) * Note: Values shown in Red Bold type represent a small sample size and their data should not be used for analysis, especially when there is site-specific data available. Observed Highest Parking Rates per Occupied Room: Table 4 provides a summary of the top 5 highest observed rates per occupied room. It should be noted that in all cases where the rate per occupied room CDOWELL 6 ENGINEERINGILC TanNspnararinN ENGINEENING CGN9GL7AN7S EAGLE • BROOMFIELD • GRAND JUNCTION 970.623.0788. MCDOWELLENG.COM Confidence Confidence Avg' # of Scenario Interval (Low) Interval (High) Rate Studies 99% 98% 95/ 95/ o 98/ 0 99% Hotel (310) - Occupied Rooms - 0.72 0.73 0.74 0.83 0.92 0.93 0.94 27 Weekday Hotel (310) - Occupied Rooms - 0.89 0.92 0.96 1.18 1.40 1.44 1.47 8 Saturday Doubletree Hotel - Occupied Rooms - 0.63 0.63 0.64 0.65 0.68 0.68 0.68 237 Weekday (Annual) Doubletree Hotel - Occupied Rooms - 0.60 0.60 0.61 0.65 0.69 0.69 0.70 46 Saturday (Annual) Doubletree Hotel - Occupied Rooms - 0.65 0.66 0.66 0.70 0.73 0.74 0.74 44 Weekday (Peak (Mar & Jul)) Doubletree Hotel - Occupied Rooms - 0.60 0.60 0.62 0.68 0.74 0.75 0.76 9 Saturday (Peak (Mar & Jul)) Figure 3: Parking Rates by Occupied Rooms 2.00 1.80 1.60 0 1.40 00 ri 1.20 Nma N� rn��rn 0�rn 1.00 Nrn.0666 000 n aEn�o rnrnaEn'�q 'q 20 ���� En�o��r, 00"' 0.80 6p0 �o�o�p1O000 �Oo�0o�1O000 �0�0�00666 00-0600 0066 0000 000 p00 0.60 0.40 0.20 0.00 Hotel (310) - Hotel (310) - Doubletree Hotel - Doubletree Hotel - Doubletree Hotel - Doubletree Hotel - Occupied Rooms - Occupied Rooms - Occupied Rooms - Occupied Rooms - Occupied Rooms - Occupied Rooms - Weekday Saturday Weekday (Annual) Saturday (Annual) Weekday (Peak Saturday (Peak (Mar & Jul)) (Mar & Jul)) ■ 99% Confidence Interval (Low) ■ 98% Confidence Interval (Low) ■ 95% Confidence Interval (Low) ■ Average Rate ■ 95% Confidence Interval (High) ■ 98% Confidence Interval (High) ■99%Confidence Interval (High) * Note: Values shown in Red Bold type represent a small sample size and their data should not be used for analysis, especially when there is site-specific data available. Observed Highest Parking Rates per Occupied Room: Table 4 provides a summary of the top 5 highest observed rates per occupied room. It should be noted that in all cases where the rate per occupied room CDOWELL 6 ENGINEERINGILC TanNspnararinN ENGINEENING CGN9GL7AN7S EAGLE • BROOMFIELD • GRAND JUNCTION 970.623.0788. MCDOWELLENG.COM is high, there is minimal hotel room occupancy, and the parking rate per room is consistent with the remaining data. Therefore, it is assumed that these observed rates can be treated as outliers. Nevertheless, the statistical analysis as shown in Table 3 and Figure 3 include these values and because they only occur rarely, the confidence intervals demonstrate that the rates per occupied room in Table 4 are statistically irrelevant. Table 4: Top 5 Highest Parking Rate per Occupied Rooms The Doubletree Hotel is located where it has direct access to Vail's transit system. The site is located within walking and bus proximity to recreation and amenities including restaurants, retail and grocery stores. Observed Parking Rate per Room: Per the nightly count data, the observed parking rate was 0.36 vehicles per room during the weekday and 0.46 vehicles per room on Saturday, based on the annual data. The observed parking rate for the two highest "peak" months of March and July was 0.50 and 0.58 for the weekday and Saturday respectively. The "two days of counts" dataset had averages of 0.36 and 0.49 for the weekday and Saturday respectively. Observed Parking Rate per Occupied Room: Per the nightly count data, the observed parking rate was 0.65 vehicles per occupied room during the weekday and 0.65 vehicles per occupied room on Saturday, based on the annual data. The observed parking rate for the two highest "peak" months of March and July was 0.70 and 0.68 for the weekday and Saturday respectively. The "two days of counts" dataset had averages of 0.57 and 0.65 for the weekday and Saturday respectively. Effect of Weekday and Saturday Rates: Comparing the room and occupied room rates, the ITE data shows a consistently higher rate for Saturdays than for the weekdays. This same trend is not realized with the Doubletree Hotel data sets. Additionally, the Saturday rate for the parking rate by room has only one study, and therefore is not sufficient for predicting valid parking rate conclusions. Likewise, the Saturday rate for the parking rate by occupied rooms has eight (8) studies. Comparing the ratios of the ITE Weekday to Saturday rates against the Doubletree Weekday to Saturday rates indicates that the Doubletree has a very consistent parking rate which is only slightly higher (approximately 16-27% higher for the Doubletree), where the ITE ratios are approximately 42-55%. CDOWELL 7 ENGINEERINGILC TanNspnararinN ENGINEENING CGN9GL7AN7S EAGLE • BROOMFIELD . GRAND JUNCTION 970.623.0788 . MCDOWELLENG.COM Room Occupancy Parking Rate Parked Occupied Parking Rate Date Day (out of 119 per Occupied Vehicles Rooms per Rooms rooms) Rooms 11/21/2019 Thu 38 21 18% 1.81 0.32 2/5/2019 Tue 80 58 49% 1.38 0.67 3/25/2019 Mon 47 37 31% 1.27 0.39 2/11/2019 Mon 49 41 34% 1.20 0.41 2/17/2019 Sun 87 77 65% 1.13 0.73 The Doubletree Hotel is located where it has direct access to Vail's transit system. The site is located within walking and bus proximity to recreation and amenities including restaurants, retail and grocery stores. Observed Parking Rate per Room: Per the nightly count data, the observed parking rate was 0.36 vehicles per room during the weekday and 0.46 vehicles per room on Saturday, based on the annual data. The observed parking rate for the two highest "peak" months of March and July was 0.50 and 0.58 for the weekday and Saturday respectively. The "two days of counts" dataset had averages of 0.36 and 0.49 for the weekday and Saturday respectively. Observed Parking Rate per Occupied Room: Per the nightly count data, the observed parking rate was 0.65 vehicles per occupied room during the weekday and 0.65 vehicles per occupied room on Saturday, based on the annual data. The observed parking rate for the two highest "peak" months of March and July was 0.70 and 0.68 for the weekday and Saturday respectively. The "two days of counts" dataset had averages of 0.57 and 0.65 for the weekday and Saturday respectively. Effect of Weekday and Saturday Rates: Comparing the room and occupied room rates, the ITE data shows a consistently higher rate for Saturdays than for the weekdays. This same trend is not realized with the Doubletree Hotel data sets. Additionally, the Saturday rate for the parking rate by room has only one study, and therefore is not sufficient for predicting valid parking rate conclusions. Likewise, the Saturday rate for the parking rate by occupied rooms has eight (8) studies. Comparing the ratios of the ITE Weekday to Saturday rates against the Doubletree Weekday to Saturday rates indicates that the Doubletree has a very consistent parking rate which is only slightly higher (approximately 16-27% higher for the Doubletree), where the ITE ratios are approximately 42-55%. CDOWELL 7 ENGINEERINGILC TanNspnararinN ENGINEENING CGN9GL7AN7S EAGLE • BROOMFIELD . GRAND JUNCTION 970.623.0788 . MCDOWELLENG.COM Proposed Parking Rate: The parking rate for this facility is best determined by using local parking data. From inspection of the detailed, eleven (11) month data and its statistical confidence, and in alignment with the recommendations from the Parking Generation Manual to utilize a local site survey, this parking analysis utilizes the data collected at the Doubletree Hotel. To provide a conservative and statistically valid estimate of parking for the Doubletree Hotel, a parking rate of 0.70 spaces per room would be appropriate, and would include the hotel retail spaces, restaurant/bar/lounge, and the conference/meeting room spaces. This rate is based off the 99% confidence interval for a Saturday annually, and represents a conservative rate utilizing the collected data. The 99% confidence interval would expect to see parking rates within this rate 99% of the time. The Doubletree Hotel Development is proposing to provide 215 parking spaces. After subtracting out the parking required for the two third -party restaurants (18.9 spaces) and the employee housing and dormitory (32 and 2.5 spaces), the effective rate of parking for the hotel will be 0.83 parking spaces per room, a very liberal amount of parking for the hotel and ancillary uses. Please call if you would like any additional information or have any questions regarding this matter. Sincerely, McDowell Engineering, LLC KarI/M E, PTOE Traffic Engineer Enc. CDOWELL 8 ENGINEERINGILc TanNspnararinN ENGINEENING CGN9GL7AN7S EAGLE • BROOMFIELD . GRAND JUNCTION 970.623.0788 . MCDOWELLENG.COM Land Use: 310 Hotel Description A hotel is a place of lodging that provides sleeping accommodations and supporting facilities such as a full-service restaurant, cocktail lounge, meeting rooms, banquet room, and convention facilities. It typically provides a swimming pool or another recreational facility such as a fitness room. All suites hotel (Land Use 311), business hotel (Land Use 312), motel (Land Use 320), and resort hotel (Land Use 330) are related uses. Time of Day Distribution for Parking Demand The following table presents a time -of -day distribution of parking demand (1) on a weekday (four study sites) and a Saturday (five study sites) in a general urban/suburban setting and (2) on a weekday (one study site) and a Saturday (one study site) in a dense multi -use urban setting. Land Use Descriptions and Data Plots 201 Percent of Peak Urban/SuburbanELGenerall Weekday Saturday Demand Weekday Saturday Hour Beginning 12:00-4:00 a.m. 96 74 93 100 5:00 a.m. — — — — 6:00 a.m. 91 62 97 95 7:00 a.m. 89 62 100 95 8:00 a.m. 90 72 93 89 9:00 a.m. 100 74 72 85 10:00 a.m. 98 76 69 74 11:00 a.m. 89 77 65 61 12:00 p.m. 85 79 78 47 1:00 P.M. 75 78 78 42 2:00 p.m. 81 67 63 41 3:00 p.m. 70 64 59 43 4:00 p.m. 74 67 58 48 5:00 p.m. 65 73 52 53 6:00 p.m. 73 83 63 64 7:00 p.m. 78 92 74 67 8:00 p.m. 93 97 78 78 9:00 P.M. 96 100 72 81 10:00 P.M. 95 91 84 93 11:00 P.M. 95 83 92 98 Land Use Descriptions and Data Plots 201 Hotel (310) Peak Period Parking Demand vs: Rooms On a: Weekday (Monday - Friday) Setting/Location: General Urban/Suburban Peak Period of Parking Demand: 11:00 p.m. - 8:00 a.m. Number of Studies: 22 Avg. Num. of Rooms: 321 Peak Period Parking Demand per Room Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence Interval Standard Deviation (Coeff. of Variation) 0.74 0.43-1.47 0.64/0.99 0.65-0.83 0.22(30%) Land Use Descriptions and Data Plots 203 Hotel (310) Peak Period Parking Demand vs: Rooms On a: Saturday Setting/Location: General Urban/Suburban Peak Period of Parking Demand: 10:00 p.m. - 9:00 a.m. Number of Studies: 1 Avg. Num. of Rooms: 285 Peak Period Parking Demand per Room Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence Interval Standard Deviation (Coeff. of Variation) 1.15 1.15 - 1.15 204 Parking Generation Manual, 5th Edition Wd Hotel (310) Peak Period Parking Demand vs: Occupied Rooms On a: Weekday (Monday - Friday) Setting/Location: General Urban/Suburban Peak Period of Parking Demand: 11:00 p.m. - 8:00 a.m. Number of Studies: 27 Avg. Num. of Occupied Rooms: 268 Peak Period Parking Demand per Occupied Room Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence Interval Standard Deviation (Coeff. of Variation) 0.83 0.43-1.58 0.72/1.03 0.74-0.92 0.23(28%) Land Use Descriptions and Data Plots 205 Hotel (310) Peak Period Parking Demand vs: Occupied Rooms On a: Saturday Setting/Location: General Urban/Suburban Peak Period of Parking Demand: 10:00 p.m. - 9:00 a.m. Number of Studies: 8 Avg. Num. of Occupied Rooms: 242 Peak Period Parking Demand per Occupied Room Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence Interval Standard Deviation (Coeff. of Variation) 1.18 0.72-1.58 0.93/1.55 *** 0.32(27%) 206 Parking Generation Manual, 5th Edition Wd p.•.. Jan 1��W 1 -Jan 2 -Jan 3 -Jan 4 -Jan 5 -Jan 6 -Jan 7 -Jan 8 -Jan 1179 74 68 71 44 27 15 12 13 2029 114 108 110 108 91 43 26 39 9 -Jan 22 37 10 -Jan 39 49 11 -Jan 43 59 12 -Jan 52 58 13 -Jan 17 27 14 -Jan 14 25 15 -Jan 17 23 16 -Jan 26 44 17 -Jan 37 78 18 -Jan 79 113 19 -Jan 102 115 20 -Jan 15 94 21 -Jan 18 47 22 -Jan 22 35 23 -Jan 32 43 24 -Jan 45 73 25 -Jan 61 111 26 -Jan 63 113 27 -Jan 30 49 28 -Jan 20 31 29 -Jan 16 25 30 -Jan 32 56 31 -Jan 53 85 Page 1 of 11 Date Sum of ParkedVehicles Feb 1 -Feb 2 -Feb 3 -Feb 4 -Feb 5 -Feb 6 -Feb 7 -Feb 8 -Feb Sum of OccupiedRooms 1497 79 58 61 42 80 47 70 73 1919 90 72 64 58 101 104 107 9 -Feb 81 10 -Feb 11 -Feb 49 41 12 -Feb 31 67 13 -Feb 40 91 14 -Feb 63 114 15 -Feb 80 116 16 -Feb 87 116 17 -Feb 87 77 18 -Feb 46 74 19 -Feb 46 88 20 -Feb 59 21 -Feb 25 89 22 -Feb 80 100 23 -Feb 45 77 24 -Feb 41 79 25 -Feb 26 -Feb 53 94 27 -Feb 74 100 28 -Feb Page 2 of 11 Date Sum of ParkedVehicles Mar 1-Mar 2-Mar 3-Mar 4-Mar 5-Mar 6-Mar 7-Mar Sum of OccupiedRooms 1806 82 86 83 42 55 48 59 2695 113 116 112 64 85 72 87 8-Mar 87 116 9-Mar 66 104 10-Mar 52 94 11-Mar 49 96 12-Mar 49 77 13-Mar 50 94 14-Mar 38 71 15-Mar 67 95 16-Mar 75 88 17-Mar 54 85 18-Mar 51 74 19-Mar 43 59 20-Mar 40 61 21-Mar 53 74 22-Mar 74 112 23-Mar 83 116 24-Mar 51 85 25-Mar 47 37 26-Mar 54 91 27-Mar 62 98 28-Mar 57 99 29-Mar 63 97 30-Mar 43 79 31-Mar 43 44 Page 3 of 11 Apr dmmL 1-Apr 2-Apr 786 1223 21 27 24 38 3 -Apr 4 -Apr 5 -Apr 6 -Apr 29 21 38 47 58 57 68 68 7 -Apr 23 34 8 -Apr 26 39 9 -Apr 22 33 10 -Apr 31 40 11 -Apr 23 27 12 -Apr 30 41 13 -Apr 28 44 14 -Apr 28 38 15 -Apr 20 42 16 -Apr 26 50 17 -Apr 26 45 18 -Apr 26 40 19 -Apr 32 40 20 -Apr 34 56 21 -Apr 8 23 22 -Apr 27 37 23 -Apr 26 30 24 -Apr 25 33 25 -Apr 22 30 26 -Apr 28 44 27 -Apr 22 39 28 -Apr 21 32 29 -Apr 26 35 30 -Apr 26 35 Page 4 of 11 May 1 -May 2 -May 3 -May 4 -May 5 -May 6 -May 779 27 20 48 31 4 14 1171 35 26 53 46 17 24 7 -May 22 31 8 -May 21 37 9 -May 22 40 10 -May 19 20 11 -May 45 83 12 -May 12 20 13 -May 22 34 14 -May 36 38 15 -May 36 39 16 -May 15 19 17 -May 18 21 18 -May 22 31 19 -May 15 22 20 -May 42 56 21 -May 37 57 22 -May 27 41 23 -May 16 40 24 -May 18 39 25 -May 31 59 26 -May 25 41 27 -May 12 26 28 -May 20 32 29 -May 21 42 30 -May 40 51 31 -May 41 51 Page 5 of 11 Date Sum of ParkedVehicles Jun MML 1-Jun 2-Jun 3-Jun 4-Jun 5-Jun 6-Jun Sum of OccupiedRooms 1230 29 18 33 43 37 44 1826 53 25 46 56 63 82 7-Jun 52 92 8-Jun 9-Jun 59 26 103 51 10-Jun 29 59 11-Jun 35 50 12-Jun 31 41 13-Jun 31 48 14-Jun 53 66 15-Jun 57 65 16-Jun 23 39 17-Jun 37 57 18-Jun 56 76 19-Jun 41 48 20-Jun 35 55 21-Jun 45 60 22-Jun 65 77 23-Jun 29 48 24-Jun 32 62 25-Jun 41 53 26-Jun 40 66 27-Jun 44 57 28-Jun 56 79 29-Jun 69 100 30-Jun 40 49 Page 6 of 11 Jul 1-J u I 2 -Jul 3 -Jul 4 -Jul 5 -Jul 6 -Jul 1923 38 53 50 82 80 64 2740 65 69 80 112 114 96 7 -Jul 46 71 8 -Jul 43 62 9-J u I 62 86 10-J u I 65 87 11-J u I 64 86 12 -Jul 66 86 13 -Jul 69 91 14 -Jul 56 92 15 -Jul 59 78 16 -Jul 62 100 17 -Jul 86 110 18 -Jul 83 105 19-J u I 69 101 20 -Jul 57 106 21 -Jul 46 62 22 -Jul 54 70 23 -Jul 57 78 24 -Jul 59 98 25 -Jul 86 107 26 -Jul 86 116 27 -Jul 76 116 28 -Jul 57 77 29 -Jul 44 70 30 -Jul 53 69 31 -Jul 51 80 Page 7 of 11 Aug 1 -Aug 2 -Aug 1627 2733 56 87 65 93 3 -Aug 4 -Aug 5 -Aug 6 -Aug 7 -Aug 66 56 53 67 64 106 87 95 113 104 8 -Aug 67 102 9 -Aug 74 108 10 -Aug 63 111 11 -Aug 34 100 12 -Aug 38 111 13 -Aug 51 104 14 -Aug 50 94 15 -Aug 63 97 16 -Aug 64 97 17 -Aug 58 103 18 -Aug 40 72 19 -Aug 42 86 20 -Aug 45 83 21 -Aug 49 73 22 -Aug 49 75 23 -Aug 43 60 24 -Aug 46 78 25 -Aug 36 53 26 -Aug 32 56 27 -Aug 41 65 28 -Aug 41 64 29 -Aug 35 57 30 -Aug 61 83 31 -Aug 78 116 Page 8 of 11 Sep 1358 2204 1 -Sep 68 110 2 -Sep 30 64 3 -Sep 27 46 4 -Sep 5 -Sep 6 -Sep 41 52 58 45 69 73 7 -Sep 67 86 8 -Sep 48 64 9 -Sep 38 63 10 -Sep 48 63 11 -Sep 37 71 12 -Sep 35 50 13 -Sep 62 85 14 -Sep 61 85 15 -Sep 23 53 16 -Sep 31 44 17 -Sep 35 54 18 -Sep 43 75 19 -Sep 48 80 20 -Sep 70 116 21 -Sep 71 116 22 -Sep 28 59 23 -Sep 40 78 24 -Sep 45 78 25 -Sep 49 91 26 -Sep 43 83 27 -Sep 67 104 28 -Sep 48 113 29 -Sep 21 41 30 -Sep 24 45 Page 9 of 11 Date Sum of ParkedVehicles Oct 1-Oct 2-Oct 3-Oct 4-Oct 5-Oct 6-Oct Sum of OccupiedRooms 1097 44 45 42 83 75 21 1766 55 58 60 112 113 36 7-Oct 30 62 8-Oct 42 60 9-Oct 32 49 10-Oct 28 49 11-Oct 29 56 12-Oct 40 69 13-Oct 28 45 14-Oct 33 52 15-Oct 31 53 16-Oct 36 61 17-Oct 28 47 18-Oct 47 68 19-Oct 35 67 20-Oct 33 56 21-Oct 27 42 22-Oct 32 42 23-Oct 23 40 24-Oct 35 44 25-Oct 46 64 26-Oct 28 60 27-Oct 14 25 28-Oct 25 54 29-Oct 36 67 30-Oct 22 58 31-Oct 27 42 Page 10 of 11 Date Sum of ParkedVehicles Nov 1-Nov 2-Nov 3-Nov 4-Nov 5-Nov 6-Nov 7-Nov 8-Nov Sum of OccupiedRooms 1025 18 29 14 24 29 23 25 58 1492 58 69 23 40 44 39 47 73 9-Nov 50 76 10-Nov 10 25 11-Nov 11 27 12-Nov 28 36 13-Nov 20 37 14-Nov 27 36 15-Nov 41 51 16-Nov 40 47 17-Nov 16 26 18-Nov 21 38 19-Nov 32 43 20-Nov 33 43 21-Nov 38 21 22-Nov 38 47 23-Nov 60 70 24-Nov 40 48 25-Nov 45 67 26-Nov 38 62 27-Nov 40 74 28-Nov 62 81 29-Nov 83 99 30-Nov 32 45 Page 11 of 11 Greg Roy From: Matt Gennett Sent: Tuesday, December 3, 2019 9:13 AM To: Greg Roy Subject: FW: Expansion of DoubleTree Hotel FYI and for the file. Thanks. -----Original Message ----- From: Suzanne Silverthorn <SSilverthorn@vailgov.com> Sent: Tuesday, December 3, 2019 7:46 AM To: plauer@sisna.com; Council Dist List <TownCouncil@vailgov.com>; PEC <PEC@vailgov.com> Cc: Matt Gennett <MGennett@vailgov.com> Subject: RE: Expansion of DoubleTree Hotel PEC & Town Council members, please see public comment below. Suzanne Silverthorn, APR Communications Director Town Manager's Office 75 South Frontage Road Vail, CO 81657 Office: 970.479.2115 Cell: 970.471.1361 vailgov.com -----Original Message ----- From: info@vailgov.com <info@vailgov.com> Sent: Tuesday, December 3, 2019 7:28 AM To: Info <Info@vailgov.com> Subject: Expansion of DoubleTree Hotel Hi, My husband, Jay Lauer, and I are homeowners at 2269 Chamonix Ln, Apt. 4, Vail CO 81657. We are traveling internationally until the middle of December. We received notification from one of our neighbors about the proposed expansion of the DoubleTree hotel at 2211 North Frontage Road West. We are definitely not in favor of this high density development and granting approval for variences on section 12-6D-8 or 12-15-3. Is there a way to communicate to the town council at the Dec 9th meeting that we are not in favor of this development since we are not able to attend the Dec 9th meeting? 1 Thanks for your help and I will wait to hear back. Patricia Lauer Submitted By: Name:: Patricia Lauer Telephone:: 3032298575 Email:: plauer@sisna.com Submitted From: https://www.vailgov.com/contact Greg Roy From: tania boyd <scubakiwi2@yahoo.com> Sent: Tuesday, December 3, 2019 5:20 PM To: Greg Roy Cc: MICHAEL SPIERS; Jacqueline Nickel; Jim Pyke; Jay Lauer; kstandage@exclusivevailrentals.com Subject: Double Tree Expansion Dear Greg, Brandywine Trace Condominium owners at 2249 Chamonix Lane will be directly impacted by the proposed expansion of the Double Tree Hotel in West Vail. Our building is directly behind the hotel and we are opposed to the rezoning of the property which would allow the developer to exceed 40% of allowable site GRFA. This proposed development would significantly impact our property's view and the attractiveness of our neighborhood. The zoning that is currently in place protects developers from cramming in buildings and parking lots with disregard to the surrounding beauty of our valley. I believe the Town put this regulation in place to ensure we do not fall victim to over development and detract from the scenic landscape surrounding us. This is what makes Vail a desirable place to live for all of us locals who have been fortunate enough to be able to afford to buy a home and live here. The sheer scale of the project is daunting. The remodel that they undertook had numerous problems and lasted more than two years. During that time we were subjected to constant construction and noise. Brandywine is very concerned that now it has been finally completed we are going to be subject to this all over again. As the President of the HOA I wanted to submit our disapproval as I will not be able to attend the December 9th meeting. Regards Tania Boyd Brandywine Trace Condominium Association President My husband (Jay Lauer) and myself (Pat Lauer) are full time Vail residents at 2269 Chamonix Lane, Apt 4, which is behind the DoubleTree. We have owned our Vail Tenterrace property for approximately seven years so we are very familiar with the area. Below are our reasons for not supporting this proposed development and required zoning changes. We have also made some suggestions below for modifications to be considered by the PEC committee for the development. LIMITED COMMERCIAL SPACE IN VAIL - This Development Does Not Serve The Best Interest of Our Community and Long Range Goals: Since Vail has a very small commercial area development (1 % as pointed out in the Vail Land Use Plan), we believe that the commercial area should stay as currently zoned as we feel like there is not enough commercial space allotted for the size of Vail. If you look at the current commercial space in West Vail, there is very little commercial vacancy. In our opinion, the commercial space we have now should be protected as to what was originally designated in the Vail Land Use Plan. We think if there is a comparable study done with other Colorado ski towns nearby, such as Breckenridge or Steamboat, you will find that the 1 % commercial space allotted in Vail probably underserves our community. When reviewing the rezoning criteria (section 12-3-7), changing the land from Commercial Core 3 (CC3) to the Public Accomdation-2 (PA -2), we believe changing the zoning is not in the best interest of our community and does not match with what the long term goals are for the town of Vail per the land use plan (12-3-7, Section 1, (a), 1). There are many other beneficial commercial businesses that could be utilized in the current land to serve the Vail community. DESIGN FEATURES OF THE 16 UNIT APARTMENT COMPLEX DON'T MATCH OUR EXISTING NEIGHBORHOOD CHARACTER: EXCESSIVE HEIGHT: The EHU 16 apartment complex is excessively high with four stories as there are no other complexes in our neighborhood built with four stories. This design does not fit in with the rest of our neighborhood. The height of the four story apartment impacts the neighborhood adversely in the following ways: • Even with the proposed sidewalk, it will be a huge winter road hazard for the extensive pedestrian foot and vehicular traffic because of the ice accumulation (due to the shade) on Chamonix Lane. • The structure is not visually appealing to pedestrians and cars from street level as you are looking into an intrusive, tall building with only a 20 foot set back requirement from the street. • It blocks the views of several developments behind it (Sunlight, Tenterrace, Brandywine and several of the Pine Ridge units). Triumph Shade Study: The shade study is difficult to interpret within the document we were given as there was no scale to reference as to how much of the road the shade of the building covers. It would have been beneficial if they would have imposed the road on their image in Attachment C 1 of 3, page 9. In our opinion, from looking at the shade on Chamonix for the winter 10 am and 2 pm time periods, it looks Chamonix Lane road is completely shaded. Please see the attached recent photos of Chamonix Lane we took so the PEC committee can see what the road looks like with our current shade conditions as the road can be hazardous throughout the winter. The developer expressed that this EHU 16 apartment building would mitigate some of the 1-70 noise and that residents behind it would prefer to look at the building instead of the parking lot. We strongly disagree as we would definitely prefer to keep our existing views versus looking right at this very tall building. Also, we are concerned that if the height of the EHU 16 apartment building is approved, that might open up the possibility that the commercial buildings to the east might want to "raise the roof' on their complex to add additional square footage. EXCESSIVE DENSITY: The EHU 16 apartment complex has way too high of a density compared to the rest of our neighborhood. As mentioned above, there are no other complexes in our neighborhood built with four stories and with all 16 units attached together. The developer tries to equate the EHU structure as being similar in scale and mass to the Chamonix Townhouses and other multi -family buildings in our area, which we don't believe is accurate or a relevant comparison. If you compare the building style and density per square foot in this proposed EHU 16 apartment complex, it is clearly denser than the recently built neighboring Chamonix Townhouses — here is the developer's quote below from the SDD Narrative2 PDF: 12-9A-8: Design Criteria and Necessary Findings, #2: "The proposed EHU structure is similar in scale and mass to the Chamonix Townhouses and other multi -family buildings in the area. As a result, Highline is compatible with the surrounding uses and activity and is consistent with this criterion. The SDD is only needed to address technical issues related to parking and snow storage. Therefore, the impacts to the neighbors or the community at large is limited. " OCCUPANCY: Below are the existing and proposed hotel and dormitory and EHU 16 apartment building with the number of maximum occupants. This development could potentially double the number of people that will be occupying the development, housing up to a maximum capacity of 792, from 386 people now. There would be a maximum capacity of 126 EUH permanent occupants, including the dormitory and the 16 EHU apartments. We believe this constitutes excessive high density during the peak visitor time periods and doesn't benefit our neighborhood. Potential Maximum Occupancy Existing Hotel & Proposed DoubleTree (per the developer): Existing Hotel: Current Total 386 People 116 rooms (97 hotel rooms + 19 condos) 193 beds Proposed Hotel & Dormitory & EHU: Total 792 People - Increase of Maximum Potential Occupancy = 406 people 195 hotel rooms 333 beds 666 people 12 dorm bedrooms — 18 people 16 EHU apartments with 38 bedrooms = Total 108 (7 Three Bedrooms w/2 people per bedroom and 2 people in the living room = 56 people / 8 Two Bedrooms w/2 people per bedroom & 2 people in the living room = 48 people / One 1 Bedroom w/2 people per bedroom & 2 people in the living room = 4 people) We recommend eliminating the EHU 16 apartments building as it is not in character with the existing neighborhood as well as a winter ice hazard for pedestrians and vehicles. Some possible employee housing alternatives to consider: • Incorporate a separate wing in the new 79 hotel room addition with its own access to EHU units comprising of various sized condos and reduce the number of hotel rooms. Perhaps some of the proposed 6,616 sq. ft. conference space for these condos could utilized since the existing conference space of 2,666 sq. ft. is not being fully utilized as the developer stated in the December 9t" PEC meeting. • Convert some of the existing 19 condos that are in the currently in the existing hotel structure to employee housing. • Design an appropriately sized EHU apartment building and move it to the east side of the parking lot (parallel to the backside of Christy's Sports and McDonalds), which in our opinion would be more visually appealing and not as congested. By reorienting the EHU apartment structure, it would eliminate the treacherous icy road conditions on Chamonix Lane in the winter. • If the EHU apartment building stays where it's currently at on Chamonix Lane, reduce its height to two floors to help minimize the shade impact of the building, which should lessen the icy, unsafe road and walkway conditions in the winter. HOTEL PARKING & CONFERENCE SPACE CONCERNS: The conference space, at 2,666 sq. ft. is currently underutilized as was mentioned by the developer in the December 9t" PEC meeting. At the January 8t" meeting the developer held at DoubleTree for the public, they told us the conference space was to be increased to approximately 4,000 sq. ft. In the most recent SDD Narrative2 update submitted by the developer on January 17, the parking study shows the conference space now increasing to 6,616 sq. ft. so a very significant increase. The increase in conference space directly affects the results of the parking study and lowers the number of parking spaces required. The developer is requesting a deviation as stated below per their SDD Narrative2 January 17 update: Conference Parking: The developer is requesting a deviation within the proposed SDD to reduce to 1 parking space for each 330 sq. ft. of conference space. The parking requirement for meeting rooms or conference rooms at 1 space for 120 sq. ft. is what is currently required. When we look at the proposed development with a potential of accommodating up to a maximum of 792 occupants during peak time periods, we have a difficult time believing that there will be enough parking spaces. Our concern is that people driving cars will park their vehicles in other commercial spots to the east of the DoubleTree hotel or perhaps, in our residential building's parking areas immediately behind the DoubleTree on Chamonix Lane. We are concerned the employee housing may not have enough parking spots and guests visiting these residents would increase unauthorized vehicles parking in our parking lots. We have already experienced people parking in our building parking areas that are not authorized to park there. There would be increased pedestrian and vehicle traffic in the area with the employee housing development. In the SDD Narrative2 update, it shows a net of 47.6 employees would be working at DoubleTree. On page 21, it shows there are only four parking spots allocated to hotel workers. Where will all of the DoubleTree employees park that don't live in the dormitory housing? They can't all be expected to take the shuttle bus can they? Our concern is that employees driving cars to work will park their vehicles in other commercial spots to the east of the DoubleTree hotel or in our residential building's parking areas immediately behind the DoubleTree on Chamonix Lane. 1=1ill 1VI:Z6]IT, 14illIE1Wale] ill &IIQ4X11107ill E_1QEI:012IIs] ill [670611J:A►1=1M:I*s]0:Isle] � This project is going to remove and destroy the atheistic beauty of the mature spruce trees that line Chamonix Lane. These spruce trees are "trophy" trees that can't be replaced — see attached photos. Replanting with smaller trees doesn't have the screening impact of what is now offered with our mature spruce trees and changes the character of our neighborhood. The last remodel at the hotel a couple of years ago went way over the projected time period to be finished. It took them well over two years to remodel the inside and do some minor exterior alterations. We are concerned that if this development goes through, our neighborhood will suffer for years with dirt and noisy construction and increased congestion from the construction workforce. The developer told us that they estimated it would take 15 months to complete this project. If this project is approved, there needs to be some agreement between the developer and the Town of Vail that the project will be completed in the agreed upon time so our neighborhood is not compromised and disrupted for an unreasonable time period. : [oil I=1 1111R]:Lill aII4F_1•11141[ON - WaI:L`VRUX:iI_AI[s]► Currently, the DoubleTree has two shuttle buses that each hold 14 people. There will be a lot of DoubleTree guests, employees and residents during the busy winter hotel time periods (Saturdays, Christmas/New Years, President's Week, March spring breaks, winter weekends and powder snow days) in the morning going to the Vail ski resort and returning in the late afternoons coming back from the resort. Our concern is that guests will take the public bus system instead of waiting for the hotel's shuttle buses. When people have the option of a short one minute walk to get to the Pine Ridge bus stop, we think it will put excessive pressure on our already congested public bus system. The public buses during these peak time periods are currently very full, with standing room only once you go to the next one or two shuttle bus stops down from Pine Ridge. We believe studies should be done during the above mentioned peak time periods to evaluate the additional amount of buses that would need to be added to accommodate the increase in riders. Thank you for your time and consideration in reading our concerns about this proposed development. Sincerely, Jay and Pat Lauer 2269 Chamonix Ln APT Vail, CO 81657 : • -r -P em F T �r}•• 1 .40 all.. IJLy y ••} 1•r yl y � WL t rte•. '•�•:. �� b'. Ii �- •'� - aM1 r r IP ' � ` ' � 4 'fi .. 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J~qlp L .. , v r-� r' M••' _ _' 2S� L - �- .• • _ lv •,ice 4 �` Ic Y r � �+ '' �r �• r L 1 �• ti� � " t 'ti y �. f• ,y , ..} n L' dT u r 'kY % T vim' 1 rt • �- ' r � .yet i �L ,c -P o6 T L- r 1 VL ,f L 16 # v r. r r ' ' r i,1JrLpv,, t `.ti rnF L5 �� � * l * kq%6 y� L. a14 L 4 -h As' ON :1,1 q y MI JOE I L Mr - riii4i�ih1• •I V. % 4,0 IF -NOS N lot. From: Elyse Howard To: Grea Roy Cc: Council Dist List Subject: Highline Date: Monday, February 3, 2020 2:50:32 PM Dear Greg, I am writing to express my support for the Highline rezoning and special development district applications. I am excited that the proposed redevelopment of Highline includes 28 additional employee housing units (EHUs). In order to meet the goals in the Town's Housing 2027 plan, it's important to take advantage of situations like this one where a private developer has brought forward the opportunity to add EHU's in an infill location. It is well documented in the Town of Vail Housing strategic plan as well as the Eagle County Housing Needs assessment that we face a scarcity in the supply of affordable rental and for sale homes for our workforce. Today there is a shortage of 2,780 units County wide, and by 2025 that deficit will grow to 5,900 units. It is a "win" that this project proposes to add 28 EHU's at no cost to the Town while also adding hotel rooms. When extended family comes to town, they typically choose to stay in West Vail as it is closer and more convenient to our home. I appreciate the addition of this type of mid-level accommodations. In addition, Highline is on the Town bus route, and close to the West Vail commercial area. Having lived in West Vail since 2000, 1 know it's a great location for workforce housing. To realize the Town's vision to be North America's premier international resort community, we must grow our community. Workforce housing is community infrastructure and an important component to building a strong community. Sincerely, Elyse Howard AAA.' wall walmy PIIPTAEPSN$P' January 27, 2020 Town of Vail c/o Greg Roy 75 South Frontage Road Vail, CO 81657 Dear Planning Commission members and Vail Town Council, Vail Valley Partnership is the regional chamber of commerce, with over 900 members throughout Eagle County who collectively represent over 80% of the local workforce. We are dedicated to the economic vitality of the valley, and as such our board of governors - which includes residents & business operators throughout Eagle County - has identified workforce housing as our number one priority. Our complete housing position can be found at In short, Eagle County faces a gap in the availability of ownership and rental housing that is affordable for local residents. Residents are burdened by high housing payments. Employees are forced to commute long distances. According to the annual workforce survey, employers believe that the availability of workforce housing is a critical or major problem in Eagle County. The Eagle County Housing Assessment shows a shortfall of 4,500 units to meet current needs. Currently and anecdotally, units that have been long-term workforce rentals are being removed from that market as they are converted into short-term rentals. This has the potential to grow both catch-up and keep -up needs for workforce housing. Workforce and affordable housing has long been an issue in Eagle County. Addressing our affordable housing issue is essential to the continued success and growth of our business community across industry sectors. As such, we support the proposed Highline Vail redevelopment proposal. We request that projects seeking Vail Valley Partnership support must meet the following criteria, and believe that the Highline Vail project meets each of these requirements: 1. Demonstrate commitment to the future through incorporating resident occupied workforce housing units/employee housing units at or above the minimum required by local code and that result in a net increase in workforce housing stock (i.e., more housing created than jobs created); 2. Utilize resident occupancy requirements in their deed restrictions; 97 Main Street, Suite E-201, Edwards, CO 81632 VailValleyPartnership.com AAA.' wa.a walmy PIIPTAEPSN$P' 3. Actively engage neighboring communities before and during the process through various stages of approval (planning & zoning, design & review, elected boards, etc.); 4. Be located in appropriate in -fill locations throughout the county, and/or in areas designated and zoned for housing development; S. Be cognizant of regional transit and transportation impacts and mitigate these impacts through their development plans. Our board is also supportive of additional moderately priced hotel rooms within Vail, and sees great value in maintaining the Hilton and Doubletree brands within our lodging inventory. We want to ensure our community can remain competitive to keep locals local and to support our business community. We encourage local governments and boards to approve appropriate in -fill projects and to be open-minded and flexible to grant appropriate variances to local code to facilitate the development of these projects. Sincerely, Chris Romer President & CEO Vail Valley Partnership 97 Main Street, Suite E-201, Edwards, CO 81632 VailValleyPartnership.com Grea Ro From: Brett A. August < BAA@pattishall.com > Sent: Saturday, December 7, 2019 12:50 PM To: Greg Roy; Jonathan Spence Cc: Erik Gates Subject: STOP the DoubleTree Expansion! Importance: High To the Town of Vail Planning and Environmental Commission: The proposed additions to the DoubleTree Hotel are far out of proportion to neighborhood standards and should NOT be permitted. We live directly across the street from the proposed addition, at 2309 Chamonix Lane. So we have a string and direct interest in preventing the construction of so large a building as is proposed. A review of the proposed project shows that, in contrast to the two-story existing structure, the DoubleTree proposal would double that height, to four stories. This is not an "expansion," as that term is commonly used: it is a large and inappropriate NEW project that would likely more than double the size of the existing structure. Although all the plans refer to construction at a property on the north frontage road, ALL of the proposed construction is immediately adjacent to Chamonix Lane, which is entirely residential. The proposed project is so large that it would obstruct views of the residential properties on Chamonix Lane, an unjust taking for which we would demand compensation. We do not object to adding to the existing DoubleTree property so long as the addition is of the same height and density as the existing structure. The developers describe the project as including: "176 AUs [accommodation units] with approximately 32,555 sq. ft. of net new GRFA." Such a large re -development of this parcel - which the developers admit would require significant rezoning - is way out of proportion to the surrounding area and should NOT be permitted. Moreover, as the developers admit: "since 1981, this site has operated as a nonconforming use and maintained its use as a lodge as it was first built in 1979. A nonconforming use cannot be expanded or modified except if changed to a permitted or conditional use even though the Town has been focused for the last 40 years at encouraging and expanding the hotel base." So the existing structure already surpasses the intended size of the structure: to allow a giant new structure to be placed on this parcel would make a mockery of Vail's once -vaunted planning process. Vail is losing its way by allowing unbridled development and is in danger of destroying the very essence of the town, the so-called "secret sauce" that has made Vail so special to all of us who live here. The Planning and Environmental Commission needs to return to representing the best interests of the residents of Vail and not simply become a pawn to commercial interests that are contrary to the interests of Vail's residents. Cordially yours, Carey and Brett August Brett A. August Pattishall, McAuliffe, Newbury, Hilliard & Geraldson LLP 200 South Wacker Drive Suite 2900 Chicago, IL 60606-5896 Direct: (312) 554-7962 Main: (312) 554-8000 Fax: (312) 554-8015 OcPATTSHALL BAApattishall.com www.pattishall.com (a� AULIFFL BEST Pattishall Ranks in MS the United States and in LAW FIR y _ MS Illinois in the prestigious �vaa WTR 1000 The preceding message and any attachments may contain confidential information protected by the attorney-client or other privilege. You may not forward this message or any attachments without the permission of the sender. If you believe that it has been sent to you in error, please reply to the sender that you received the message in error and then delete it. Nothing in this email message, including the typed name of the sender and/or this signature block, is intended to constitute an electronic signature unless a specific statement to the contrary is included in the message. 2269 Chamonix Ln Apt 3 Vail, CO 81657 February 26, 2020 Mr. Greg Roy, AICP Planner II Community Development Department Town of Vail 75 South Frontage Road Vail, CO 81657 Dear Mr. Roy, I am writing about the proposed DoubleTree Expansion. I'm a full-time resident of Vail living at 2269 Chamonix in the Tenterrace Condominiums. I recognize some of the goals of the expansion in order to provide additional, affordable housing for workers in Vail; however, for many reasons, I do not see this project as ultimately providing that in a sustainable, viable way. Furthermore, I see additional challenges with the overall proposed development. At this point in time, I would have to strongly oppose the planned changes. I was able to attend the first open house on December 5th. I also attended the January PEC meeting. I will unfortunately be unable to attend the March PEC meeting due to a family situation. I have significant concerns about the impact on the local community from a traffic safety perspective. The proposed development would substantially increase traffic in the local area. The EHU would have 16 units with up to 40 bedrooms. My experience at my condominium is that there is a car for each bedroom. This would potentially result in another 40 cars in a concentrated area. Furthermore, there would be substantially more people waiting at the Pine Ridge and West Vail Mall bus stops. Substantially more vehicular and pedestrian traffic in the area would increase the likelihood of accidents. I do applaud the proposal to add a sidewalk to Chamonix Lane which would be helpful, but, noting our most recent snowfalls, could substantially impact the viability of the sidewalk at the times it would be most needed. Furthermore, the excessive height of the proposed buildings would create significant shading along Chamonix lane, preventing ice from melting from the sidewalk and street and creating hazards for pedestrians. Vail already has a shortage of commercial space to support the community, reducing this through the SDD would only negatively impact our community. Vail has limited commercial space to support grocery stores and other amenities needed by both the full-time residents as well as visiting tourists. By constraining the supply of available space even more by changing the zoning you, effectively, raise the prices to everyone. Vail is already an expensive place to live and the reduction of commercial space will simply exacerbate that situation. The development as proposed has not considered ways to reduce its environmental footprint. While I'm sure the development team would follow all the necessary requirements and regulations from the Town of Vail and other AHJs. I was surprised by the lack of consideration of solar energy for all the additional rooftop space. Having worked in the renewable energy industry for over 10 years, I believe the Town of Vail should aspire to continuously push for the use of cleaner energy. From a process point of view, I feel the development team could have done a better job with the community. As I noted, I attended the first open house. I was unfortunately unable to attend the second open house due to scheduling considerations. However, I would note that the letter for the January 8t" meeting was only written on January 2nd and not postmarked until January 4t". (Please see my appendix for copies). I believe I received the letter on January 7t" which was about 24 hours prior to the actual meeting. To me, this is noteworthy since during the first PEC meeting, the development team presented photos of the impacted views from Chamonix properties. However, they did not present photos from all the impacted properties. In fact, they only presented photos from the least impacted properties. Both 2269 Chamonix and 2249 Chamonix were excluded. To date, I have not seen photos of the property view impact from the development team. Perhaps these were available at the open house that I could not attend. Creating a consistent approach to redevelopment of West Vail will be important to maintaining the character of our community. From my attendance at the first PEC meeting where this discussed, I understand that there is a broader redevelopment plan being considered for West Vail. I think it would make more sense to pursue a comprehensive plan for West Vail rather than pursuing individual projects that are inconsistent with the community. Once the Town of Vail makes significant zoning changes and special accommodations for a single developer, there will be no end of requests. Will the Town of Vail approve all of these requests or just some? How will they decide? In the absence of a larger plan, it seems there will be a real risk of significant damage to the community from unintended consequences. I appreciate your consideration of the community's input to this proposed project. I understand the need for affordable housing in our community for employees is quite significant. I also appreciate the effort that the development team has put into the design and planning of this project. However, as noted above, I do not feel this project will meet the needs of the community in a sustainable way. Sincerely, James T. Pyke 2269 Chamonix Ln Apt 3 Vail, CO 81657 Appendix Letter Written on January 2nd for January 8th meeting N1GHLINE A DoubleTree by Hilton January 2, 2020 Dear Neighbors. - We hope you enjoyed wonderful holidays, celebrated a Happy New Year and are enjoying all the fresh sno We last contacted you in mid-November with an overview of our pians to expand and improve Highline, a loyee housing units on undeveloped portions of the propert DoubleTree by Hilton, as well as build new emp The hotel was originally built in 1979 under Eagle County jurisdiction and was annexed into the Town of Vail in 1980 as part of a larger annexation of the West Vail area. We recently submitted revisions to our application to the Town of Vail based on very good input we have received from you, our neighbors; Town staff; the Planning & Environmental Commission at a work session held on Dec. 9; and Design Review Board at a conceptual plan meeting on Dec. 18. Weare very excited about the community stakeholder engagement and positive momentum for not only new lodging units and meeting space, but critical incremental homes for our workforce. We recently met with the Vail Local Housing Authority and have received a letter of support from them for our willingness to incorporate incremental new, deed - restricted, resident -occupied housing into your overall development pian without any obligation to do so. I We would like to invite you to a second open house to review our updated plans on Wednesday, Jan. 8, at 5:30 p.m. in the Hightine lobby. We will serve food and beverages. We appreciate your continued thoughts and ideas as we strive for another hearing with PEC on Jan. 27. As a reminder, our proposed project features: 79 net new hotel rooms. • About 4,000 square feet of new meeting room space. • A 12 -bedroom deed restricted Employee Housing Unit dormitory facility (converting current commercial space above Casa Mexico.) • A 16 -unit employee housing apartment building. our updated application materials highlight: • Change in the color and materiai on the existing hotel building. Today the existing hotel has a green metal roof and the roof is proposed to be replaced with a brown asphalt shingle roof to match the proposed primary roof material of the hotel addition. • Repaint the exterior walls, railings, fascia and trim to match more closely with the colors proposed on the hotel addition. Letter Postmarked on January 4th JUNCITIO-N, 81's. ames T. Ryke M9 Chamonix Ln., Apt 3 Jail, CO 81657-4219 M AL VCBA The Vail Chamber & Business Association March 3, 2020 241 South Frontage Road East, Suite 2 Vail, Colorado, 81657 970-477-0075 www.vailchamber.org Mr. Jonathan Spence ispence@vailov.com and members of the Planning & Environmental Commission The Vail Town Council via Mayor Dave Chapin dchapin@vailgov.com Mr. George Ruther gruther@vailgov.com Dear Mr. Mayor, Mr. Ruther and Mr. Spence: After a presentation by the Highline (DoubleTree in West Vail) development team at our February meeting, the Board of the Vail Chamber & Business Assoc. offered its unanimous support of the proposed additional lodging, conference room space and the 16 units of employee housing and 12 -bedroom employee housing dorm. The VCBA highly recognizes how this proposed project helps to meet Vail's economic and housing goals. DoubleTree is a great complementary brand to our five-star offerings, and the workforce housing is in such high demand. We also appreciate the changes made to address neighbor concerns about needing a sidewalk and views. Thank you for all of your hard work and please approve the rezoning, major exterior alternation and Special Development District applications. Best regards, Alison C. Wadey Executive director Vail Chamber and Business Association Mr. Michael O'Connor Triumph Development 12 Vail Road Vail, Colorado 81657 Dear Michael - December 18, 2019 I am writing to you on behalf the Vail Local Housing Authority to express our support for the proposed Highline — Double Tree by Hilton Hotel development. We very much appreciated the presentation shared by your team during our most recent public meeting on December 17th. We appreciate your willingness to incorporate incremental new, deed -restricted, resident -occupied housing into your overall development plan. In determining our support for the development plan, several key factors were taken into consideration. Those factors included: • The deed -restricted housing use is permitted as a use by right in the Public Accommodation -2 zone district. • The deed -restricted housing is supported by the Town's recently adopted 2018 Housing Policy Statements. • The deed -restricted housing is provided by the private sector with no financial participation of the Vail taxpayer or the Vail Local Housing Authority. • The deed -restricted housing is an incremental net new increase in overall supply. • The private sector is an important partner in helping solve our housing challenges. • An infill approach to development is taken thereby resulting in greater utilization of already developed land. • The deed -restricted housing is within convenient, walkable proximity to restaurants, commercial uses, and Town of Vail free public transit. • There is a demonstrated demand for additional for -rent homes in Vail. • The deed -restricted homes result in a incremental increase in the supply of resident -occupied homes until such time as the owner requests an ehu credit. Respectfully, the Vail Local Housing Authority requests you exclude a minimum of 4 (25%) of the 16 deed -restricted homes from any future mitigation bank. In the Vail community, there are both existing demands, and future needs, for housing. Each could be addressed as a public benefit of the proposed special development district if a percentage of the homes were excluded from future mitigation bank opportunities. Again, thank you for sharing your presentation and plans for development. We appreciate the efforts you are making to help address the housing needs in the Vail community. Sincerely, Steve Lindstrom, Chair Vail Local Housing Authority From: MICHAEL SPIERS To: Grea Roy Cc: tania bovd Subject: Highline hotel development. Date: Tuesday, March 3, 2020 2:16:40 PM Dear Greg, Hi my name is Mike Spiers and I am a member of the Brandywine condominium association in West Vail. I wanted to express to you our concerns regarding the Highline hotel development in West Vail. Please understand that we are not NIMBYs and understand the need for more employee housing and don't necessarily oppose the development of more hotel rooms on the Doubletree lot. What we are very concerned about is the size of the project and it's effect on the overall character of the neighborhood. In particular the proposed EHU building parallel to Chamonix Lane would dwarf the street and be completely out of character with other buildings on the street. Not only would it block the views of the Apartments on the north side of Chamonix In but it would completely shade Chamonix In and permanently change the look of the neighborhood. I have attended all the community meetings provided by the Highline people. Initially they seemed receptive to reducing the size of this building to two stories which we thought would be a good compromise. Unfortunately in their latest plans the building is still a monolithic three stories high reducing only one small end of the building to two stories. Many of my fellow neighbors are sure to express concerns about snow removal, parking, traffic along Chamonix In and these are all legitimate concerns. It is my hope that you will get a chance to thoroughly look at the impact of this building and the main hotel building to see if we can make it more compatible with the size of the other buildings in the neighborhood.My suggestion for compromise is to reduce the EHU Building to two stories maximum. This would still provide many employee housing units but not alter the nature and character of the neighborhood as much. Thank you for listening to our concerns, regards Mike Spiers. Get Outlook for iOS 0 PLANNING AND ENVIRONMENTAL COMMISSION TOW?J OF ffl) December 9, 2019, 1:00 PM Town Council Chambers 75 S. Frontage Road -Vail, Colorado, 81657 Call to Order 1. 1. Attendance Present: Brian Gillette, Rollie Kjesbo, Ludwig Kurz, John -Ryan Lockman, Karen Perez, Pete Seibert Absent: Pam Hopkins 1.2. Swearing In New Member New Member Pete Seibert was sworn in by the Town Clerk 1.3. Election of Officers Brian Gillette moved to appoint Ludwig Kurz as Chair. Rollie Kjesbo seconded the motion and it passed (6-0). Absent: (1) Hopkins Brian Gillette moved to appoint Karen Perez as Vice Chair. Rollie Kjesbo seconded the motion and it passed (6-0). Absent: (1) Hopkins 2. Main Agenda 2.1. A request for a recommendation to the Vail Town Council for a zone district 45 min. boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of 2211 North Frontage Road West which is composed of Tract C, Lot 1 Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, from the Commercial Core 3 (CC3) District to the Public Accommodation -2 (PA -2) District and setting forth details in regard thereto. (PEC19-0047) This item will be heard concurrently with PEC19-0046 and PEC19-0048. Applicant: TNREF III Bravo Vail LLC Widewaters Group Inc., represented by Mauriello Planning Group Planner: Greg Roy 2.1, 2.2, & 2.3 will all be heard concurrently. Chairman Kurz: Clarified that the 3 items are all being heard as worksessions today. Planner Roy: Not looking for any motion today, just looking for feedback from the PEC. Started by introducing the location of the site and the existing conditions. Described an increase in accommodation units and the addition of EHUs and a new building only for housing EHUs. Roy then described the reason for the rezoning to PA -2 and the criteria for the rezoning. Lodges are not allowed in the current CC3 zoning. Roy then went on to describe the application for a Special Development District. This will help the proposal reach compliance with the Code with regard to parking requirements. Commissioner Lockman: Asked staff to clarify "nonconforming" Roy: The hotel was built before it was annexed into the Town. When it was annexed into the Town under CC3 it became legally nonconforming with respect to use. This means that the current development can be maintained but not expanded under the current zoning. Dominic Mauriello: Began by introducing his team. Mark Mutkoski: Introduced himself by describing his history visiting Vail. He then described the current state of the Hotel renovation. Also described the chain of ownership until now including his role as the Owner Representative. Described how they reinvigorated the property already in order to bring it in line with the Town's standards. The current hotel is not the highest and best use for the property. Mauriello: Continued to describe the site as it exists today. Pointed out several largely unutilized areas of the site and the surrounding commercial uses. Mauriello then began to describe the proposed additions to the site. Seventy-nine (79) net new accessory units, 19 limited -service lodge units (LSLUs), 12 dormitory units, and 16 employee housing units of 2-3 bedrooms. Two -hundred -twenty-three (223) parking spaces proposed, however this number will change due to some Fire Department concerns. From here, the applicant moved on to describe the proposed hotel units themselves. The applicant also provided a number of renderings, including some neighboring view renderings. Commissioner Perez: Asked if these renderings showed both buildings. Mauriello: Indicated that they did, but also stated that other angles showing more of both buildings could be provided in the future. Mauriello then went on to describe how the development would align with the goals of the Town. He then described the hotel's history and how this relates to the current non - conformities. This property has both nonconforming structures and nonconforming uses. Nonconforming structures cannot have their non- conformity expanded upon, but compliant additions and alterations are permitted by the code. Nonconforming uses effectively stop all additions to the nonconforming use. Current nonconformities include building height, density, parking, and internal landscaping. With respect to use, hotels and dwelling units are not permitted in the CC3 zone district, hence the rezoning request. The PA -2 zone district is more applicable to this development. The special development district is being proposed primarily in order to address some parking compliance difficulties. The parking requirements for the PA -2 would be 250 spaces, but 223 are being proposed. One reason for this proposed reduced parking has to do with the proposed meeting space on site. As attendees to this conference space would primarily be lodged within the Highline Hotel, there is a large overlap between the parking necessary for the conference space and the parking necessary for the hotel itself. Mentioned that the EHU building is creating the need for some of these deviations from the code, so there is a question regarding the value of EHUs to the Town vs the standards that relief is being requested from. Available land for Employee Housing is very limited in Vail. A Public Open House was hosted by the applicant in early December to share the proposed development to the neighboring public. Mauriello then addressed some of the concerns mentioned by staff in their memorandum to the Commission. Addressed concerns related to the increased density in the area, the rezoning to PA -2 in an area with limited commercial services, and parking deviations from what is required by the Code. Perez: The SDD is Vail's equivalent of a Planned building group. What is the purpose of the rezoning AND an SDD? Mauriello: In Vail, an SDD is an overlay as opposed to a replacement for a rezoning district. The SDD cannot violate the allowed uses of the underlying zone district. Perez: Clarified that she was referring to planned building groups as opposed to a planned unit development. Mauriello: Stated that it made sense for them to propose both in order to bring the hotel into compliance and to allow for the proposed EHU building. Lockman: Asked a question about an existing SDD on the property. Mauriello: Stated that this SDD was no longer active. Lockman: Directed staff to correct this in future memos. Kurz: Asked about the specific benefit to the town for the proposed SDD Mauriello: Talked about the need to increase hotel units in Vail. The Town has lost some significant hotel units in recent history. The SDD will also facilitate the addition of more EHUs, this is not required for the project, but the applicant feels this a net benefit for the Town. Kurz: Asked about the upcoming West Vail Master Plan. Matt Gennett: Stated that staff will be going in front of Town Council to get direction on the Master Plan scope on December 17. This Master Plan process is expected to take a calendar year. Mauriello: There was a previous attempt to improve this property, but it was recommended they wait for a previous West Vail Master Plan effort. This Master Plan effort fell through, so the applicant would like to avoid risking this happening again to the property owner. Kjesbo: Felt that the EHUs are being waved as a carrot for this application but saw that the E H U building could be sold off. Mauriello: This was stated in order to add some flexibility. Kjesbo: Felt that the employee housing needs to be tied in with the rest of the project to avoid the EHUs being sold off and never being developed. Perez: The three applications makes it unclear what is being proposed and what the timing will be for this project. It also obfuscates the benefit to the Town and the community. Mauriello: Stated that the proposed benefits were well stated in the proposal Perez: Need to look at how the stated benefits to the Town relate to the proposed deviations from the code. Lockman: Had a question regarding the proposed height, as staff and the applicant had a disagreement on how the height should be measured. Mauriello: Showed a rendering of the buildings. Stated that the height is strictly compliant with the code as some of the roof forms have been staggered in order to meet compliance. Perez: It would also be helpful to know how high the buildings would be above Chamonix Rd. Feels that existing residents are concerned about the view. Lockman: Had a question about the parking and valet Mauriello: Indicated that most units, including the EHU units, would be using the valet parking. Also, there will be a stairwell and sidewalk from the EHU building leading down to the rest of the development and Frontage Rd. Kurz then opened the floor for public comment. Molly Rabin Concerned about density in West Vail. Glad that the parking is being kept off of Chamonix. There are no sidewalks on Chamonix, so an increase in development will create a greater safety issue. Asked for some form of density study. Mike Spiers: Representing Brandywine Trace Condominiums behind this development. The proposed buildings dwarf the existing. There is no building of the scale of the EHU unit on Chamonix Mentioned that some affected views not shown in the application would be potentially significant. Jim Pike: Echoing Mike's comments. Specifically mentioned how some impacted views were not represented in the meeting. Thinks it would also be a great opportunity to add solar to these buildings. Pam Stenmark: Expressed gratitude for the questions presented by the PEC. Public Comments closed Kjesbo: Stated that his EHU concerns were already mentioned. Wants the EHU building to be in conjunction with the rest of the site. Could likely support the deviation from parking requirements. Needs a sun/shade analysis. Need references to new and existing heights. Feels PA -2 zoning is likely the correct zoning here. Likes the idea of adding a sidewalk heading towards the Frontage Road. Gillette: Thinks of something grander than this for the redevelopment of West Vail. Thinks the planning for West Vail should be done first before this. Doing the Master Plan right, might help direct this development to more accurately reflect Town goals. Sees this area being redeveloped as multiuse in the future. Approving the development like this may hamper redevelopment efforts in the rest of West Vail. Perez: Also indicated that the development needs to be developed comprehensively, needs a timeline as well. Need to make sure that the applicant is meeting the requirements of an SDD. Wants to also see a sun/shade analysis and more information on building heights. Concerned that with the conference center not being utilized much now, that increasing the conference space and needs is unnecessary. Seibert: Liked how this would solve some nonconforming use. Has a concern with the proposed valet parking for the EHUs. A large number of employees are likely to need their cars at the same time. Lockman: Echoed the concerns of Perez regarding the expanded conference space. Likes the idea of converting the underutilized commercial space into employee dorms, however, he also needed to see a parking plan for the EHUs. Likes the effort to reduce nonconforming uses. Also struggling with this project in the absence of a West Vail Master Plan. The Master Plan would help describe the appropriate density and bulk and mass for this site. I mproving circulation and safety along Chamonix could be an additional public benefit of this project. Kurz: Also concerned about this project going ahead of the West Vail Master Plan. However, in responding just to the project that is before the commission, Kurz echoes Kjesbo's comments. One could call the proposed "carrot" of the EHUs as a "quid pro quo." Important that sensitivity toward the surrounding neighborhood is shown. Also wants sun/shade analysis. Largely neutral on parking now but would like to see parking maximized. Brian Gillette moved to continue to January 13, 2019. Rollie Kjesbo seconded the motion and it passed (6-0). Absent: (1) Hopkins 2.2. A request for a recommendation to the Vail Town Council of an application establishing Special Development District No. 42 (Highline Hotel Renovation 2019), pursuant to Section 12-9(A), Special Development Districts, Vail Town Code, to allow for the development of a hotel addition to add 79 accommodation units, convert 19 existing dwelling units to 19 limited service lodge units, create a 12 unit EHU dormitory, remove office space, add conference space and build 16 unit employee housing apartment building, and related uses and improvements, located at 2211 North Frontage Road West which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, and setting forth details in regard thereto. (PEC19-0048) This item will be heard concurrently with PEC19-0047 and PEC19-0046. Applicant: TNREF III Bravo Vail LLC Widewaters Group Inc., represented by Mauriello Planning Group Planner: Greg Roy Brian Gillette moved to continue to January 13, 2019. Rollie Kjesbo seconded the motion and it passed (6-0). Absent: (1) Hopkins 2.3. A request for review of an Exterior Alteration, pursuant to Section 12-7J-12, Exterior Alterations or Modifications, Vail Town Code, to allow for construction of a hotel addition and an EHU apartment building, located at 2211 North Frontage Road West which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, and setting forth details in regard thereto. (PEC19-0046) This item will be heard concurrently with PEC19-0047 and PEC19-0048. Applicant: TNREF III Bravo Vail LLC Widewaters Group Inc., represented by Mauriello Planning Group Planner: Greg Roy Brian Gillette moved to continue to January 13, 2019. Rollie Kjesbo seconded the motion and it passed (6-0). Absent: (1) Hopkins 2.4. A request for review of a Conditional Use Permit, pursuant to Section 12- 20 min. 16, Conditional Use Permits, Vail Town Code, to allow for the installation of an outdoor dining patio, located at 254 Bridge Street Unit C/Lot C & L, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC 19-0049) Applicant: Mt. Belvedere 45 LLC North Bridge Venture Partners, represented by Resort Design Architects Planner: Jonathan Spence 1. This Conditional Use Permit approval is contingent upon the applicant obtaining Town of Vail approval of an associated design review application. 2. The applicant shall operate the outdoor patio in a manner generally consistent with the approved site plan dated 07/19/2019. Chairman Kurz: Moved this item to the front of the Main Agenda Planner Spence: Began by explaining the need for a CUP for an outdoor patio in Vail Village. This proposed outdoor patio is entirely within private property. Spence then went on to explain some of the proposed improvements. Public Works and Fire Department have both reviewed and found no issues. Tom Braun: Began by introducing his team members present at the meeting. During construction of Gorsuch, the unit below vacated, so the new proposal is for a new cafe on the street level. The CUP is only for the patio with outdoor seating and firepits. No food service will occur outside, patrons will have to order inside and bring items out to the patio. No Public Comment. Commissioner Kjesbo: No additional comment Commissioner Gillette: No additional comment Commissioner Perez: Asked about how far the patio extends. Planner Spence showed a diagram demonstrating the extent of the patio. Perez: Concerned about the amount of clutter in the corridor. The corridor is already narrow and ski racks also are set out in this area. The proposed patio will be put right in this area. Spence: Felt that the patio will be an overall improvement to the area over the ski racks. Commissioner Seibert: No additional comment Commissioner Lockman: No additional comment. John -Ryan Lockman moved to approve with conditions. Rollie Kjesbo seconded the motion and it passed (6-0). Absent: (1) Hopkins 2.5. A request for the review of a variance from Section 12-6D-8, Density 5 min. Control, Vail Town Code, to allow for a variance to the requirement that a secondary unit in the Two -Family Primary/Secondary Residential zone district not exceed 40% of allowable site GRFA, and a request for the review of a variance from Section 12-15-3, Definition, Calculation, and Exclusions, Vail Town Code, to allow for a variance to the stipulation that basement GRFA deductions apply only to floors within six vertical feet of the lowest level of a structure, both in accordance with the provisions of Section 12-17, Variances, Vail Town Code, located at 775 Potato Patch Drive/Lot 19, Block 1, Vail Potato Patch Filing 1, and setting forth details in regard thereto. (PEC 19-0050) The applicant has requested this item be tabled to January 13, 2020. Applicant: Scott Ryan & Foster Gillett, represented by Mauriello Planning Group Planner: Erik Gates Karen Perez moved to table to January 13, 2019. Brian Gillette seconded the motion and it passed (6-0). Absent: (1) Hopkins 2.6. A request for review of a variance from Section 14-6-7, Retaining Walls, 45 min. Vail Town Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, to allow for a retaining wall in excess of six (6) feet tall at the Town of Vail Public Works facility located at 1289 Elkhorn Drive/Unplatted, and setting forth details in regard thereto. (PEC19-0041) Applicant: Town of Vail, represented by Greg Hall Planner: Erik Gates 1. Construction of the shoring wall and rock -fall berm shall be limited to the months of June to November, unless a consultation with Colorado Parks and Wildlife reveals a need to adjust this window. Planner Erik Gates recapped the process on how the application got to the current meeting. Third meeting before PEC. Master plan schedule, and process. Applications today are for the streets building expansion and the retaining wall. Both need CUP due to being in the General Use Zone District. Changes from last meeting are the comments from CPW on this application and the E I R submitted. Staff added another condition that the construction of the wall be limited to June to November. Another comment from CPW was to prohibit dogs, which is already a policy at the Public Works site and Buzzard Park units. Greg Hall introduced Rick Kahn the wildlife biologists. Streets building will be pushed off until 2021 due to schedule. Gives time to monitor the site this winter and next winter. If approved, the wall, berm, and utilities would hopefully be built next summer. Gillette — Can you not build the wall and do the streets building? Hall — Yes, but severely limits parking. Kahn — Professional wildlife biologist hired to consult on this project and Booth Heights for context. General comments, a lot of interests in the sheep right now. People are comparing it to Booth Heights, and there are differences and similarities. Both projects in overall winter range of S2 native herd. Herd is not doing well due to bad winters and hasn't picked back up to former levels. Very small winter range, as typical of sheep in high altitudes. Booth Creek area is typically ewes and rams. The town area is exclusively used by rams. Ewes are much less mobile and tied into steep areas to stay away from mountain lions. Winter range for ewes much more critical. Rams are more mobile, bigger, and less susceptible to change in landscape. Site is used intermittently, and 3-4 times in the last few years. Not every winter such as last year when there was a big snow layering. Groups segregate by sexes during the winter. Rams could be attracted to salt storage or something to attract them to the site. Site has not always been historically occupied by sheep. Less than ideal information since there are a lack of studies. This is not at all unusual. Made an observation during the process that the area of the rock -fall berm and solar that would be occupied and lost, occurs in a small narrow band of the sheep habitat. Not a significant loss. Biggest concern would be that this greens up earlier in the spring due to non-native grasses. Winter is a period where they starve and lose weight. They are attracted to that disturbed area with non-native grasses. Loss of area of disturbed area is not a big concern. Key is that the disturbed areas needs to be located near escape cover and they are. This site has had extensive human activity for 40-50 years. Not new area loss, but small disturbance of an already active site. The solar array extends to the west a couple hundred yards that is not heavily disturbed yet. No literature on the topic of solar array disturbance to sheep. Very narrow area that could have small impact. Losing native vegetation could be potentially problematic. Cumulative impacts unknown. With mitigation and CPW's recommended mitigation it can be managed to minimize impact. As it sits, with available information, impacts will be minimal and mitigatable. Perez — Do you think the proposed condition from staff is sufficient or is more required? Kahn — J une thru November makes a lot of sense. It depends on if the sheep are present. Gillette — How do we get to a collar study? Kahn — Money Gillette — How much? Kahn — For state-of-the-art collar study it could be $500,000. A lot of the habitat work would need to be on the USFS land. Habitat improvement would be better done by Booth Heights. There could still be some done on this site. Gillette — Of $500,000 how much is collar and how much is emergency funds? Kahn — $150,000 for collar and $100,000 for personnel. The rest would be money in the bank for reaction to what was discovered during that study. This one herd is not #1 on the books for CPW and they would need money to make something happen soon. Gillette — What kind of checks would you need for habitat work. Kahn — Three things, fertilization, fire, and hand trimming and setback of vegetation. I don't have figures, but you're talking about hundreds of thousands of dollars to do all the sites, maybe $1 million. Gillette — On a yearly basis, what would be the most important? Kahn — Collar and some habitat would be best. Gillette — So $250,000 for collar and another $250,000 for habitat. Kahn — If you maintain the status quo and development you can expect the herd to continue to be affected. Gillette — So let's say $250,000 a year for the next 10 years, do you think this would affect this herd? Kahn — Yes, it would dramatically lower the risk of extirpation. Gillette - What's the number one thing you can do to increase herd numbers? Kahn — Limit disturbance, resetting habitat in winter range specifically and summer range. Not all of which is in the purview of Town of Vail. Gillette — So the plan to burn hasn't happened after it was planned for 20 years. Why didn't that happen? Kahn — I don't think the town was behind it because of the concern of fire. The Forest Service could do it if they needed to. It is the initiative of leaders at district level that needs to happen. Gillette — If the Town wants to be a lobbyist, how would they do that? Use staff, hire someone? Kahn — Citizenry has to consent moving forward. There are a variety of ways moving forward. Lockman — Is there a recommendation on the terraced retaining wall vs non - terraced wall. Does one have more benefits? Kahn — I think in the long term keeping the sheep out of habited area is the best option. Non -terraced wall does more of a job keeping them out. We don't want to see them on 1-70. Adding a fence is not a huge deal as they can get around it. Gillette — So no fence, correct? Kahn — No, it wouldn't do a lot, and you don't want to keep them out of the disturbed sites that could give them early spring greenery. Large fences not a solution to this problem. Kurz — We got a letter from CPW, should we hear them now or at public comment. Gillette — Let's bring CPW up so we can ask questions instead of during public comment. Duval — CPW. This is a remarkably different proposal from what you've heard before. This is a small review of a limited area. For me, I have to view it through a wholistic lens where we look at miles around for the effect. Limited habitat right now, that needs to be treated as a valuable and finite resource. Gillette —Any comments on the numbers? Duval — Those sound good, but mitigation is not a one and done deal. It is a concerted effort and needs to be done in perpetuity. In conjunction with habitat, contingency and collars, then a $500,000 starts to get you to that area. Gillette — What is the value of the collar study? What are we learning? Duval — It says whether the mitigation is working, and what habitat use looks like. Where are they congregating. We're operating on old information on where they are utilizing the landscape based on our best guesses. Gillette — We don't know the extent of the problem is what you're saying? Isn't the solution always doing mitigation? Duval — But where is the question. Do we focus in the middle or on the edges? Where are they actually using the landscape? Public Comment Larry Stewart, East Vail I just heard for the first time today that the building is not going to be built until 2021, so why are we approving that now? We have more time to do more observations between then. There is no time limit for when the streets building could get built. They could start tomorrow. One question you need to address is why are we approving the CUP today until we can study it since it won't be built until later? I want this to be built in the most effective way. There is a dearth of information on how the sheep are using the site. This points towards caution, since there is no do over. They are already stressed and compressed. I think fencing would be a good idea to keep the sheep out and the humans from entering the hills. What you want to accomplish here is to keep the human activities from the sheep. You could also require landscaped screening to keep them out. They don't like cover and would keep them out. Why isn't there a condition that no dogs are allowed on the site. That should be part of the approval since the masterplan and comments are not enforceable. I implore you not to look at this just as a variance on a retaining wall and building, but the larger impact on the herd. No room for error. This has to be gotten right. Tom Vucich, 4957 Juniper Lane You expressed at the last meeting that you wanted a more comprehensive view and thank you. The only difference is the CPW statement. "reads from CPW comments" You all touched on it two weeks ago about wanting a more comprehensive plan. It is time that you and the town put a specific number and timeline on this project and how to address the impacts to the herd. Patti Langmaid, 2940 Manns Ranch Road On the burn, one of the reasons that the neighbors were opposed was because there was an escaped forest service burn that burned down a couple houses in Colorado. I think now, we are more savvy and that with the right conditions a burn would be acceptable Blondie Vucich, East Vail Bill was unable to be here, so I wanted to read a couple sentences from the public comment he submitted **reads from letter**. Close public comment Open Commissioner Comments Lockman — Thanks CPW for memorandum. I'm struggling here on this one with all of the dialogue. I would implore our elected officials to do something on this issue. This board faces challenging decisions that impact wildlife. Whether that is putting specific funding towards it or making a plan. On the retaining wall, the variance for the non -terraced wall makes the most sense. If we look at the criteria of the application, I think public works has met all the items needed for approval. Seibert — I concur with the need for a more comprehensive plan. We need to get to a more proactive point, but not what is before us today. The vertical wall makes more sense to save hillside and doesn't tempt a sheep to come down. It's a small site, so they will get around a fence. I agree on the prohibition of dogs and possibly adding it as a condition. On timing, they need this approval so they can meet the window even if they aren't doing the whole building. Perez — I want to know where the mitigation plan is, and what the plan is. We have to treat the applicants the same, in particular criteria #2 **quotes criteria**. The Booth Height project had many conditions of approval related to the sheep herd, and this site is only 2 miles away from Booth Heights. I don't see how we are treating these sites with consistency. There is no real mitigation plan here. If we approve now, we aren't going there with a comprehensive view. I don't think this conforms today. Would vote against. Gillette —Agree with Perez 100%. We need this building to provide bus service and snow removal service. The mitigation effort should be part of this plan. We need to do some significant study and dedication half a million towards it. We need to lobby congress to get this stuff done, and we need to have this money in place, and we need to have Council fund this. Kristen where are we with this? Kristen Bertuglia — The Town had to get a strategic plan and divvy up what we could do on this. We did some cutting and stacking. We had a burn plan approved, but the presence of sheep delayed it. We've had several meetings with the Forest Service but heard that burning for wildlife was not supportive there. We continue to look at the option for a larger burn but cannot do that due to the burn in designated wilderness area. We've got $100,000 this year to do some effort. What we want to do is find what the best thing to do for these sheep. Gillette — What's next? Bertuglia — Rewrite the mitigation plan from the 90s to today's conditions. Hopefully in the ne)d couple months. Gillette — Greg, what do you need? If we separate the wall and building? Hall — Based on time limits, getting materials ready and making construction go quickly is why we need another year. We couldn't have everything done next year. No issues on dog prohibition. By waiting one more year we have more time for observation. For collaring there are a lot of costs that go in as well as staff. We are waiting for a comprehensive study to do some mitigation, instead of doing something that won't be as effective. I don't have the $250,000 budget to put towards something like this, as Town Council does. With regard to construction, get a contract, get final approval, we need that longer time period to get it done. Kurz — On dog rules, how are they being adhered to and controlled, what about recreation on the hill, have they done a ski jump that you are aware Of? Hall — Three-year leases with no pets, if we find one then they're gone. Limited approval for dogs when it comes to vet visits (for employee pet emergencies). As for a ski jump, there might have been, but I hadn't seen anything back there except one hiker. Gillette — Kristen, is the collar study part of your funding? Bertuglia — Depends on the mitigation plan. Gillette — Just so Council understands the importance of this stuff I suggest we break this up and get the wall and the berm approved and hold them hostage on the building. J ust to let them know that it is important to us, we'll hold them hostage on the one part. It adds to the importance of getting the long term plan done. Lockman — Does that affect your ability to operate Greg? Hall — Limits us to the timeline of the plan. Kjesbo — If we disturb habitat, we need to build it somewhere. We need a mitigation plan that is equal at the same time. I'd like to see the Forest Service be part of that, but we can't wait on them. We need it defined from council and staff what the end result on the public works area. If the town defines the final result of the plan, then we need to have an EIS started or under contract with this approval. I'd like a definition from the council what the final number of units would be approved in the masterplan. We need to control this and not do it piecemeal. Definitely no dogs. I don't think we're ready for a vote yet and I think we have time. Gillette — Kahn, do you value an E IS over E I R? Kahn — I don't know how an El R is defined here, but it just needs to be comprehensive. For an official EIS, feels that these studies can take upwards of 10 years to complete, by which time conditions on the site have often changed. Gillette — Greg if we don't vote today what is your schedule on this wall? Hall — Part of this is moving the project along, planning time is being taken away from us if delayed. Getting a plan together is less time than getting the construction plans and approvals for the building. Gillette — Less concerned with the actual mitigation than a commitment from council on actually doing it. Kjesbo — I'd be open to mitigation in other areas, if not here, in the case that we don't have USFS approval to do it on other town areas. Our constituents are concerned with the sheep, so we need to be. Gillette — I want to hold the Town of Vail to a higher standard. Let's hold this project and see if we can get Council to do something. We want to hear from the Town of Vail as the applicant whether they are committed to the herd. Perez — The other alternative path is that we say no, and Town Council calls it up to do what they want anyway. Gillette — W here are we with requiring the EIS in masterplans? We want an update from Kristen on the mitigation, and staff on the master planning process including an environmental portion. Spence — We can do that now and moving forward that all masterplans include an environmental study. Kjesbo — I'm fine with separating them and voting on the variance so they can move forward with design, but not construction. Spence — We'll add the conditions to the CUP that you are not going to vote on tonight, so it is cleaned up for the ne)d meeting. Kurz — This commission has some issues that we are not ok with as of now. We understand their time constraint. We are all ok with the motion on the variance as of today. Rollie Kjesbo moved to approve with conditions. Brian Gillette seconded the motion and it passed (6-0). Absent: (1) Hopkins 2.7. A request for review of a Conditional Use Permit pursuant to Section 12- 45 min. 9C-3, Conditional Uses, Vail Town Code, in accordance with Title 12, Chapter 16, Conditional Use Permits, Vail Town Code, to allow for an amendment to the conditional use permit for the Town of Vail Public Works facility located at 1289 Elkhorn D rive/U n platted, and setting forth details in regard thereto. (PEC19-0039) Applicant: Town of Vail, represented by Greg Hall Planner: Erik Gates Karen Perez moved to table to January 13, 2019. Brian Gillette seconded the motion and it passed (6-0). Absent: (1) Hopkins 3. Approval of Minutes 3.1. November 25, 2019 PEC Results Karen Perez moved to approve. Brian Gillette seconded the motion and it passed (5-0). Abstain: (1) Seibert Absent: (1) Hopkins 4. Adjournment Rollie Kjesbo moved to adjourn. Brian Gillette seconded the motion and it passed (6-0). Absent: (1) Hopkins The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional information. Please call 711 for sign language interpretation 48 hour prior to meeting time. Community Development Department Ic City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: March 9, 2020 ITEM/TOPIC: A request for a recommendation to the Vail Town Council of an application establishing Special Development District No. 42 (Highline Hotel Renovation 2019), pursuant to Section 12-9(A), Special Development Districts, Vail Town Code, to allow for the development of a hotel addition to add 79 accommodation units, convert 19 existing dwelling units to 19 limited service lodge units, create a 12 unit EHU dormitory, remove office space, add conference space and build 16 unit employee housing apartment building, and related uses and improvements, located at 2211 North Frontage Road West which is composed of Tract C, Lot 1, Lot 2, and Lot 3 Vail Das Schone Filing No. 1 and Lot 1, Vail Das Schone Filing 3, and setting forth details in regard thereto. (PEC19-0048) This item will be heard concurrently with PEC19-0047 and PEC19-0046. Please see the staff report and applicable attachments for PEC19-0046. Ic City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: March 9, 2020 ITEM/TOPIC: A request for the review of a variance from Section 12-6D-8, Density Control, Vail Town Code, to allow for a variance to the requirement that a secondary unit in the Two -Family Primary/Secondary Residential zone district not exceed 40% of allowable site GRFA, and a request for the review of a variance from Section 12-15-3, Definition, Calculation, and Exclusions, Vail Town Code, to allow for a variance to the stipulation that basement GRFA deductions apply only to floors within six vertical feet of the lowest level of a structure, both in accordance with the provisions of Section 12-17, Variances, Vail Town Code, located at 775 Potato Patch Drive/Lot 19, Block 1, Vail Potato Patch Filing 1, and setting forth details in regard thereto. (PEC19-0050) The applicant has requested this item be tabled to May 11, 2020. IL: City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: March 9, 2020 ITEM/TOPIC: A request for the review of a variance from Section 12-6D-6 Setbacks, Vail Town Code in accordance with the provisions of Section 12- 17, Variances, Vail Town Code, to allow for a variance to the required front setback for a stair tower, located at 2696 Davos Trail/Lot 6, Block C, Vail Ridge Subdivision, and setting forth details in regard thereto. (PEC20-0001) ATTACHMENTS: File Name PEC20-0001 Staff Memorandum -2696 Davos TO - Variance.pdf Description Staff Report PEC20- 0001 Attachment Attachment A. Vicinity Map - Vail Ridge Block C Lot 6 - Phillips Residence - 2696 Davos Trail - Setback Variance - 20200218.pdf A. Vicinity Map Attachment B. Variance Request Narrative.pdf Attachment C. Plans.pdf Attachment B. Variance Request Narrative Attachment C. Plans TOWN OF VAIL ' Memorandum TO: Planning and Environmental Commission FROM: Comm unityDevelopmentDepartment DATE: March 9, 2020 SUBJECT: A request for the review of a variance from Section 12-6D-6, Setbacks, Vail Town Code, pursuantto Section 12-17, Variances, Vail Town Code, to allow a staircase into the required front (north) setback, located at 2696 Davos Trail/Lot 6, Block C, Vail Ridge Subdivision, and setting forth details in regard thereto. (PEC20-0001) Applicant: Michael Phillips Planner: Greg Roy I. SUMMARY The applicant, Michael Phillips, is requesting the review of a variancefrom Section 12- 6D-6, Setbacks, Vail Town Code, pursuantto Section 12-17, Variances, Vail Town Code, to allow a staircase to encroach into the twenty foot (20') front setback, located at 2696 Davos Trail. Based upon staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval, with conditions, of this application, subject to the findings noticed in Section VIII of this memorandum. II. DESCRIPTION OF REQUEST The applicant, Michael Phillips, is requesting the review of a variance from Section 12- 6D-6, Setbacks, Vail Town Code, pursuantto Section 12-17, Variances, Vail Town Code, to allow a staircase to encroach into the twenty foot (20') front setback, located at 2696 Davos Trail. The proposal is to add a staircase to replace the existing set of stairs for safety purposes of the owners. The staircase would be setback from the road further than the front of the garage face and wou Id be shorter in heightthan the garage. The garage did not require a variance as it is located in an area of steep slope in accordance with Section 12-21-12 (K). A vicinity map (Attach men t A), applicant narrative (Attachment B), and plans (Attachment C) are attached for review. III. BACKGROUND The subject property was annexed from Eagle County as part of the ordinance in 1980, which was overturned in 1985 and then reannexed later that year. AdwelIingwas constructed on the subject property in 1981 according to County records. In 1999 a setback vari an ce was granted to the property for an unknown reason. IV. APPLICABLE PLANNING DOCUMENTS Staff finds that the following provisionsoftheVail Town Code are relevantto the review of this proposal: Title 12 — Zoning Regulations, Vail Town Code Chapter 6, Article D, Two -Family Primary/Secondary Residential (PS) District (in part) 12-6D-1: PURPOSE.- The URPOSE: The two-family primary/secondary residential district is intended to provide sites for single-family residential uses in which one unit is a larger primary residence and the second unit is a smaller caretaker apartment, together with such public facilities as may appropriately be located in the same zone district. The two-family primary/secondary residential district is intended to ensure adequate light, air, privacy and open space for each dwelling, commensurate with single-family and two-family occupancy, and to maintain the desirable residential qualities of such sites by establishing appropriate site development standards. 12-6D-6: SETBACKS.- In ETBACKS: In the primary/secondary residential district, the minimum front setback shall be twenty feet (20'), the minimum side setback shall be fifteen feet (15), and the minimum rearsetback shall be fifteen feet (15). Chapter 12-17, Variances (in part) 12-17-1: PURPOSE.- A. URPOSE: A. Reasons For Seeking Variance: In order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or literal interpretation and enforcement, variances from certain regulations maybe granted. A practical Town of Vail Page 2 difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon, from topographic or physical conditions on the site or in the immediate vicinity; or from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. B. Development Standards Excepted: Variances maybe granted only with respect to the development standards prescribed for each zone district, including lot area and site dimensions, setbacks, distances between buildings, height, density control, building bulk control, site coverage, usable open space, landscaping and site development, and parking and loading requirements, or with respect to the provisions of chapter 11 of this title, governing physical development on a site. C. Use Regulations Not Affected: The power to grant variances does not extend to the use regulations prescribed for each zone district because the flexibility necessary to avoid results inconsistent with the objectives of this title is provided by chapter 16, "Conditional Use Permits", and by section 12-3-7, "Amendment, of this title. 12-17-6: CRITERIA AND FINDINGS.- A. INDINGS: A. Factors Enumerated: Before acting on a variance application, the planning and environmental commission shall considerthe following factors with respect to the requested variance.- 1. ariance: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. B. Necessary Findings: The planning and environmental commission shall make the following findings before granting a variance.- Town ariance. Town of Vail Page 3 That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone district. 2. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or more of the following reasons: a. The strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptional or extraordinary circumstances or conditions applicable to the site of the variance that do not generally apply to other properties in the same zone district. c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same zone district. V. ZONING AND SITE ANALYSIS Address: 2696 Davos Trail Legal Description: Vail Ridge Subdivision, Block C, Lot 6 Existing Zoning: Two -Family Primary/Secondary Residential Existing Land Use Designation: Low Density Residential Mapped Geological Hazards: Steep Slope > 40% View Corridor: None Development Allowed / Existing Proposed Change Standard Required Site Area 15,000 SF of 15,063 SF No Change Buildable Area Front (South) — 20' Front: 20' Front: 4' Variance Side (East) — 15' Side: 18' Side: 15' Change Setbacks Side (West) — 15' Side: 27' Side: 27' No Change Rear (North) — 15' Rear: 15+' Rear: 15+' No Change Density (DUs) Max. 2 1 1 No Change Density Max. 6,508 SF 4,764 SFS 5,469 SFS Change (GRFA) Site Coverage Max. 20% 15.8% 17.7% Change (3,013 SF) (2,381 SF) (2,667 SF) Parking 5 parking spaces 5 5 No Change Town of Vail Page 4 *Not including garage or basement deductions VI. SURROUNDING LAND USES AND ZONING Existing Land Use: Zoning District: North: Low Density Residential Two -Family Primary/Secondary Residential (PS) South: Low Density Residential Two -Family Primary/Secondary Residential (PS) East: Low Density Residential Two -Family Primary/Secondary Residential (PS) West: Open Space N/A VII. REVIEW CRITERIA The review criteria for a variance requestare prescribed in Title 12, Chapter 17, Variances, Vail Town Code. 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. The northern portion of the subject property is significantly affected by slopes in excess of forty percent (40%). If the topography in the area of the proposed staircase were not so steep, the applicantwouId not requ ire the requested variance as they would be able to access the house without stairs. As stated earlier a garage wou Id not requ ire the variance to enter the front setback. Similarto a garage, a staircase would typically be used as access from the road to the home. Due to the steepness of the lot and the construction of the existing garage there is no enclosed access to the house. With the existing house within six feet of the front setback there would be no feasible way to build an enclosed staircase that abides by the setback. Staff finds the proposed variance meets th is criterion. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. There is currently staircase in the proposed location at this time. It would also be adjacent to the garage, and no closer to the street. The houses in th is area all sit on steep slopes with garages right upto the edge of the road. This will be compatible and similar to other homes in the area. Staff finds the proposed variance meets th is criterion. Town of Vail Page 5 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. This application has no adverse affects on the public as the proposed variancewill not resultin additional dwelling units oradditional trafficto this property. As such there are no anticipated effects on lightand air, population, transportation and traffic, or anyother public services. Staff findsthe proposed variance meets this criterion. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. VIII. STAFF RECOMMENDATION Based upon the review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission approve,with conditions, a variancefrom Section 12-6D-6, Setbacks, Vail Town Code, pursuantto Section 12-17, Variances, Vail Town Code, to allow a deck more than fivefeet (5) above ground level to allow a staircase to extend into the front setback, located at 2696 Davos Trail/Lot 6, Block C, Vail Ridge Subdivision, and setting forth details in regard thereto. Should the Planning and Environmental Commission chooseto approve, with conditions, thisvariance requests, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves the applicant's request for a variance from Section 12-6D-6, Setbacks, Vail Town Code, pursuant to Section 12-17, Variances, Vail Town Code, to allow a staircase to extend into the front setback, located at 2696 Davos Trail/Lot 6, Block C, Vail Ridge Subdivision, and setting forth details in regard thereto." Should the Planning and Environmental Commission choose to approve, with conditions, this variance requests, the Community Development Department recommends the Commission applies the following conditions: 1. Approval of this variance is contingent upon the applicant obtaining Town of Vail design review approval for this proposal, and 2. The applicant shall clearly demonstrate, via an Improvement Location Certificate (ILC), to the Community Development Department prior to requesting a final planning inspection that improvements have been constructed per plan. Town of Vail Page 6 Should the Planning and Environmental Commission choose to approve, with conditions, this variance, the Community Development Department recommends the Commission make the following findings: "Based upon the review of the criteria outlined in Section VII of the staff memorandum to the Planning and Environmental Commission dated March 9, 2020, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. The granting of this variance will not constitute a granting of special privilege inconsistent with the limitations on other properties classified in the Two -Family Primary/Secondary Residential (PS) District; 2. The granting of this variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity; and 3. This variance is warranted for the following reasons.- a. easons: a. The strict literal interpretation or enforcement of the specified regulation will result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town Code,- b. ode, b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variances that do not applygenerally to other properties in the Two -Family Primary/Secondary Residential (PS) District; and c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the Two -Family Primary/Secondary Residential (PS) District." IX. ATTACHMENTS Attach men tA: VicinityMap Attach men B: Variance Request Narrative Attach ment C: Plan Set Town of Vail Page 7 Phillips Residence - PEC20-0001 Setback Variance - 2696 Davos Trail Lot 6, Block C, Vail Ridge Id � 1{ u Subject Property 1 I •A5Y ' F 41 • f' O A W 71 • . _, . t r��,Ry,f r 7 L r .,11• • 7 ''Met f .�r'ti '' a;11� ,, j;_ *7'-� �' •�A ir.' �, �i L�,��i.`: . .; ' �i ��f� -• ��i ay. r 741lt f. 1� ! 401 c :stR wry x i r f. e Thismapwasc,-te bythe Townof Vail CommunityD..I.pmeatD.p,tmeat. Useofthismap,hoaklbeforgeneralpurposesonly. Feet The Tann of Vail d— not warrant theaccuracy oftheinformation coahh.a herein 0 25 50 100 where shown, parcel line work,, approximate) Last Modified: February18, 2020 TOWN OF VAIL i Michael and Carol Phillips Proposed Stair Tower Construction Project 2696 Davos Trail Project Narrative Variance Procedures Applicants shall read and respond to each of the criteria and findings listed below in the project narrative. Before acting on a variance application, the Planning and Environment Commission shall consider the following factors with respect to the requested variance: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. The requested variance is to enable the property owners to replace the existing stairway. The existing stairway is quite steep and completely exposed to snow and rain. Maintaining the existing stairs free of snow has become increasingly difficult for the owners as they have aged. They are now each 73 years of age. In addition, the steepness of the stairs poses an increasing hazard to the owners as they age, as well as visitors in general. As the proposed project will replace the existing stairs, they represent only a different design to an existing use. The proposed design seeks to emulate the design of the existing home and garage as much as possible. Although the proposed design will be in the setback from the street, it encroaches on the setback less than the existing garage and is situated to align with the existing garage where it and the garage face the street. The stairway is the main entrance to the house and the rental unit, as such there is no other potential use. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. Because of the age of the owners, the steepness of the existing stairway represents a hardship for the owners and a potential barrier to the owners being able to stay in their home, thus the requested variance does not represent the grant of special privilege. Additionally, as the stair -tower is proposed to be situated to align with the existing garage, it is compatible and uniform with structures in the immediate vicinity. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. The requested variance will have no effect on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities or public safety. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. No Other Factors are known to the applicants at the time of submission of the request. 8041.5' 8040.8' 8039.9' PROPOSED EDGE OF ROOF F FRAMING PLAN soz% 1/4" = 1'-0" CA CAR PORT SLAB 8041'-10 3/4" SHOP PROPOSED LOWER ROOF TO COVER WALKWAY. 8041.9' 8042.0' PROPOSED BOILER LOCATION INSIDE EXISTING GARAGE FOR HEATED PAVER :::::4 DRIVEWAY. PROVIDE ELECTRICAL AND PLUMBING SERVICE AS REQUIRED --, D DAVOS TRAIL 8041.5' EXISTING PAVER DRIVEWAY TO BE REMOVED AND REPLACED WITH HEATED PAVERS TO MATCH EXISTING GARAGESLAB 8041'-103/4" PROPOSED BRIDGE SROM -GARAGE CARPORT TO STAIR � TOWER w z O Ir EXISTING 4 PARKING SPOTS IN o GARAGE AND CAR PORTS TO REMAIN SITE COVERAGE 1036 SQ. FT. SHOP ENTRY GARAGE j 8032'-6" STORAGE LOFT GREATER THAN 5' HEIGHT EXISTING SHOP ENTRY BELOW 8` \ EDGE OF EXISTING CANTILEVER L- - - TI -L PORTION OF EXISTING EXISTING CONCRETE / PAVER DRIVEWAY TO BE REMOVED PAN TO REMAIN EXISTING SWALE EXISTING SWALE / 8040.8' 8039.9' / EXISTING WOOD / � I PROVIDE CONCRETE j RETAINING WALL TO00 ' BE REMOVED / RETAINING WALL TO EXIST. LAN I 1 ' CONTAIN DRIVEWAYEXISTING STAIR ON / 8040'-0" 1 AS REQUIRED GRADE TO BE ' REMOVED PROPOS---------� f- --------- -- ------/---------1 140 1 � 41 1 I / — ' g0� ------------ / 38 T t \ i / 1 4 31 / r/ / I T -ill / > PROPOSED / `9 EDGE OF / B IDGE 1'-5 5/8" 27' 110 1/4" / PROPERTY LINE FOUNDATION / TYPICAL • — ___ __ 1 UNHEATED OPEN TU E STAIR TOWER / / ELEVAT-0 / DN D 2:7 UMByV TER OR WINDOWS OC --- -- 8030 _ o - -- / 14 LOWER STAIR 8'-3" LANDING l I SHOP LANDING TO / 1 BOTTOM LANDING / 1 1 1 8032'-6" � i 1 � 7T 16 RISERS @ 6.18 i It ° U 1 CONCRETE' i FOOTING BOTTO LANDING -� ,BELOW GRADE e -_ / --— = — — — I I / / i ------- ix _________ ENLAR E PAVER 1 AREA S SHOWN ---- 4 INTO S AIR m LL --- TOWE / --------------------�I L---- ---------24 I L J1 1 / I I 1 I PATIO 15'-0" SIDE SETBACK 1 / i 8024'-3" / 1 1 / / ELD / RI FY / / / /EXISTING MAIN 2:12 ENTRANCE I / . SON rI / I / SECOND LEVEL � I . 8024'-7 1/4" - - - PROPOSED ROOF i OVER EXISTING / / U LOWER LEVEL - --a ENTRY STAIRS / / EXISTING THREE / STORY STUCCO WOOD BUILDING SITE COVERAGE --- 1 1345 SQUARE FEET X I I I � EXISTING HOUSE LOFT LEVEL -------! .46 x 10000 = 4600 PLUS .38 x 5000 = 1900 PLUS REPLACE 13 x 63 = 8 EXISTING STAIRS ALLOWED 4600 + 1900 + 8 = 6508 SQ. FT. TO LOWER ENTRY WITH STEEL EXISTING HOUSE 1345 (lower) + 1345 (main) + 523 (loft) = 3213 SQ. FT. STRINGERS AND EXISTING GARAGE 1036(garage and carports) + 523(loft) = 1551 SQ. FT. METAL GRATE TO TOTAL EXISTING 4764 SQ. FT. WITHOUT GARAGE / BASEMENT DEDUCTIONS LOT 6 j I MATGH-STAIR REMAINING 6508 - 4764 = 1744 SQ. FT. TOWER 0.3458 ACRES I BUILDING AND CODE INFORMATION: CODE: 2018 IBC AS ADOPTED BY THE TOWN OF VAIL ZONING: TWO FAMILY PRIMARY/SECONDARY RESIDENTIAL (PS) OCCUPANCY CLASS: RESIDENTIAL GROUP R-3 CONSTRUCTION TYPE: TYPE V SPRINKLERED: NO PARCEL NUMBER: 2103-142-04-023 LOT SIZE: 0.3458 ACRES x 43560 = 15063 SQ. FT. MIN. BUILDING SETBACKS- 20' FRONT, 15' SIDES, 15' REAR MAX. BUILDING HEIGHT- 30' FLAT, 33' SLOPED MAX. SITE COVERAGE- 20% ALLOWABLE 15063 x.2 = 3013 SO. FT. EXISTING 2381 SQ. FT. REMAINING 3013 - 2381 = 632 SQ. FT. PROPOSED STAIR TOWER PLUS 2 BRIDGES 225 + 29 + 32 = 286 SQ. FT. PROPOSED TOTAL 2381 + 286 = 2667 SQ. FT. DRIVEWAY: N/A MIN. LANDSCAPE AREA: N/A GROSS RESIDENTIAL FLOOR AREA - PROPOSED STAIR TOWER GRFA I I p 3 x 225 (tower) + 30 (bridge) = 705 SQ. FT. FIRST LEVEL 2:12 No 8015'-10 3/4" N 1 2 U SITE & LOWER STAIR PLAN0 • BASED UPON TOPOGRAPHIC SURVEY LOT 6, BLOCK C, VAIL RIDGE, 1/4" = 1'-10" TOWN OF VAIL, EAGLE COUNTY, COLORADO, JOB NO. 2153, DATED NORTH 2/16/07 BY EAGLE VALLEY SURVEYING, INC. / U r'- 00 ._ N r EXIST. LAND. O 804Q1'-0" L 40 E �41 / .E / 38 -O O 15-0" O cz Q > 1 UPP R STAIR 9'-6" BRIIGE LANDING TO 36 / � SHO LANDING / 18 RI ERS @ 6.33 Q o � o BR DG LANDINGOL o Dri M42'-0" 39'-10 5/8" • > IV, 4'-0" 6'-0" 4'-0" ' Lu 8030 q F RE 0 — J ZO E TOR � UMB ITER STEEL STRINGER N LOCATIO AND METAL GRATE CO STAIR TYPICAL WITH GUARDRAIL TO MATC ■ �� 1B IV 13 15 1 1. 13 12 EXISTING U11b SHOP 36-2 3/8"OL / 32' � io — — UPPER ST LAN— W-- 1/4" = 1'-0" PATIO 8024'-3" SECOND LEVEL 8024'-7 1/4" L- - - TI -L PORTION OF EXISTING EXISTING CONCRETE / PAVER DRIVEWAY TO BE REMOVED PAN TO REMAIN EXISTING SWALE EXISTING SWALE / 8040.8' 8039.9' / EXISTING WOOD / � I PROVIDE CONCRETE j RETAINING WALL TO00 ' BE REMOVED / RETAINING WALL TO EXIST. LAN I 1 ' CONTAIN DRIVEWAYEXISTING STAIR ON / 8040'-0" 1 AS REQUIRED GRADE TO BE ' REMOVED PROPOS---------� f- --------- -- ------/---------1 140 1 � 41 1 I / — ' g0� ------------ / 38 T t \ i / 1 4 31 / r/ / I T -ill / > PROPOSED / `9 EDGE OF / B IDGE 1'-5 5/8" 27' 110 1/4" / PROPERTY LINE FOUNDATION / TYPICAL • — ___ __ 1 UNHEATED OPEN TU E STAIR TOWER / / ELEVAT-0 / DN D 2:7 UMByV TER OR WINDOWS OC --- -- 8030 _ o - -- / 14 LOWER STAIR 8'-3" LANDING l I SHOP LANDING TO / 1 BOTTOM LANDING / 1 1 1 8032'-6" � i 1 � 7T 16 RISERS @ 6.18 i It ° U 1 CONCRETE' i FOOTING BOTTO LANDING -� ,BELOW GRADE e -_ / --— = — — — I I / / i ------- ix _________ ENLAR E PAVER 1 AREA S SHOWN ---- 4 INTO S AIR m LL --- TOWE / --------------------�I L---- ---------24 I L J1 1 / I I 1 I PATIO 15'-0" SIDE SETBACK 1 / i 8024'-3" / 1 1 / / ELD / RI FY / / / /EXISTING MAIN 2:12 ENTRANCE I / . SON rI / I / SECOND LEVEL � I . 8024'-7 1/4" - - - PROPOSED ROOF i OVER EXISTING / / U LOWER LEVEL - --a ENTRY STAIRS / / EXISTING THREE / STORY STUCCO WOOD BUILDING SITE COVERAGE --- 1 1345 SQUARE FEET X I I I � EXISTING HOUSE LOFT LEVEL -------! .46 x 10000 = 4600 PLUS .38 x 5000 = 1900 PLUS REPLACE 13 x 63 = 8 EXISTING STAIRS ALLOWED 4600 + 1900 + 8 = 6508 SQ. FT. TO LOWER ENTRY WITH STEEL EXISTING HOUSE 1345 (lower) + 1345 (main) + 523 (loft) = 3213 SQ. FT. STRINGERS AND EXISTING GARAGE 1036(garage and carports) + 523(loft) = 1551 SQ. FT. METAL GRATE TO TOTAL EXISTING 4764 SQ. FT. WITHOUT GARAGE / BASEMENT DEDUCTIONS LOT 6 j I MATGH-STAIR REMAINING 6508 - 4764 = 1744 SQ. FT. TOWER 0.3458 ACRES I BUILDING AND CODE INFORMATION: CODE: 2018 IBC AS ADOPTED BY THE TOWN OF VAIL ZONING: TWO FAMILY PRIMARY/SECONDARY RESIDENTIAL (PS) OCCUPANCY CLASS: RESIDENTIAL GROUP R-3 CONSTRUCTION TYPE: TYPE V SPRINKLERED: NO PARCEL NUMBER: 2103-142-04-023 LOT SIZE: 0.3458 ACRES x 43560 = 15063 SQ. FT. MIN. BUILDING SETBACKS- 20' FRONT, 15' SIDES, 15' REAR MAX. BUILDING HEIGHT- 30' FLAT, 33' SLOPED MAX. SITE COVERAGE- 20% ALLOWABLE 15063 x.2 = 3013 SO. FT. EXISTING 2381 SQ. FT. REMAINING 3013 - 2381 = 632 SQ. FT. PROPOSED STAIR TOWER PLUS 2 BRIDGES 225 + 29 + 32 = 286 SQ. FT. PROPOSED TOTAL 2381 + 286 = 2667 SQ. FT. DRIVEWAY: N/A MIN. LANDSCAPE AREA: N/A GROSS RESIDENTIAL FLOOR AREA - PROPOSED STAIR TOWER GRFA I I p 3 x 225 (tower) + 30 (bridge) = 705 SQ. FT. FIRST LEVEL 2:12 No 8015'-10 3/4" N 1 2 U SITE & LOWER STAIR PLAN0 • BASED UPON TOPOGRAPHIC SURVEY LOT 6, BLOCK C, VAIL RIDGE, 1/4" = 1'-10" TOWN OF VAIL, EAGLE COUNTY, COLORADO, JOB NO. 2153, DATED NORTH 2/16/07 BY EAGLE VALLEY SURVEYING, INC. / S1 OF4 U r'- 00 ._ N r w O 0 L W E r- "t O � .E N N O O -O O O cz Q > S1 OF4 IM Z W v O -0J � �YQ W U oc � X00 > 0 C) Lu Q J � y N ac > J Z W S1 OF4 PARTIAI OI ITH FI FVATION 1/4" = 1'-0" PROPOSED LOWER LEVEL ENTRY ROOF I , I , I , I , I , I I I L J EXISTING LOWER LEVEL ENTRY I I r1 --L, I L J REPLACE EXISTING WOOD STAIR WITH STEEL STRINGER ANDSTRINGER AND METAL DECKING STAIR L J AND LANDINGS PROPOSED CONCRETE PADS • AND PIERS EXISTING GARAGE BEYOND TO REMAIN PROPOSED ROOF OVER WALKWAY BEYOND GUARDRAIL TO MATCH EXISTING TYPICAL j - r_J -1 r_J r_J I iniur-nTC:n CYA10 5'-4" PROPOSED STAIR T PROPOSED EAST ELEVATION UPPER ROOF AT STAIR TOWER TO ATTACH TO GARAGE AND COVER BRIDGE PROPOSED OPENING FROM BRIDGE BEYOND PROPERTY LINE PER PLAN REGRADEFOR SWALE PER SITE PLAN SHOP ENTRY OL 8032'-6" PROPOSED STAIR RISERS TYPICAL PROPOSED CONCRETE WALLS AND FOOTINGS AS REQUIRED BOTTOM LANDING OL 8024'-3" GARAGE SLAB — 8041'-10 3/4" EXISTING CONCRETE PAN TO REMAIN S2 OF 4 U r- 00 (o(o ._ N r .. (p W Q N L E �O . E N CZ N O O O � U Q(LS > S2 OF 4 IM Z W v O -0J � �YQ W U oc � X00 > 0Lu C) Q J � y N ac > J Z W S2 OF 4 STU MAT PP( EW BE) S3 OF 4 U r- 00 (o(o ._ N r .. (p 00 O N 0 L E rl- O 'It -0 .E N CZ N O O � U QCZ > S3 OF 4 EXISTING SOUTH ELEVATION 1/4" = 11-011 PROPOSED SOUTH ELEVATION 1/4" = 11-011 CARPORT PLATFORM ENTRY HORIZONTAL METAL AND CABLE RAILING TO MATCH EXISTING PROPERTY LINE PER PLAN PROPOSED DRAINAGE SVA PER SITE PLAI EXISTING WO( WALL TO BE REMOVED 1 OPEN PROPOSED UNHEATED STAIR TOWER PROPOSED ROOF OVER SHOP ENTRY 12 TO MATCH EXISTING 8 L - � L_ PROPOSED BRIDGEFROM GARAGE L–�------- PLATFORML–� ---- L-� J - \------� POP SED --- – ---- L–� — GqD – ---- L-----------� L_ EXISTING ---------- GRADE L --1 L - , L - 15'-4" PROPOSED STAIR TOWER E PROPOSED WEST ELEVATION BEAMS PER STRUCTURAL FRAMING PLAN SHOP ENTRY BEHIND EXIT TO SHOP ENTRY SHOP ENTRY oL 8032'-6" EXISTING STAIR BEYOND TO BE REMOVED VIEW OF STAIRTOWER 1/411 = 1 1-011 S4 OF 4 U r- 00 (o(o ._ N r .. (p 00 O � 0 L E rl- O 'It -0 .E N cz N O O O � U Q(LS > S4 OF 4 IM Z W v O 0J � �YQ W U oc � X00 C) Lu Q J � y N ac > J Z W S4 OF 4 Ic City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: March 9, 2020 ITEM/TOPIC: A request for the review of a variance from Section 14-3-1, Minimum Standards, Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow for a variance to the maximum centerline driveway grade, located at 1801 Sunburst Drive Unit A/Lot 2, Vail Valley Filing 3, and setting forth details in regard thereto. (PEC20-0002) The applicant has requested this item be tabled to a future date. Ic City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: March 9, 2020 ITEM/TOPIC: A request for a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of a portion of the property located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision. The proposed rezoning would change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District and setting forth details in regard thereto. (PEC19-0022) ATTACHMENTS: File Name Staff Memorandum.pdf Attachment A. Vicinity Map.pdf Attachment B. Applicant Narrative updated February 10 2020.pdf Attachment C. PEC worksession minutes May 13 2019.0 Attachment D. PEC public hearing minutes July 8 2019.pdf Attachment E. Letter of Opposition June 3 2019.pdf Description Staff Memorandum Attachment A. Vicinity Map Attachment B. Applicant Narrative updated February 10, 2020 Attachment C. PEC worksession minutes, May 13, 2019 Attachment D. PEC public hearing minutes, July 8, 2019 Attachment E. Letter of Opposition, June 3, 2019 Attachment F. Letter of Opposition Frederick Wyman II July 8 2019.pdf Attachment F. Letter of Opposition, Frederick Wyman ll, July 8, 2019 Application Materials.pdf Application Materials 0) rowN of vain Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: March 9, 2020 SUBJECT: A request for a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of a portion of the property located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision. The proposed rezoning would change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District and setting forth details in regard thereto. (PEC19-0022) Applicant: VailPoint LLC, represented by Sarah J Baker PC Planner: Jonathan Spence SUMMARY The applicant, VailPoint LLC, represented by Sarah J Baker PC., is requesting a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of a portion of the property located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision. The proposed rezoning would change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District. Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission forward a recommendation of approval to the Vail Town Council of this application, subject to the findings noted in Section VIII of this memorandum. A vicinity map (Attachment A), the applicants' narrative (Attachment B), PEC minutes from the May 13, 2019 worksession (Attachment C), PEC minutes from the July 8, 2019 public hearing (Attachment D), a letter of opposition from the Vail Homeowner's Association (Attachment E) and a letter of opposition from Frederick Wyman (Attachment F) are attached for review. An identical application (PEC18-0022) was reviewed by the Planning and Environmental Commission (PEC) in June of 2018. At that time, the PEC was unable to forward a recommendation due to the commissioners deadlocked 3-3 vote. The applicant chose to withdraw the application at that time and not proceed to the Town Council. As this former application was withdrawn, this application (PEC19-0022) is treated as a new application with the 2018 hearing having no bearing. II. DESCRIPTION OF REQUEST The applicant, VailPoint LLC, represented by Sarah J Baker PC., is requesting a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code to allow for the rezoning of a portion of the property located at 366 Hanson Ranch Road /Lot 1, 366 Hanson Ranch Road Subdivision. The proposed rezoning would change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District for those portions of the lot that were formerly part of Lot d-1 and Tract E. The total land area proposed to be rezoned is 5,380 square feet. The two portions of the lot are located within the historic fence boundary of the property, as shown on the exhibit below. - Town of Vail Page 2 III. BACKGROUND In 1963, Vail Associates conveyed the entirety of Lot d, Block 2, Vail Village First Filing (Lot d) to Christiania -at -Vail, Inc. (VailPoint's predecessor in title). Lot d is comprised of the present-day Christiania at Vail Lodge, the Chateau Christian Condominiums, and the single-family residence at 366 Hanson Ranch Road. Over time and apparently prior to enactment of subdivision regulations in the Town Christiania- at -Vail, Inc. severed portions of Lot d. They did so by recording deeds that described these smaller parcels by metes and bounds description. These deeds effectively served to subdivide Lot d, although not through the process that would be required today. The property at 366 Hanson Ranch Road is one of these severed parcels. The property has an existing residence that was built in the early 1960s, prior to the incorporation of Vail as a Town in 1966. It is located between the Christiania at Vail Lodge and Chateau Christian Condominiums to the west, and the Tivoli Lodge to the east. The land to the south of the home and to the east of the home (between the home and the Tivoli Lodge) is owned by Vail Resorts. The land to the east of the home is Lot d-1, Block 2, Vail Village Fifth Filing. The lands south of the home are a part of Tract E, Vail Village Fifth Filing. For as long as 50 years, the existing property and the proposed properties subject to the rezoning have been surrounded by a fence. For unknown reasons, the fence was not built on the deeded property line and instead encloses a larger area, both to the south and east. All previous owners have treated the fenced area as an integral part of the property and have landscaped and maintained it consistent with the remainder of the property. In January, 2018, the Eagle County District Court entered an Order and Decree Quieting Title (Court Order) to this area outside the deed boundary but inside the fence. Recognizing the historic conditions, the Court Order declared VailPoint to be the fee simple owner of all the lands within the fence. The intent of this application is to complete the process started by the Court Order. The re -zoning application seeks to rezone the property subject to the Court Order from Agriculture and Open Space (A) to Public Accommodation (PA), consistent with the existing zoning of the remainder of the lot. This action will also ensure that all lands within the subject property have the same zoning designation. On June 25, 2018 the PEC approved an Exemption Plat pursuant to Section 13-12-3 that consolidated all of the property located within the historic fence into one lot, Lot 1 of the 366 Hanson Ranch Road Subdivision. The unintended consequence of the approval without a change in the zoning of the property is a lot with multiple zonings. Town of Vail Page 3 On May 13, 2019 a worksession with the PEC was held to discuss a proposed Exterior Alteration to replace the existing structure with a new lodge. The rezoning of the property was also discussed. The minutes from this worksession are included as Attachment C. On July 8, 2019 a public hearing on the rezoning was held. After significant discussion, the application was tabled to a future date to give the applicant the opportunity to present the rezoning request in tandem with application to replace the existing structure with a new lodge. The minutes from this meeting are included as Attachment D. IV. APPLICABLE PLANNING DOCUMENTS Staff believes that following provisions of the Vail Land Use Plan, the Vail Village Master Plan and the Vail Town Code are relevant to the review of this proposal: TITLE 12: ZONING REGULATIONS, VAIL TOWN CODE Article A. Public Accommodation (PA) District (in part) 12-7A-1: PURPOSE: The public accommodation district is intended to provide sites for lodges and residential accommodations for visitors, together with such public and semipublic facilities and limited professional offices, medical facilities, private recreation, commercial/retail and related visitor oriented uses as may appropriately be located within the same zone district and compatible with adjacent land uses. The public accommodation district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are permitted as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district. (Ord. 29(2005) § 24: Ord. 23(1999) § I.- Ord. :Ord. 30(19 77) § 7: Ord. 8(19 73) § 7.100) 12-7A-2: PERMITTED USES.- The SES:The following uses shall be permitted in the PA district.- Automated istrict: Automated teller machines (ATMs) exterior to a building. Employee housing units, as further regulated by chapter 13 of this title. Lodges, including accessory eating, drinking, or retail establishments located within the principal use and not occupying more than ten percent (10%) of the total gross residential floor area of the main structure or structures on the site; additional accessory dining areas may be located on an outdoor deck, porch, or terrace. (Ord. 12(2008) § 11) Town of Vail Page 4 12-7A-3: CONDITIONAL USES.- The SES: The following conditional uses shall be permitted in the PA district, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title.- Bed itle: Bed and breakfasts, as further regulated by section 12-14-18 of this title. Communications antennas and appurtenant equipment. Fractional fee club units, as further regulated by subsection 12-16-7A8 of this title. Healthcare facilities. Lodges, including accessory eating, drinking, or retail establishments located within the principal use and occupying between ten percent (10%) and fifteen percent (15%) of the total gross residential floor area of the main structure or structures on the site. Major arcades. Private clubs and civic, cultural and fraternal organizations. Private parking structures. Private unstructured parking. Professional and business offices. Public and private schools. Public buildings, grounds and facilities. Public parking structures. Public parks and recreational facilities. Public transportation terminals. Public unstructured parking. Public utility and public service uses. Religious institutions. Ski lifts and tows. Theaters and convention facilities. (Ord. 12(2008) § 11) Town of Vail Page 5 12-7A-4: ACCESSORY USES.- The SES: The following accessory uses shall be permitted in the PA district.- Home istrict: Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of section 12-14-12 of this title. Meeting rooms. Minor arcades. Swimming pools, tennis courts, patios, or other recreation facilities customarily incidental to permitted lodge uses. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. (Ord. 29(2005) § 24: Ord. 23(1999) § 1: Ord. 6(1982) § 8(b): Ord. 8(1973) § 7.400) 12-7A-5: LOT AREA AND SITE DIMENSIONS.- The IMENSIONS: The minimum lot or site area shall be ten thousand (10, 000) square feet of buildable area and each site shall have a minimum frontage of thirty feet (30). Each site shall be of a size and shape capable of enclosing a square area eighty feet (80) on each side within its boundaries. (Ord. 23(1999) § 1: Ord. 12(1978) § 3) 12-7A-6: SETBACKS.- In ETBACKS: In the PA district, the minimum front setback shall be twenty feet (20), the minimum side setback shall be twenty feet (20), and the minimum rear setback shall be twenty feet (20). At the discretion of the planning and environmental commission and/or the design review board, variations to the setback standards outlined above may be approved during the review of exterior alterations or modifications (section 12-7A-12 of this article) subject to the applicant demonstrating compliance with the following criteria.- A. riteria: A. Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas. B. Proposed building setbacks comply with applicable elements of the Vail Village urban design guide plan and design considerations. C. Proposed building setbacks will provide adequate availability of light, air and open space. D. Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacent properties. Town of Vail Page 6 E. Proposed building setbacks will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. (Ord. 29(2005) § 24: Ord. 23(1999) § 1: Ord. 50(1978) § 2) 12-7A-7: HEIGHT: For a flat roof or mansard roof, the height of buildings shall not exceed forty five feet (45). For a sloping roof, the height of buildings shall not exceed forty eight feet (48). (Ord. 23(1999) § 1: Ord. 37(1980) § 2) 12-7A-8: DENSITY CONTROL.- Up ONTROL: Up to one hundred fifty (150) square feet of gross residential floor area (GRFA) may be permitted for each one hundred (100) square feet of buildable site area. Final determination of allowable gross residential floor area shall be made by the planning and environmental commission in accordance with section 12-7A-12 of this article. Specifically, in determining allowable gross residential floor area the planning and environmental commission shall make a finding that proposed gross residential floor area is in conformance with applicable elements of the Vail Village urban design guide plan and design considerations. Total density shall not exceed twenty five (25) dwelling units per acre of buildable site area. For the purposes of calculating density, employee housing units, accommodation units and fractional fee club units shall not be counted towards 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. 29(2005) § 24: Ord. 5(2003) § 4: Ord. 31(2001) §§ 3, 5: Ord. 23(1999) § 1: Ord. 50(1978) § 19.- Ord. 9:Ord. 12(1978) § 2) 12-7A-9: SITE COVERAGE.- Site OVERAGE: Site coverage shall not exceed sixty five percent (65%) of the total site area. Final determination of allowable site coverage shall be made by the planning and environmental commission and/or the design review board in accordance with section 12-7A-12 of this article. Specifically, in determining allowable site coverage the planning and environmental commission and/or the design review board shall make a finding that the proposed site coverage is in conformance with applicable elements of the Vail Village urban design guide plan and design considerations. (Ord. 29(2005) § 24: Ord. 23(1999) § 1: Ord. 17(1991) § 7: Ord. 8(1973) § 7.507) 12-7A-10: LANDSCAPING AND SITE DEVELOPMENT: At least thirty percent (30%) of the total site area shall be landscaped. The minimum width and length of any area qualifying as landscaping shall be fifteen feet (15) with a minimum area not less than three hundred (300) square feet. (Ord. 23(1999) § 1: Ord. 19(1976) § 8: Ord. 8(1973) § 7.509) Town of Vail Page 7 12-7A-11: PARKING AND LOADING.- Off OADING: Off street parking and loading shall be provided in accordance with chapter 10 of this title. At least seventy five percent (75%) of the required parking shall be located within the main building or buildings and hidden from public view. No at grade or above grade surface parking or loading area shall be located in any required front setback area. Below grade underground structured parking and short term guest loading and drop off shall be permitted in the required front setback subject to the approval of the planning and environmental commission and/or the design review board. (Ord. 29(2005) § 24.- Ord. 4:Ord. 23(1999) § 1: Ord. 19(1976) § 8: Ord. 8(1973) § 7.510) 12-7A-12: EXTERIOR ALTERATIONS OR MODIFICATIONS: A. Review Required: The construction of a new building or the alteration of an existing building shall be reviewed by the design review board in accordance with chapter 11 of this title. However, any project which adds additional dwelling units, accommodation units, fractional fee club 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. 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. The following submittal items are required: 1. 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. 2. 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. 3. 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. Town of Vail Page 8 4. 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. 5. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article shall lapse and become void three (3) 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. 29(2005) § 24: Ord. 5(2003) § 5: Ord. 31(2001) § 7.- Ord. :Ord. 23(1999) § 1) 12-7A-13: COMPLIANCE BURDEN.- It URDEN: 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 public accommodation district, that the proposal is consistent with applicable elements of the Vail Village master plan, the Vail Village urban design guide plan and the Vail streetscape 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. 29(2005) § 24: Ord. 23(1999) § 1) 12-7A-14: 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. Substantial off site impacts may include, but are not limited to, the following: deed restricted employee housing, roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank restoration, loading/delivery, 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. 29(2005) § 24: Ord. 23(1999) § 1) 12-7A-15: ADDITION OF GROSS RESIDENTIAL FLOOR AREA TO EXISTING PA PROPERTIES.- Town ROPERTIES: Town of Vail Page 9 For any gross residential floor area added to a public accommodation zoned property following the effective date hereof, a minimum of seventy percent (70%) of the added gross residential floor area shall be devoted to accommodation units, or fractional fee club units subject to the issuance of a conditional use permit. This limitation shall not apply to gross residential floor area being added in accordance with sections 12-15-4 and 12-15-5 of this title. (Ord. 23(1999) § 1) Vail Land Use Plan (in part) Chapter 11- Land Use Plan Goals / Policies (in part) 1. General Growth/Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). Chapter VI — Proposed Land Use (in part) GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRYAND PROMOTE YEAR - AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND FOR THE COMMUNITY ASA WHOLE. Objective 2.1: Recognize the variety of land uses found in the 11 sub -areas throughout the Village and allow for development that is compatible with these established land use patterns. Objective 2.3: Increase the number of residential units available for short term overnight accommodations. Policy 2.3.1: The development of short term accommodation units is strongly encouraged. Residential units that are developed above existing density levels are required to be designed or managed in a manner that makes them available for short term overnight rental. Objective 2.5: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. Town of Vail Page 10 Vail Village Master Plan (in part) GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE PRESERVING UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN ORDER TO SUSTAIN ITS SENSE OF COMMUNITY AND IDENTITY. Objective 1.2: Encourage the upgrading and redevelopment of residential and commercial facilities. GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRYAND PROMOTE YEAR - AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND FOR THE COMMUNITY ASA WHOLE. Objective 2.1: Recognize the variety of land uses found in the 11 sub -areas throughout the Village and allow for development that is compatible with these established land use patterns. Policy 2.1 The zoning code and development review criteria shall be consistent with the goals and objectives of the Vail Village Master Plan. Objective 2.3: Increase the number of residential units available for short-term overnight accommodations. Policy 2.3.1: The development of short term accommodation units is strongly encouraged. Residential units that are developed above existing density levels are required to be designed or managed ina manner that makes them available for short term overnight rental. GOAL #4 TO PRESERVE EXISTING OPEN SPACE AREAS AND EXPAND GREEN SPACE OPPORTUNITIES. Objective 4.1: Improve existing open space areas and create new plazas with green space and pocket parks. Recognize the different roles of each type of open space in forming the overall fabric of the Village. Policy 4.1.3: With the exception of ski base -related facilities, existing natural open space areas at the base of Vail Mountain and throughout Vail Village and existing green spaces shall be preserved as open space. Town of Vail Page 11 V. VI. SITE ANALYSIS Address: 366 Hanson Ranch Road Legal Description: Lot 1, 366 Hanson Ranch Road Subdivision, formerly Part of Lot d, Block 2, Vail Village First Filing, a portion of Lot d-1, Block 2, Vail Village Fifth Filing and a portion of Tract E, Vail Village Fifth Filing Existing Zoning: Public Accommodation (PA) District and Agriculture and Open Space (A) District Proposed Zoning: Public Accommodation (PA) District Land Use Plan Designation: Vail Village Master Plan Current Land Use: Lodge Anticipated Future Land Use: Lodge Geological Hazards: None SURROUNDING LAND USES AND ZONING Existing Use Zone District North: Lodging/Multifamily Public Accommodation (PA) District South: Open Space/Recreation Agriculture and Open Space (A) District East: Lodging/Multifamily SDD #37, Tivoli Lodge with an underlying zoning of Public Accommodation (PA) District West: Lodging/Multifamily SDD #28, Christiania with an underlying zoning of Vail Public Accommodation (PA) District VII. REVIEW CRITERIA Before acting on an application for a zone district boundary amendment, the planning and environmental commission and town council shall consider the following factors with respect to the requested zone district boundary amendment. - 1 . mendment: 1. The extent to which the zone district amendments are consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town. The Vail Land Use Plan designation and applicable planning document for the subject property is the Vail Village Master Plan. The Public Accommodation Zone district designation for this property is consistent with the adjacent parcels and is consistent with the goals, objectives and policies outlined in the Vail Village Master Plan. Town of Vail Page 12 The lands within the fence have long been perceived as a part of the existing property. The amendment of the zone district boundaries to conform to the fenced area will have little or no overall effect upon the larger goals of the community. The amendment will bring the property into greater conformance with the development standards of the Public Accommodation Zone District including minimum lot size, setbacks, site coverage and landscaping. The proposed rezoning is supported by the Goals #1 and #2 of Vail Village Master Plan that encourage high quality redevelopment and the importance of the tourist industry to the health and vitality of the community. Goal #4 is relative to open space and is relevant to the zone district boundary amendment request. Because it was within the fence, the 5,380 square feet of area proposed for zone change has likely not been a part of the perceived open space corridor behind or adjacent to the home. The Vail Village Master Plan was originally adopted in 1990. The area proposed for re -zoning has been enclosed by a fence, landscaped as part of the yard and used exclusively and privately by the owners of the home since well prior to, and since, 1990. The re -zoning of this land will not impact the historic area of perceived open space that exists in this area. The lands outside of the fence will remain zoned as Agricultural and Open Space. Staff finds this criterion to be met. 2. The extent to which the zone district amendments are suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents. The zone district boundary amendment is both suitable and compatible with the existing and proposed land uses on the site and the existing and potential surrounding land uses. The rezoning will bring the property into greater conformance with the development standards of the Public Accommodation Zone District including minimum lot size, setbacks, site coverage and landscaping that will assist in redevelopment. As the rezoning follows the historical fence boundary, no impacts on surrounding land uses are anticipated. Staff finds this criterion to be met. 3. The extent to which the zone district amendments present a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives. The proposed zone district amendments will create a cohesive land use scheme consistent with the development objectives of the town, namely orderly development and redevelopment under a unified zoning designation. Town of Vail Page 13 Staff finds this criterion to be met. 4. The extent to which the zone district amendments provide for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole. The zone district boundary amendment proposes to recognize the lot boundary correction and maintains the Public Accommodation zoning of the 366 Hanson Ranch Road property. This zone district designation is consistent with the Vail Village Master Plan and does not constitute spot zoning. The application fosters order in the sense that it aligns zone district and subdivision boundaries. Staff finds this criterion to be met. 5. The extent to which the zone district amendments result in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features. The proposed rezoning will not result in adverse impacts to the natural environment. Future developments on the reconfigured and rezoned parcels will be required to adhere to all applicable environmental standards during development review, construction and facility operation. Staff finds this criterion to be met. 6. The extent to which the zone district amendments are consistent with the purpose statement of the proposed zone district. The proposed rezoning is consistent with the purpose statement of the Public Accommodation (PA) Districts and future development on the property will also be required to be compatible with its intent. Staff finds this criterion to be met. 7. The extent to which the zone district amendments demonstrate how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate. The proposed zone district boundary amendment recognizes the historical boundary of the property. Maintaining the existing zoning designation would be inappropriate as it is problematic to have an individual property with multiple zone designations. Staff finds this criterion to be met. Town of Vail Page 14 8. Such other factors and criteria as the commission and/or council deem applicable to the proposed rezonings. VIII. STAFF RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission forwards a recommendation of approval to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of a portion of the property located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision. The proposed rezoning would change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District and setting forth details in regard thereto. Staff's recommendation is based upon the review of the criteria described in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to forward a recommendation of approval to the Vail Town Council for the zone district boundary amendments, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission forwards a recommendation of approval to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of a portion of the property located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision. The proposed rezoning would change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District and setting forth details in regard thereto." Should the Planning and Environmental Commission choose to forward this recommendation of approval, the Community Development Department recommends the Commission makes the following findings: 'Based upon the review of the criteria outlined in Section Vll of the Staff memorandum to the Planning and Environmental Commission dated March 9, 2020, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. That the amendments are consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town, and 2. That the amendments are compatible with and suitable to adjacent uses and appropriate for the surrounding areas, and 3. That the amendments promote the health, safety, morals, and general welfare of the town and promote the coordinated and harmonious development of the Town of Vail Page 15 town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality." IX. ATTACHMENTS A. Vicinity Map B. Applicant's Updated Narrative dated February 10, 2020 C. PEC worksession minutes, May 13, 2019 D. PEC public hearing minutes, July 8, 2019 E. Letter of Opposition, Vail Homeowner's Association, June 3, 2019 F. Letter of Opposition, Frederick Wyman II, July 8, 2019 Town of Vail Page 16 VAILPOINT Zone District Amendment (PEC19-0022) 366 Hanson Ranch Road Lot 1, 366 Hanson Ranch Road Subdivision F � `, ., ♦ , L .1 Rc. c, Y ? t t to r I 1' eFeet 0 25 50 100 Subject Property �� ' ' Tell r` 5 ? • '; a �Y }T.f 1� ' F : e r r r 7" This map was createtl by the Town of Vail Comm, nify Developmeat Oepartmeat. Use of this map should be for general purposes only. The Tann of Vail tloes not warrant the accuracy of the information containetl herein. (where shown, parcel line work is approximate) Last Modified: June 19, 2019 TOWN OF VAILi LOT 11F 366 HANSON RANCH ROAD SUBDIVISION Narrative in support of Petition for Zone District Boundary Amendment Submittal Date: June 7, 2019 Updated: February 10, 2020 Table of Contents Page I. Introduction............................................................................................................. 1 II. Existing Conditions — Nonconformity...................................................................... 3 III. 2018 Consideration of Rezoning Request............................................................... 4 IV. Zone District Boundary Amendment Review Criteria ............................................. 5 V. Application Materials.............................................................................................. 9 Table of Contents LOT 1, 366 HANSON RANCH ROAD SUBDIVISION Project Narrative in support of Petition forZone District Boundary Amendment Planning Commission File No. PEC -19-0022 TO: Planning Department, Town of Vail RE: 366 Hanson Ranch Road, Vail, CO DATE: February 10, 2020 Notable Updates: This rezoning application was initially heard before the PEC on July 8, 2019. Based on the applicable criteria set forth in the Vail Municipal Code, the Community Development Department recommended that the PEC forward a recommendationof approval to the Vail Town Council. Atthe July 8, 2019 hearing, several members of P EC indicated their desire to reviewthe rezoning request only after they had reviewed Applicant's application for Major ExteriorAlteration Permit. Applicant agreed to the tabling. I. INTRODUCTION This petition for zone district boundary amendment requests rezoning of a portion of Lot 1, 366 Hanson Ranch Road Subdivision (Property), Assessor Parcel No. 2101-082-90-001, from Agriculture and Open Space (A/OS) to Public Accommodation (PA). The Property is a 0.3040 acre lot — 7,862 square feet of which is zoned PA and the remaining 5,380 square feet of which is zoned A/OS. The purpose of this application is to apply a single zone district to the entirety of the Property. The area proposed for rezoning is the area inside the Property boundary and depicted in green below: -AbJ6 iii Resident Avanti Lodge / 366 Hanson R anch R oad Zone District Map Amendment Page 1 Update: February 10, 2020 The Rezone Area is 5,380 square feet (Rezone Area)—or 0.1235 acre—and is depicted on the map attached as AppendixA. The adjacent land to the north and west within the Propertyis 7,862 square feet zoned as PA since the Town initially adopted zoning decades ago. These areas combined constitute the lot that the Planning and Environmental Commission (PEC) approved as Lot 1, 366 Hanson Ranch Road Subdivision. Petitioner VailPoint LLC is the legal owner of record of all of the Property, as evidenced by the title commitment attached as Appendix B. The Property is not owned in common and is not located within a Development Lot. The Rezone Area is comprised of lands that have been inside the fence at the Property for more than 50 years, but that were not originally within the deeded lot boundary. In January, 2018, the Eagle County District Court entered an Order and Decree Quieting Title (Court Order) to the Rezone Area based on a finding that Applicant and its predecessors in title have been in actual, adverse, hostile, open, notorious, exclusive, continuous possession of the Rezone Area under claim of right, made in good faith, fora period of time in excess of eighteen (18) years. A copy of the Court Order is attached as Appendix C. The rezoning is proposed to proceed as a Zone District Boundary Amendment (Petition in accordance with the procedure established by Vail Municipal Code (VMC) § 12-3-7. This narrative is submitted, with its supporting appendices, for the record in support of the Town of Vail's (Town) requirements for the Petition, as adopted in the VMC. In accordance with VMC § 12-3-7.B.2, this Petition is initiated by a property owner in the Town. The dual zoning within a single lot is recognized by both Town staff and the Applicant as unworkable and undesirable. Avanti Lodge / 366 Hanson R anch R oad Zone District Map Amendment Page 2 Update: February 10, 2020 II. EXISTING CONDITIONS - NONCONFORMITY The Propertyas it exists today is not in conformance with the Town's zoning regulations in three respects. First, at 0.1235 acres, the R ezoneArea is less than 1% of the Town's required minimum lot or site area of thirty-five acres with a minimum of one acre of buildable area in this zone district. See VMC 12-8A-5.1 Second, at 7,862 square feet, the PA -zoned portion of the Property does not satisfy the Town's required 10,000 square foot minimum size mandated within PA zone district. See VMC § 12-7A-5. Third, the PA - zoned portion of the Property is not capable of enclosing a square eighty (80) feet on each side within its boundaries. See VMC § 12-7A-5. Each of these non -conformities that exist on the Property today will be eliminated—and the Property brought into compliance with the Town's zoning regulations—by approval of this Petition. Courts in Colorado have long held that nonconformities are disfavored because they reduce the effectiveness of zoning ordinances. See Hartley v. City of Colorado Springs, 764 P.2d 1216 (Colo. 1988); see also City & County of Denver v. Board of Adjustment, 31 Colo.App. 324, 331, 505 P.2d 44, 47 (1972) (quoting 2 A. R athkop# The Law of Zoning and Planning 62-1 (3d ed. 1976)); Comment, Conforming the Nonconforming Use: ProposedLegislative Relieff ora Zoning Dilemma, 33 Sw.L.J. 855, 863 (1979); see also Tips, Nonconforming Uses—What Can Be Done With Them and How to Get Rid of Them, 1980 Inst. on Plan. Zoning & Eminent Domain 85, 108. Because of their undesirable effect on the community, nonconformities should be eliminated as speedily as possible. Wasinger v. Miller, 154 Colo. 61, 66, 388 P.2d 250, 253 (1964); Denver Police Protective Assn v. City & County of Denver, 710 P.2d 3, 6 (Colo.App.1985); 4 A. Rathkopf & D. Rathkopf, The Law of Zoning and Planning § 51.06[1], at 51-43 to – 617 (4th ed. 1988). The Property is believed by Applicant and Town Staff to be the only lot in the Town of Vail that has two separate zone districts. On every other property throughout Town, the zone district boundaries follow platted property lines. Town staff has previously characterized the existing zoning condition of the Property as unworkable from an administrative perspective and undesirable from a planning perspective and has recommended approval of this rezoning application. 1 Applicant's research indicates that there are only about ten (10) parcels zoned A/OS in the Town, all but one of w hich don't even come close to satisfying the minimum lot size. Notes in the Tow n's GIS mapping system indicate that some of these may have been rezoned over the years, and there is some confusion about what property is even within the zone district. See Assessor Account Nos. R 006780 (30.6 acres); R 066944 (3.150 acres); R 050657 (6.302 acres); R057430 (2.132 acres); R 007977(0.762 acres); R 008042 (1.687 acres); R 008078(2.860 acres); R031618 (1.390 acres); R 033001 (0.272 acres); and R004010 (3.0 acres). Staff has indicated that the A/OS zone district is a relic of Eagle County zoning, prior to Vail's incorporation. At a minimum, it is apparent that there are problems with the A/OS zone district throughout Town, including on this Property. Avanti Lodge / 366 Hanson R anch R oad Zone District Map Amendment Page 3 Update: February 10, 2020 III. 2018 CONSIDERATION OF REZONING REQUEST In May 2018, Applicant submitted a petition seeking approval of the same rezoning sought under this Petition. The Town's Community Development Department found all review criteria to be satisfied and recommended that the PEC forward a recommendation of approval to the Vail Town Council. A copy of the Community Development Department's June 25, 2018 staff report is attached as Appendix D. The PEC was unable to forward a recommendation to the Vail Town Council. At its meeting on June 25, 2018, the PEC deadlocked 3-3 on a motion to recommend approval of the zone change with Commissioners Stockmar, Kurz and Kjesbo voting in favor, and Commissioners Gillette, Hopkins and Perez opposed. Applicant withdrew the zoning application priorto its consideration by the Vail Town Council. Neither the Applicant's request nor the Town's criteria have changed since the Community Development Departmentand threemembersof PECfound thatthe rezoning requestcomplies with the Town's criteria. This rezoning application was filed on June 7, 2019 and initially heard before the PEC on July 8, 2019. At that hearing, several members of PEC indicated their desire to review the rezoning requestonly afterthey had reviewed Applicant's application for Major ExteriorAlteration Permit. Applicant agreed to the tabling forthat limited purpose. Avanti Lodge / 366 Hanson R anch R oad Zone District Map Amendment Page 4 Update: February 10, 2020 IV. ZONE DISTRICT BOUNDARY AMENDMENTREVIEW CRITERIA VMC § 12-3-7 establishes the criteria for the review of amendments to zone district boundaries. Before acting on an application for a zone district boundary amendment, the planning and environmental commission and town council shall consider the following eight factorswith respectto the requested zone district boundary amendment. (1) The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town. Applicant response: The Vail Land Use Plan designates this area of the community as Vail Village Master Plan and utilizes the Vail Village Master Plan as the detailed land use plan. The PA zone district designation is consistent with the adjacent parcels and is consistent with the goals, objectives and policies outlined in the Vail Village Master Plan. The Rezone Area has long been perceived and used as an integral part of the existing home. As a result, the amendment of the zone district boundaries to conform to the historic fenced area will have little or no overall effect upon the Town'sgoals and objectives forthe community. Moreover, the amendment is consistent with criteria in that the rezoning will bring the existing lot into size conformance with the minimum lot size of the existing PA zone district. There are six primary goals of the Vail Village Master Plan. Goals #1 and 2 relate to re -development and upgrading of private buildings. Goal #1 supports the high-quality upgrading of residential and commercial buildings. This petition is one step in the process of ultimately redeveloping and upgrading the present, obsolete residence. Goal #2 supports the PA Zone District designation as an important economic goal of the community. This Petition has no relation or bearing on Goals #3, #5 or #6. Goal #4 relates to open space and is relevant to the Petition. The Rezone Area has been privately owned for more than 50 years. The Rezone Area is not identified on any of the Town's adopted open space plans and has not been designated by the Town as open space. The Vail Village Master Plan was originally adopted in 1990. The Rezone Area has been enclosed by a fence, landscaped as part of the yard and used exclusively and privately by the owners of the home for the decades prior to, and since, 1990. The re- zoning of this land will not impact the perception of open space in this area. The Vail Village Master Plan Goals #1, #2 and #4 and the relevant objectives and policies are indicated below. GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE PRESERVING UNIQUE ARCHITECTURAL SCALEOF T HEVILLAGE I N ORDER TO SUSTAIN ITS SENSEOF COMMUNITYAND IDENTITY. Objective 1.2: Encourage the upgrading and redevelopment of residential and commerciolfocilities. Avanti Lodge / 366 Hanson R anch R oad Zone District Map Amendment Page 5 Update: February 10, 2020 GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRY AND PROMOTE YEAR -AROUND ECONOMIC HEALTH AND VIABILITY FOR THEVILLAGEAND FOR THECOMMUNITYASA WHOLE. Objective 2.1: Recognize the variety of land uses found in the 11 sub -areas throughout the Village and allowfordevelopmentthatis compatible with these establishedlanduse patterns. Policy 2.1 The zoning code and development review criteria shall be consistent with the goals and objectives of the Vail Village MasterPlan. Objective 2.3: Increasethe number of residential uni tsavai l abl of orshortterm overnightaccommodations. Policy 2.3.1: The development of short-term accommodation units is strongly encouraged. Residential unitsthatare developedabove existing densitylevelsarerequiredto be designedormanagedin a manner thatmakes them available forshortterm overnightrental. GOAL #4 TOPRESERVE EXISTING OPEN SPACEAREASAND EXPAND GREENSPACE OPPORTUNITIES. Objective 4.1: Improveexisting open spaceareasand createnew plazaswith greenspaceand pocketparks. Recognize the different roles of each type of open space informing the overall fabric of the Village. Policy4.1.3: With the exception of ski base-relatedfacilities, existing naturalopen space areas at the base of Vail Mountain and throughoutVail Village and existing greenspaces shall be preservedas open space. (2) The extentto which the zone districtamendment is suitable with the existingand potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents. Applicant response: The existing land use of the property is as a yard and landscaping for the adjacent non -conforming single- family home. The proposed re -zoning will not, alone, change the existing use of the land that is subject to the rezoning. A potential, conforming future use of the entire parcel under the PA zone districtwould be compatible with the town's adopted planning documents, as described in the Avanti Lodge — Project Narrative in support of Application for Major Exterior Alteration Permit, File No. PEC 19-008. The proposed zone district boundary amendment will resolve a long-term fence boundary issue. The parcel size will now conform to the minimum lot size requirement of the PA zone district. The existing home has been suitable with the surrounding land use and a future, conforming use under the Public Accommodation Zone District would likewise be consistent with adjacent properties. Moreover, since development of varying types is permitted in both the PA and A/OS zone district, the zone district amendment alone will not enable construction of improvements that would be prohibited under the current zoning. Development is allowed in both the PA and A/OS zone district. Rather, the requested rezoning will make for a better designed building by application of uniform setbacks, building height and other development standards on the Property. Avanti Lodge / 366 Hanson R anch R oad Zone District Map Amendment Page 6 Update: February 10, 2020 (3) The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objective. Applicant response: The proposed amendment adjusts the existing zone district boundaries to apply a consistent zoning to all of the fenced area of 366 Hanson Ranch Road. This amendment does not affect to any material extent the harmonious, convenient, workable relationship among land uses (4) The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole. Applicant response: The zone district boundary amendment proposes to recognize the lot boundary correction and maintains the PA zoning of the Property. This zone district designation is consistent with the Vail Village Master Plan and does not constitute spot zoning. The application fosters order in the sense that it aligns zone district and subdivision boundaries—the condition that exists for every other property within the Town of Vail. (5) The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features. Applicant response: The proposed amendment has no adverse impact upon the natural environment. The 5,380 square feet that are the subject of this application are currently landscaped as a part of a residential yard and are encl osed by a f ence. Developmentofvariousimprovementsisperm ittedintheexistingA/OSzonedistrict, so the rezoning alone will not permit currently prohibited development. (6) The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district. Applicant response: The historic parcel boundary is zoned Public Accommodation but is legally non -conforming due to its size and present use. First, at 0.1235 acres, the Rezone Area is less than 1% of the required 35 -acre minimum lot size in the existing Agriculture/OpenSpace zone district. Second, the minimum lot size forthe PAZone district is 10,000 square feet, the existing home sits on a 7,862 square foot parcel. The addition of the 5,380 square feet of the Rezone Area will bring the Property into conformance with the minimum size standard. This proposed amendment is completely consistent with the purpose statement of the Public Accommodation Zone District, in fact correcting existing inconsistencies. Avanti Lodge / 366 Hanson R anch R oad Zone District Map Amendment Page 7 Update: February 10, 2020 (7) The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject propertywas adopted and is no longer appropriate. Applicant response: The Rezone Area has been an integral part of the primary home parcel for perhaps as long as zoning has been enacted in the Town of Vail. The lands within the fence are not integrated into the adjacent A/OS lands outside of the fence. Both visually and as actually used now and historically, the Rezone Area falls under the same condition as the primary, PA -zoned home parcel. The need for the zone district boundary amendment arises from the inconsistency between the historic deeded property boundary and the location of the fence. Now that the fence line has been determined to be the property boundary, it is appropriate to rezone so that the entire property is subject to only one zoning designation. (8) Such other factors and criteria as the commission and/or council deem applicable to the proposed rezoning. Applicant response: No applicant response is necessary. Avanti Lodge / 366 Hanson R anch R oad Zone District Map Amendment Page 8 Update: February 10, 2020 V. APPLICATION MATERIALS Application materials submitted in support of this application consist of the following: Description A. Map indicating existing and proposed zone district boundaries B. Title commitment C. Court Order D. Community Development Department's June 25, 2018 staff report E. List of adjacent property owners (updated February 10, 2020) Avanti Lodge / 366 Hanson R anch R oad Zone District Map Amendment Page 9 Update: February 10, 2020 PLANNING AND ENVIRONMENTAL COMMISSION TOWN OF VAIL May 13, 2019, 1:00 PM Town Council Chambers 75 S. Frontage Road - Vail, Colorado, 81657 Call to Order Present: Pam Hopkins, Karen Perez, Brian Stockmar, Ludwig Kurz, Brian Gillette, Rollie Kjesbo Absent: John -Ryan Lockman Site Visits 2.1. 366 Hanson Ranch Road - Vailpoint LLC 2.2. 2698 Cortina Lane - Scheidegger Residence 3. Main Agenda 3.1. A worksession to discuss a Major Exterior Alteration, pursuant to Section 60 min. 12-7A-12, Exterior Alterations or Modifications, Vail Town Code, to allow for the replacement of the existing structure with a seven (7) suite private lodge and staff apartment with related site improvements, located at 366 Hanson Ranch Road/Lot D, Block 2, Vail Village Filing 1, and setting forth details in regard thereto. (PEC19-0008) Applicant: Vailpoint LLC, represented by Sarah J Baker, PC Planner: Jonathan Spence Planner Spence introduced the project and noted that the public accommodation zone district has language that allows either staff or an applicant to request a work session with the PEC, or any town body. He noted that this work session has been initiated by the applicant, not by staff. Mr. Spence referred to the staff memo submitted and noted that there will be no action requested of the PEC today. Mr. Spence further noted that there has only been an initial analysis done on the proposal Ms. Baker, on behalf of the applicant, introduced the team. Mr. Mueller, owner of Cuvee, George Sollidge, Owner of Vail Point LLC, Jens Warner, from REcom Global, Rick Pylman, Land planning and Emilia Kraft and Hans Berglund from Berglund Architects. Ms. Baker stated they requested a work session due to town procedure and enumerated the three items they are seeking feedback on today. Ms. Baker stated that there are a few options and would like feedback; however, no formal action is requested. Ms. Baker stated that the proposed building siting has a couple of options. Setbacks in the PA district may be modified based on criteria. The variation is not a variance. Upon inquiry from Chairman Stockmar, Mr. Spence agreed with Ms. Baker's interpretation of the PA zone district setbacks. Ms. Baker noted that the building footprint that does meet setbacks has implications for the pedestrian experience in the area. Mr. Baker stated there is also a desire to address the fact that there are two zoning designations for the single lot. She noted that there was a previous attempt to reconcile that issue, however, was not achieved on a PEC vote. Mr. Larry Mueller, founder and CEO of Cuvee, then provided an overview of how the building will be operated. Mr. Mueller described the private lodge and the clientele it serves. He noted that there is a large demand for high end lodges that allow people to travel as extended families or as friends and have a private lodge experience with access to high-end amenities. Mr. Mueller noted that the property has private space for families as well as common space. He stated that you can only rent the structure as an entire unit, and individual rooms are not individually leased out. Hans Berglund and Emilia Kraft presented to the Board design images of the proposed building. He noted that setbacks can be modified without a variance as long as five criteria are met. He then presented why this proposal meets each of those criteria. Mr. Berglund stated that the proposal maintains open space and creates a more welcoming pedestrian element. Additionally, he noted that the proposal will maintain adequate light and air. Mr. Berglund stated that they reviewed the I BC to ensure they will meet building code requirements for building setback requirements. He noted that the proposed building setback has the massing stepped back between 10'-16' to create more space. Mr. Berglund then discussed the proposed tower which would comply with the 60' standard for architectural projections and stated that the tower is essentially the same height as the Tivoli building next door. He noted that towers are prominent features and is consistent and will add to the visual overall landscape from a distance as well as a pedestrian. Mr. Berglund then described the proposed materials, a stone base around the house as the main architectural element and the other materials include two colors of copper siding, one as a very dark bronze tone and a lighter copper color, heavy timber construction. He noted that the theme is mountain architecture and speaks to the early days of Vail. He noted that while they are before the board to talk about setbacks, he feels that the building design will contribute to the community. Mr. Kurz inquired about the function of the tower besides the architectural design. Mr. Berglund stated that it is mainly architectural, there is not space in it, with the exception of stairs and a small landing with balconies that wrap around. Upon inquiry from Ms. Hopkins, Mr. Berglund stated that the tower could be lower, however, in order to achieve the effect of a tower, the height is needed. Ms. Hopkins inquired about the throughway from Mill Creek Circle to Golden Peak. Mr. Berglund stated that the new building will be more attractive. Mr. Berglund stated that there have been discussions with Vail Resorts about updating the landscaping. He stated that trees are to be removed within the property. The board then reviewed the shadow study. Mr. Stockmar noted a concern that the shadow is extensive and puts all of Hanson Ranch Road in shadow, which is icy and has implications for safety. The existing pavers are snow melted but not the asphalt road. Upon inquiry from Ms. Perez, Mr. Berglund noted that the alternative footprint would be similar in terms of shadow impact. Ms. Baker stated that at the next meeting they will provide the current condition as well as proposed. Ms. Baker noted that the cumulative impact will be helpful in a future discussion. Mr. Kurz inquired about proposed parking. Mr. Rick Pylman, stated that the lodge parking requirements is 0.7 parking spaces per room, 7 parking spaces total would be required. 1 '/2 spaces are attributed to the small caretaker unit. He noted there are 3 spaces in the garage and 4 spaces outside of the garage. All parking spaces are on the property. Mr. Kjesbo noted that Tivoli was required to have 15-minute parking and cars currently block the sidewalk, which pushes people into the icy road. Mr. Pylman stated that since the entire property is to be rented out and not as individual units, they do not foresee parking being an issue. Mr. Kjesbo noted that the use can change which would impact the operation. Mr. Stockmar noted that the ownership and use can change at any time. Mr. Stockmar noted that the PEC must consider future impact as well as proposed operations. Mr. Pylman stated they will take the PEC's comments into consideration into the design. Mr. Kjesbo stated that the Tivoli was approved with a variance for the height and noted that he has an issue with something extending up 56' on the corner and that it looks out of place and unbalances the building. He does not like that much bulk right at the street. Upon inquiry from Mr. Kjesbo, Mr. Spence noted that the Town Council never opined on the zoning change. Mr. Stockmar stated that the meeting when this property was addressed in June of 2018, the minutes reflect some of his concerns are allayed by the design. Mr. Stockmar stated that it was an odd circumstance due to how the property was obtained. Mr. Stockmar inquired if the applicant would take out the fence across the back yard? Ms. Baker stated that they have not contemplated removing the fence, however, will consider it through the design process. Ms. Baker stated that the message has been received and will focus on it moving forward. Mr. Stockmar stated that there may be implications for the fence, existing trees, and hot tub. Upon inquiry from Ms. Perez, Mr. Spence stated that the same standards for variances do not apply for a setback variation. He noted that a variance is a different thing from a variation, which is subject to the five -criteria Mr. Berglund enumerated. Chairman Stockmar opened the hearing up to public comment. No public comment was provided. Mr. Gillette discussed the zoning of the property. The commission discussed open space and zoning with the applicant and Planner Spence. Ms. Perez stated regarding the zoning it was meant to be space available to the public and stated the applicant has created this issue. She noted that it feels like the open space is part of the community. Ms. Perez stated that she disagrees with Mr. Berglund's analysis of the proposal meeting the required five criteria. Ms. Baker clarified that the space has never been publicly open space and has always been a private lot. There was a discussion regarding what development can occur in open space zone districts. There was a discussion over how the space be preserved to open air and light in the future. Ms. Perez pointed out where existing trees will be removed from the street to accommodate the proposed tower. Ms. Perez stated this will deteriorate open space, air and light. There was a discussion over where existing trees will be removed. Tower would go to corner of where the existing fence is, 60' high. Mr. Gillette inquired if the building could be built without the rezoning. Mr. Spence stated no, it could not. Mr. Stockmar stated they are concerned about massing, height, and the fence along the south side of the property. 3.2. A request for the review of variances from Section 14-3-1: Minimum 20 min. Standards, Table 1 Driveway/Feeder Road Standards, Entry Angle Minimum Deflection, Vail Town Code, in accordance with the provisions of Section 12-17-1, Variances, Vail Town Code, to allow for a variance to the entry angle minimum deflection for first 30 feet of driveway length to facilitate the development of a single-family structure, located at 2698 Cortina Lane/Lot 11, Block B, Vail Ridge Subdivision, and setting forth details in regard thereto. (PEC19-00013) Applicant: Benno Scheidegger, represented by Berglund Architects Planner: Ashley Clark Planner Clark introduced the variance request. She noted that the property is unique in that is shares a steep driveway with two other parcels. Ms. Clark noted that Public Works Department is supportive of bringing the grade up to code and changing the angle to meet code. 0 PLANNING AND ENVIRONMENTAL COMMISSION TOW?J OF ffl) July 8, 2019, 1:00 PM Town Council Chambers 75 S. Frontage Road -Vail, Colorado, 81657 Call to Order 1. 1. Attendance Present: Brian Gillette, Pam Hopkins, Rollie Kjesbo, Ludwig Kurz, John - Ryan Lockman, Brian Stockmar, Karen Perez (arrived at 1:20 PM) Absent: None Main Agenda 2.1. A request for a recommendation to the Vail Town Council for a zone 30 min. district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of a portion of the property located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision. The proposed rezoning would change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District, and setting forth details in regard thereto (PEC19-0022) Applicant: Vailpoint LLC, represented by Sarah J Baker PC Planner: Jonathan Spence Planner Jonathan Spence presented the application. He stated that this application has been before the PEC a few times over the past year and a half. Mr. Spence stated that the PEC previously approved a subdivision for this site. Relying upon a zoning map, Mr. Spence demonstrated that the lot has two different zoning designations. He noted that the parcel is under the same ownership and the applicant is seeking to change the zoning to one designation. He noted that two letters in opposition have been submitted into the record. Chairman Stockmar called for questions from the commissioners. Mr. Stockmar inquired about the court order quieting title. Mr. Spence stated the court order did not opine on the local regulatory structure or zoning and pertained only to ownership. Mr. Stockmar noted that the staff memo provides details that this is a unique situation. Upon inquiry from Chairman Stockmar, Mr. Spence stated that in terms of the Community Development Department, having two zoning designations on one lot creates regulatory problems. He stated that in terms of setbacks and other calculations determining what is required is difficult. Chairman Stockmar noted that this is a de novo review and the PEC shall base their decision solely based on the materials in their packet and public testimony given today There was a discussion over the protected covenants versus the change in zoning. Mr. Spence noted that the private covenants are not handled within the Community Development Department and are outside of the PEC or Staff's purview. Ms. Sara Baker, representing the property owner, noted that the staff report states that all criteria have been met and requested that the PEC approve the zoning change. Ms. Baker noted that whatever covenants are in place today will not be impacted by any zoning change. She noted that the property is currently zoned Agriculture/Open Space and that development is permitted. Ms. Baker stated that the uses that are allowed by right are different in each district and is a unique situation and the application is a clean-up. Ms. Baker stated that the court order did not order a change in zoning and just addressed ownership. She noted that this is not the first time the town has rezoned property in identical situation. Relying upon the town zoning map, she referred to an application to rezone on Hanson Ranch Road. Ms. Baker provided additional examples of rezoning and stated that there is precedent for rezoning. Upon inquiry from Commissioner Hopkins, Mr. Spence stated that all setbacks are measured from property lines. There was a discussion regarding the flexibility in setbacks for Public Accommodation (PA) zoning districts that the PEC has discretion in setting. Chairman Stockmar called for public comment. Mr. Jonathan Stauffer, resident, asked how we got here and stated that it has been zoned open space since the first mayor. He noted that it is open space that makes Vail such an attractive community. He stated if this proposal is allowed any developer can do the same thing. Mr. Wendell Porterfield, counsel for Christiana, and two others, stated that this is a self-created problem by quiet title. He stated that there is a statement in the memo that goal #4 has been met and a statement that the public has always perceived this as part of the residence. He concluded that they do not support the requested action. An owner of a condo unit abutting the property stated that all three groups sent a statement of objection and hope that they have received and read it. She stated that the applicant is asking the town the same question over and over. She noted that green space of any kind is valuable and stated that if the PEC approves the request it will set a bad precedent. Mr. Jim Lamont, Vail Homeowners Association, stated that the covenants were Vail's first land use constitution. He noted that in a constitution you have two things: the rules and how to change those rules. Mr. Lamont stated that it would be best if not totally appropriate to have those rules amended before the application is brought before the board. A resident spoke in opposition to the proposal. He stated that it frightens him to see where development is going and encouraged the board to look at the open space encroachment across Vail Lu Maslak, resident, stated that they came to Vail after looking at many ski towns and chose Vail because of open space and sentiment in the valley to keep these open spaces and noted that she's observed an erosion of that concept. She stated that she is opposed to the encroachment on open space. She stated she is imploring them to consider what the PEC is doing. Herman Stafford, Vail resident, echoed everything that has been said so far. He stated that they have an obligation to protect open space public and private. He stated they must protect what we have and not let other people to take it away and let them redevelop the house but keep the open space. Chairman Stockmar closed public comment. Commissioner Lockman stated that he appreciated the public comment and stated that the PEC must look at this application as if no prior applications have been submitted. Mr. Lockman stated it is a challenging application and noted their duty for the town is to review the criteria in an objective way to see if the application meets the criteria in the town code. He further noted that you cannot have two zoning designations on one property. Mr. Lockman stated that, in reviewing, the criteria it does comply. Commissioner Hopkins stated that she is an old timer as well. Ms. Hopkins stated that she would have liked a plan delineating where the zoning district transects the property and stated she is inclined to vote against it. Commissioner Perez stated that she does not see that it meets Goal #4 of the master plan. She noted that she would like to see the final development and will vote against it. Commissioner Kurz stated that he would like to see the development plan as well. Mr. Kurz noted he is not ready to vote in favor at this time and would like to see the proposed development plan along with the zoning change. Commissioner Gillette stated that he also did not feel it meets Goal #4 of the master plan and is inclined to vote against. Commissioner Kjesbo stated that he would like to see the development plan before voting in favor. Chairman Stockmar stated that the issue before the PEC is the zoning and not the project, building, or anything presented to the board previously. He stated he is in agreement with the other commissioners and would like to see the development plan. He stated he would like to see the proposed building as well as everything brought before and invited a motion to table. Ms. Baker stated that the PEC has seen the development plan which they previously reviewed. Ms. Baker stated that the applicant would agree to table this request and urged the PEC to review the a)derior alteration application. Upon inquiry from Ms. Perez, Ms. Baker stated there have been no changes made from the previously reviewed development plan. There was a discussion regarding the application for a major a)derior alteration. Chairman Stockmar stated reviewing both the zoning and development plan together would be beneficial. Mr. Spence stated that while both applications can be reviewed together, zoning approval can not be tied to a development application. Ludwig Kurz moved to table to a future date. Pam Hopkins seconded the motion and it passed (6-1). Ayes: (6) Hopkins, Kjesbo, Kurz, Lockman, Perez, Stockmar Nays: (1) Gillette 2.2. A request for the review of a Development Plan, pursuant to Section 12-61- 120 min. 11, Development Plan Required, Vail Town Code, for a new housing development located at 3700 North Frontage Road East/Lot 1, East Vail Workforce Housing Subdivision ("Booth Heights Neighborhood"), and setting forth details in regard thereto. (PEC19-0018) Applicant: Triumph Development Planner: Chris Neubecker Chairman Stockmar opened the hearing for PEC19-0018 and noted that written comments are encouraged as it gives the board time to review them ahead of time. Mr. Stockmar stated that he does not support allowing the consolidation of comments for one person to speak on behalf of several. Planner Neubecker stated that some comments were received by staff after 12PM on Friday and noted that while the comments were not in the packets, they were forwarded to the board for their review. Mr. Neubecker gave a presentation for the Booth Heights Neighborhood. Mr. Neubecker reviewed the Environmental Impact Report (EIR) submitted to the town and recommendations made to mitigate impacts to wildlife. Mr. Neubecker noted that the application includes a landscaping plan and a wildlife enhancement area to create a better habitat for sheep. Mr. Neubecker noted that this area would be an ongoing commitment for the applicant to maintain for the sheep habitat. Mr. Neubecker stated that the previous application there was a discussion regarding the location of the bus stop design. He noted that a recommendation from Colorado Parks and Wildlife (CPW) was to move the bus stop out of the west end. Mr. Neubecker presented an alternative design giving buses an area to turn around as suggested by the town's Public Works and Transportation department. Another alternative, Mr. Neubecker, presented was to provide access to the east bus stop and not have a bus stop on the west side. Upon inquiry from Mr. Gillette, Mr. Neubecker stated that coming west bound there is one stop on the north side of the Frontage Road. There was a discussion regarding access to crosswalks and bus stops. Mr. Neubecker reviewed four questions staff is requesting feedback on from the PEC. Mr. Lockman asked about the 3D model requested. Mr. Neubecker stated that the applicant is working on those additional materials and is part of the reason they are requesting to change the VAIL HOMEOWNERS ASSOCIATION, INC. Town of Vail Planning and Environmental Commission 75 South Frontage Road Vail, CO 81657 June 3, 2019 Dear Chairman and Commission Members: During the recent PEC work session on the Vail Point LLC project, the attorney for Vail Point made the incorrect assertion that the "fenced in" part of the property (parts of Tract E and Lot D-1), which was acquired by adverse possession, "is not open space and has never been open space." Giving her the benefit of the doubt, she may not know the actual history and may not have made an intentional misstatement. Be that as it may, all of Tract E and Lot D-1—including the so-called "fenced in" parts --are, and always have been, open space dedicated to public use. We write to correct the record in that regard. In Vail's early days, there was no Town of Vail and Eagle County had no zoning applicable to what is now Vail. Vail's founders, therefore, used property covenants to lay out the land use, planning and architectural controls and a host of other provisions to govern the orderly development of Vail Village. The covenants were also used to expressly protect certain open spaces. Those covenants are part of the foundational documents of the TOV. Protective covenants were an effective way to lay out the future village because they "run with the land;" i.e., they are permanent regardless of ownership, cannot be zoned away and can only be changed by any procedures contained in them for amendments. And, whether the property is in public or private ownership has no bearing on the force and effect of protective covenants. Tract E and Lot D-1 (by metes and bounds) was part of the Vail Village 5th filing. Tract E was originally conceived as a possible parking area, and what became known as Lot D-1 was platted as an access to Tract E. In keeping with that purpose, the original 5th Filing protective covenant stated: Tract E ... shall be used as open areas or for recreational uses, including parking. No permanent above- ground building, other than buildings used for recreational purposes, shall be constructed or maintained on ... such tracts. Although part of the 5th Filing, Lot D-1 was not named in the protective covenants. However, when the public began using Lot D-1 as a through -way to the mountain, the Kindel's objected to the public passing near their home and built the encroaching fence on Lot D-1 to keep the public away from the side of their house. Parking needs increased as Vail grew, and by 1971, the TOV and Vail Associates agreed that the Town would build parking structures along the Frontage Road. The TOV wanted Vail Associates, the then owner of Tract E and Lot D-1, to dedicate those properties to public use. VA wanted to reserve Tract E in case it was needed for parking and keep Lot D -I as a potential right-of-way to Tract E because the first bond issue to build a town parking structure had failed to win approval. Nonetheless, when the protective covenants on Tract E and Lot D- 1 were revised in 1971, the TOV prevailed. At the same time, provision was made for what became the Pirate Ship Park and a pedestrian walkway across Tract E. The amended protective covenant for Tract E and Lot D -I provided that those parcels and others: shall be used, held and maintained ... for use at all times as a vacant and undisturbed open area in its natural condition or landscaped with trees, shrubs and grass and no structure, building or improvement of any kind or character, whether temporary or permanent, may be erected or maintained thereon. It is hard to imagine stronger language. Tract E and Lot D-1 were unequivocally dedicated as open space. To this day, Tract E and Lot D-1 remain under those protective covenants that require those lands remain open space for all the public to use. And, to this day, Tract E has been maintained as open space, and the public has continued to use Lot D-1 as a through -way to the mountain. As far as zoning for those two parcels, when the TOV was incorporated in 1966, it began the process of adopting zoning regulations. In keeping with the public use of Tract E and Lot D-1, those parcels were zoned Agricultural & Open Space (AG/OS). That zoning does not permit public accommodations. It was not until several years later that Eagle County adopted its zoning regulations. Thus, the zoning on those properties had nothing to do with Eagle County zoning, and, specifically, Vail Point's attorney's representation that the AG/OS zoning was a "hold over mistake" from Eagle County zoning is uninformed and misleading. Of course, Vail Point presumably knew all this when it purchased the Kindel property and when later it filed suit to quiet title in the "fenced in" area since it is a matter of public record. As one commissioner noted at the work session, Vail Point created the situation it now wants the PEC to "fix." We realize that since this was just a work session, TOV staff has not yet provided a staff analysis. When a specific application is received and staff prepares its analysis, we expect it will recount this history since it is all a matter of public record and is not subject to dispute. Not mentioned at the work session was the fact that there has already been litigation concerning commercial uses on Tract E. In 2001, the Tap Room wanted to extend an upstairs deck in such a fashion that it would intrude into Tract E and obtained an easement for that purpose from Vail Resorts. Litigation followed, and in that litigation, the Court made it clear that the public had accessibility rights to all of Tract E, and the proposed deck would interfere with those rights. Once that became clear, the litigation was dropped, but it does provide a clear picture about the enforceability and meaning of the protective covenant. Also, not mentioned at the work session was that twice before the same kind of request had been turned down. First, in the early days of Vail when the then owner, Ted Kindle, sought to do exactly what Vail Point now seeksa rezoning of the fenced in portion to a Public Accommodation use --and again last year during a Town Council work session when Vail Point sought to buy the land with plans to convert the zoning. Both times, the Council made it clear that public lands could not be used for private purposes. It's understandable that Vail Point wants to incorporate open space land into its development. That would allow it to build a bigger building and presumably make greater profits, but it does seem strange that having created the so called "two zoning" problem, Vail Point now wants the PEC to try to clear it up by recommending a change in zoning. To do so would be wrong, both as a matter of principle and legality. It would be wrong as a matter of principle because, as Vail's history makes clear, there was a deliberative decision to protect these lands from any development or commercial use, and the land has, historically, always been open space public land. It would be wrong legally because protective covenants run with the land and cannot be zoned away. Therefore, even though Vail Point holds title to the "fenced in" portions of Tract E and Lot D -I that property remains open space, and no structure or improvement of any kind, including any deck, hot tub or fence, should be constructed on it. Jim Lamont Exe tive Director Vail Homeowners Association. Post Office Box 238 Vail, Colorado 81658 Telephone: (970) 827-5680 E-mail: vha(a)vail.net Web Site: www.vailhomeowners.com 2 of 2 FREDERICK WYMAN II 30776 Triple Farm Road Easton, MD 21601 (914)980-5791 fredwyman@gmail.com BY Hand Please read into the record. July 8, 2019 Planning & Environmental Commission Town of Vail 75 S. Frontage Road Vail, CO 81657 RE: Lot 1, 366 Hanson Ranch Road Subdivision Dear Chairman & Commission Members: My family has been enjoying Vail since our first visit skiing the back bowls before any lifts were built and have owned a condo at All Seasons since 1963. We bought our property because of its location to the Town of Vail as well as its proximity to the mountain and have enjoyed for many decades, comforted by the protective covenants that we relied upon insuring the open space. We have watched with awe the growth of Vail into a world class ski resort as well as a year-round vacation destination. We are concerned at the continual institutionalized encroachment on open space by Vail Resorts aided and abetted by the Town of Vail as they attempt to monetize valuable public covenant protected open spaces for the benefit of private property owners as well as the misguided belief that creating fees to support bloated municipal departments as well as ever increasing property assessment values to finance questionable political agendas. The proposed matter is the most recent unconscionable assault on covenants that have for decades protected the open spaces that have made Vail such a unique destination. The long history of the nefarious activities that resulted in an influential businessman who then became the Mayor of Vail being allowed to erect a fence on covenant protected property resulting in the eventual court awarded quiet title suit by adverse possession is astounding. The only thing that is more galling than this transgression is the apparent actions of the Town of Vail Community Development Department staff to justify and rationalize the breaking of legal covenants to allow a private individual to profit at the expense of the community and in particular those people who relied in good faith on the perpetual legal covenants restricting the use of this property. Rest assured that the community will eventually rise up and challenge this egregious abuse of power and the extraordinary corruption between the Town of Vail and Vail Resorts in order to maintain the character of the community that we know and love. Regrettably the property owners in Vail are not allowed to vote because be assured that if I could, I would vote against all council members who support the breaking of covenants, the construction and development of so called affordable housing in environmentally sensitive areas that destroy the historical range of the Big Horn Sheep and further to hopefully stop the stillborn consideration of more development adjacent to the golf course requiring the reconfiguration of the course. Shame on you. Sincerely, Frederick Wyman 11 P.S. I understand that one is only allowed to address the Board for three minutes, which in principle is objectionable, otherwise this missive would have been longer and recounted to you the generational efforts of the Wyman Family to protect Tract E of the Vail Village Fifth filing by halting the encroachment of Los Amigos' planned expansion into the Base Area of the mountain as well as the Tap Room's deck which was determined by court after building permits supported by Vail Resorts had been issued by the Town of Vail to be an illegal encroachment on the covenanted area. I am proud to say my Father led the legal challenge to the Los Amigos disposition and I was the named complainant in the Tap Room matter. 366 Hanson Ranch Road Applicant: VailPoint LLC Application: Petition for Zone District Boundary Amendment, Major Exterior Alteration & Parking Variance List of Property Owners Adjacent to Subject Property OWNER NAME MAILING ADDRESS PHYSICAL ADDRESS LEGAL DESCRIPTION CHRISTIANIA AT VAIL ATTN: CHRISTIANIA LDG 375 HANSON RANCH RD Subdivision: PARKING 3 - CONDO ASSOC INC - 356 HANSON RANCH RD DIMENSIONAL Lot: 2 CHATEAU CHRISTIAN VAIL CO 81657-4527 PARKING TOWNHOUSES ASSOC INC VAIL CORP ATTN: THE FIXED ASSETS DEPARTMENT N/A Subdivision: VAIL VILLAGE 390 INTERLOCKEN CRIES STE 1000 FILING 5 Block: 2 Lot: D-1 BROOMFIELD CO 80021-8056 and Subdivision: VAIL VILLAGE FILING 5 Tract: E PART OF LAZIER TIVOLI LLC ATTN: LAZIER, ROBERT T. & DIANE J. 386 HANSON RANCH RD Subdivision: VAIL VILLAGE 386 HANSON RANCH RD FILING 5 Block: 2 Lot: E VAIL, CO 81657-4527 GALATYN LODGE LLC 2101 CEDAR SPRINGS RD STE 1800 365 VAIL VALLEY DR Subdivision: VAIL VILLAGE DALLAS TX 75201-1585 FILING 5 Block: 5A Lot: K CHATEAU CHRISTIAN ATTN: PAUL JOHNSTON / JOHN EVERLY 356 HANSON RANCH RD Subdivision: CHATEAU TOWNHOUSES 356 E HANSON RANCH ROAD CHRISTIAN TOWNHOUSES, ASSOCIATION* VAIL, CO 81657 #E COLLINS, MAURA M. 155 LONG NECK POINT 356 HANSON RANCH RD Subdivision: CHATEAU DARIEN CT 06820-5815 CHRISTIAN TOWNHOUSES COLLINS, MAURA M. & 155 LONG NECK PT 356 HANSON RANCH RD Subdivision: CHATEAU JOSEPH J. DARIEN CT 06820-5815 CHRISTIAN TOWNHOUSES, #A CHRISTIANIA 320 LLC 1207 RED MOUNTAIN RD 356 HANSON RANCH RD Subdivision: CHATEAU ROUGEMONT NC 27572-8694 CHRISTIAN TOWNHOUSES, #F SIX, STEPHEN N. & 1131 W HILLS PKWY 356 HANSON RANCH RD Subdivision: CHATEAU ELIZABETH B. LAWRENCE KS 66044-2538 CHRISTIAN TOWNHOUSES, #C KACIANA ASSOC ATTN: HEYWOOD DAVIS 356 HANSON RANCH RD Subdivision: CHATEAU 8101 MISSION RD APT 143 CHRISTIAN TOWNHOUSES, PRAIRIE VILLAGE KS 66208-5246 #D CHRISTIANIA 120 LLC 968 MILE SQUARE RD 356 HANSON RANCH RD Subdivision: CHATEAU PITTSFORD NY 14534-9763 CHRISTIAN TOWNHOUSES, #B SIEGAL, GAIL S. 1526 BAY BLVD 356 HANSON RANCH RD Subdivision: CHATEAU ATLANTIC BEACH NY 11509-1606 CHRISTIAN TOWNHOUSES, #G SIEGAL, GAIL S. 1526 BAY BLVD 356 HANSON RANCH RD Subdivision: CHATEAU ATLANTIC BEACH NY 11509-1606 CHRISTIAN TOWNHOUSES, #H FOUNDERS PARKING ATTN: BILL MACFARLANE 360 GORE CREEK DR Subdivision: FOUNDERS ASSOCIATION* PO BOX 915 PARKING GARAGE AVON, CO 81620 VILLA VALHALLA ATTN: BENSON ACCOUNTING LLC 385 HANSON RANCH RD Subdivision: VILLA ASSOCIATION* 137 MAIN STREET, UNIT 0-202 VALHALLA CONDO EDWARDS CO 81632 SUCHER, CECILIA 996 MANOR GATE PT 385 GORE CREEK DRIVE Subdivision: VILLA COLORADO SPRINGS CO 80906-8645 VALHALLA CONDO, #6 MADDEN, KATHLEEN A. 11125 BIRCH ISLAND RD 385 GORE CREEK DRIVE Subdivision: VILLA - THURINGER, MARY BRAINERD MN 56401-3075 VALHALLA CONDO, #2 DEBORAH ZIMMERMAN, SCOTT F. 8 KNOWLWOOD DR 385 GORE CREEK DRIVE Subdivision: VILLA PITTSBURGH PA 15215-1637 VALHALLA CONDO, #12 SANDS, ARTHUR C. & 831 COMMODORE PL 385 GORE CREEK DRIVE Subdivision: VILLA PAMELA B. FORT COLLINS CO 80525-3104 VALHALLA CONDO, #11 JOHNFRY LLC 333 E 15TH ST 385 GORE CREEK DRIVE Subdivision: VILLA TEMPE AZ 85281-6611 VALHALLA CONDO, #1 VIKING HEAVEN LLC 356 HANSON RANCH RD 385 GORE CREEK DRIVE Subdivision: VILLA VAIL CO 81657-4527 VALHALLA CONDO, #3 & 4 CUNNINGHAM, JOHN J. 1335 WRENFIELD WAY 385 GORE CREEK DRIVE Subdivision: VILLA & KAREN G. VILLANOVA PA 190852062 VALHALLA CONDO, #5 W.B. TUTT FAMILY 51A MARLAND RD 385 GORE CREEK DRIVE Subdivision: VILLA PARTNERSHIP NO 3 COLORADO SPRINGS CO 80906-7201 VALHALLA CONDO, #7 LLLP VAIL CONDOMINIUM ATTN: JOHN EVERLY 385 GORE CREEK DRIVE Subdivision: VILLA CORP 356 E HANSON RANCH RD VALHALLA CONDO, #8 VAIL CO 816574527 CARHALE LLC ATTN: JERRY & CATHY WESSELS 385 GORE CREEK DRIVE Subdivision: VILLA PO BOX 525 VALHALLA CONDO, #9 RANCHO SANTA FE CA 92067-0525 RIONDA, JOSE PEDRO 91 COTTAGE CT 385 GORE CREEK DRIVE Subdivision: VILLA VALENZUELA PAWLEYS ISLAND SC 29585-8275 VALHALLA CONDO, #10 VAILPOINT LLC 100 SAINT PAUL STREET #400 366 HANSON RANCH ROAD Subdivision: 366 HANSON DENVER CO 80206-5140 RANCH ROAD SUBDIVISION Lot: 1 * Pursuant to VMC 12-3-6.C.2, where the adjacent property is a condominium project, contact information is provided for the registered agent of the association as maintained in the records of the Colorado Secretary of State. ** Stamped envelopes to be provided upon request. Updated: February 10, 2020 366 Hanson Ranch Road - Rezoning A u ,2 ALTA Commitment for Title Insurance -vv"' ~'' First1 ; ria ISSUED BY �, Jt Commitment First American Title Insurance Company File No: 5509-3169493 COMMITMENT FOR TITLE INSURANCE Issued By FIRST AMERICAN TITLE INSURANCE COMPA NY NOTICE IMPORTANT -READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED. THE COMPANY'S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. COMMITMENT TO ISSUE POLICY Subject to the Notice; Schedule B, Part I -Requirements; Schedule B, Part II -Exceptions; and the Commitment Conditions, FirstAmerican Title Insurance Company, a Nebraska Corporation (the "Company"), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A. only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured. If all of the Schedule B, Part I -Requirements have not been met within six months after the Commitment Date, this Commitment terminates and the Company's liability and obligation end. First American Title insurance Company omnis J Gdirlofe Jeffrey S Robinson $Kmiairy If this jacket was created electronically, it constitutes an original document. This page is only a part of a 2016 AL TAO Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I -Requirements; Schedule B, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. F030008 (5-18-17) Page 1 of 10 ALTA Commitment for Title Insurance (8-1-16) Colorad d ix B COMMITMENT CONDITIONS 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix B DEFINITIONS (a) "Knowledge" or "Known": Actual or imputed knowledge, but not constructive notice imparted by the Public Records. (b) "Land": The land described in Schedule A and affixed improvements that by law constitute real property. The term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. (c) "Mortgage": A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law. (d) "Policy": Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment. (e) "Proposed Insured": Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment. (f) "Proposed Policy Amount": Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued pursuant to this Commitment. (g) "Public Records": Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. (h) "Title": The estate or interest described in Schedule A. 2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, this Commitment terminates and the Company's liability and obligation end. 3. The Company's liability and obligation is limited by and this Commitment is not valid without: (a) the Notice; (b) the Commitment to Issue Policy; (c) the Commitment Conditions; (d) Schedule A; (e) Schedule B, Part I—Requirements; (f) Schedule B, Part II—Exceptions; and (g) a counter -signature by the company or its issuing agent that may be in electronic form. 4. COMPANY'S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other amendment to this Commitment. LIMITATIONS OF LIABILITY (a) The Company's liability under Commitment Condition 4 is limited to the Proposed Insured's actual expense incurred in the interval between the Company's delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured's good faith reliance to: (i) comply with the Schedule B, Part I—Requirements; (ii) eliminate, with the Company's written consent, any Schedule B, Part II—Exceptions; or (iii) acquire the Title or create the Mortgage covered by this Commitment. (b) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. (c) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured. (d) The Company's liability shall not exceed the lesser of the Proposed Insured's actual expense incurred in good faith and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount. (e) The Company shall not be liable for the content of the Transaction Identification Data, if any. (f) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements have been met to the satisfaction of the Company. (g) In any event, the Company's liability is limited by the terms and provisions of the Policy. This page is only apart of a 2016 AL TAO Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I -Requirements; Schedule B, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. F030008 (5-18-17) Page 2 of 10 ALTA Commitment for Title Insurance (8-1-16) Colorad 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT 366 Hanson Ranch Road - Rezoning (a) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this CorrRifighb 10022, Appendix B (b) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment. (c) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. (d) The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. (e) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company. (f) When the Policy is issued, all liability and obligation under this Commitment will end and the Company's only liability will be under the Policy. 7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT The issuing agent is the Company's agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the Company's agent for the purpose of providing closing or settlement services. 8. PRO -FORMA POLICY The Company may provide, at the request of a Proposed Insured, a pro -forma policy illustrating the coverage that the Company may provide. A pro -forma policy neither reflects the status of Title at the time that the pro -forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. 9. ARBITRATION The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.oro/arbitration. This page is only a part of a 2016 AL TAO Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I -Requirements; Schedule B, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. F030008 (5-18-17) Page 3 of 10 ALTA Commitment for Title Insurance (8-1-16) Colorad DISCLOSURE STATEMENT 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix B Pursuant to C.R.S. 30-10-406(3)(a) 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 will refuse to record or file any document that does not conform to the requirements of this section. NOTE: If this transaction includes a sale of the property and the price exceeds $100,000.00, the seller must comply with the disclosure/withholding provisions of C.R.S. 39-22-604.5 (Nonresident withholding). NOTE: Colorado Division of Insurance Regulations 8-1-2 requires that "Every title insurance company shall be responsible to the proposed insured(s) subject to the terms and conditions of the title commitment, other than the effective date of the title commitment, for all matters which appear of record prior to the time of recording whenever the title insurance company, or its agent, conducts the closing and settlement service that is in conjunction with its issuance of an owner's policy of title insurance and is responsible for the recording and filing of legal documents resulting from the transaction which was closed. Pursuant to C.R.S. 10-11-122, the company will not issue its owner's policy or owner's policies of title insurance contemplated by this commitment until it has been provided a Certificate of Taxes due or other equivalent documentation from the County Treasurer or the County Treasurer's authorized agent; or until the Proposed Insured has notified or instructed the company in writing to the contrary. The subject property may be located in a special taxing district. A Certificate of Taxes due listing each taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer's authorized agent. 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: Pursuant to CRS 10-11-123, notice is hereby given: This notice applies to owner's policy commitments containing a mineral severance instrument exception, or exceptions, in Schedule B, Section 2. 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. NOTE: Pursuant to Colorado Division of Insurance Regulations 8-1-2, 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 -filed 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 This page is only apart of a 2016 AL TAO Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I -Requirements; Schedule B, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. F030008 (5-18-177--F74 of 10 ALTA Commitment for Title Insurance (8-1-16) Colorad requirements to obtain coverage for unrecorded liens will include: disci sur nch Road - Rezoning certain construction information; financial information as to the seller, the WR&P-0022, Appendix B 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 C.R.S. 38-35-125(2) no person or entity that provides closing and settlement services for a real estate transaction shall disburse funds as a part of such services until those funds have been received and are available for immediate withdrawal as a matter of right. NOTE: C.R.S. 39-14-102 requires that a real property transfer declaration accompany any conveyance document presented for recordation in the State of Colorado. Said declaration shall be completed and signed by either the grantor or grantee. NOTE: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may include imprisonment, fines, denial of insurance and civil damages. Any insurance company or agent of an insurance company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado division of insurance within the department of regulatory agencies. NOTE: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of an ALTA Closing Protection Letter which may, upon request, be provided to certain parties to the transaction identified in the commitment. 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. This page is only apart of a 2016 AL TAO Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I -Requirements; Schedule B, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. F030008 (5-18-17) Page 5 of 10 ALTA Commitment for Title Insurance (8-1-16) Colorad �, Jt First American Schedule A ALTA Commitment for Titlni590 '9'o022" ISSUED BY First American Title Insurance Company File No: 5509-3169493 Transaction Identification Data for reference only Issuing Agent: First American Title Insurance Company Issuing Office: 7887 East Belleview Avenue, Ste 170 Englewood, CO 80111 Commitment No.: 5509-3169493 Property Address: 366 Hanson Ranch Road, Vail, CO 81657 Revision No.: 2 - Updated effective date. Issuing Office File No.: 5509-3169493 SCHEDULE A Commitment Date: May 10, 2019 8:00 AM 2. Policies to be issued: (a) 0 ALTA® Owner's Policy (6-17-06) Proposed Insured:To Be Determined Proposed Policy Amount: $5,000.00 (b) ❑ ALTA® Loan Policy (6-17-06) Proposed Insured: Proposed Policy Amount: $ 3. The estate or interest in the Land described or referred to in this Commitment is Fee Simple 4. The Title is, at the Commitment Date, vested in: Vailpoint, LLC, a Colorado limited liability company The Land is described as follows: See Exhibit "A" attached hereto and made a part hereof Premiums: Owner's Policy: $ Lender's Policy: $ Tax Certificate Fee: $ Endorsement(s): $ TBD Fee: $475.00 This page is only a part of a 2016 AL TAO Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I -Requirements; Schedule B, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. F030008 (5-18-17) Page 6 of 10 ALTA Commitment for Title Insurance (8-1-16) Colorad )ning d ix B First American ,{fes Schedule BI & BII Commitment No.: 5509-3169493 ALTA Commitment for Titre fh§dli1 �-0'022, ISSUED BY First American Title Insurance Company File No: 5509-3169493 SCHEDULE B, PART I Requirements All of the following Requirements must be met: The Proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. 2. Pay the agreed amount for the estate or interest to be insured. 3. Pay the premiums, fees, and charges for the Policy to the Company. 4. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be properly authorized, executed, delivered, and recorded in the Public Records. Payment of all taxes and assessments now due and payable as shown on a certificate of taxes due from the County Treasurer or the County Treasurer's Authorized Agent. 6. Evidence that all assessments for common expenses, if any, have been paid. 7. Final Affidavit and Agreement executed by Owners and/or Purchasers must be provided to the Company. 8. The Company requires a five day notification prior to closing to update the information within this commitment. 9. Evidence satisfactory to the company that any and all transfer tax(es)/fee(s), if applicable, associated with said property has been satisfied. NOTE: This Commitment is subject to such further Exceptions and Requirements as may appear necessary when the instruments called for above have been recorded and the name of the Grantee has been disclosed. This page is only a part of a 2016 AL TAO Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I -Requirements; Schedule B, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. F030008 (5-18-17) Page 7 of 10 ALTA Commitment for Title Insurance (8-1-16) Colorad )ning d ix B First American Schedule BI & BII (Cont.) Commitment No.: 5509-3169493 ALTA Commitment for 1156E ikr� 022, ISSUED BY First American Title Insurance Company File No: 5509-3169493 SCHEDULE B, PART II Exceptions THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT, CONDITION, RESTRICTION, OR LIMITATION CONTAINED IN ANY DOCUMENT REFERRED TO IN THIS COMMITMENT TO THE EXTENT THAT THE SPECIFIC COVENANT, CONDITION, RESTRICTION, OR LIMITATION VIOLATES STATE OR FEDERAL LAW BASED ON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, GENDER IDENTITY, HANDICAP, FAMILIAL STATUS, OR NATIONAL ORIGIN. The Policy will not insure against loss or damage resulting from the terms and provisions of any lease or easement identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company: Any facts, rights, interests or claims which are not shown by the Public Records, but which could be ascertained by an inspection of the Land or by making inquiry of persons in possession thereof. 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 land survey and inspection of the Land 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 in the Public Records. 5. Any defect, lien, encumbrance, adverse claim, or other matter that appears for the first time in the Public Records or is created, attaches, or is disclosed between the Commitment Date and the date on which all of the Schedule B, Part I -Requirements are met. Note: Exception number 5 will be removed from the policy provided the Company conducts the closing and settlement service for the transaction identified in the commitment. 6. Any and all unpaid taxes, assessments and unredeemed tax sales. 7. Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof. 8. Any water rights, claims of title to water, in, on or under the Land. 9. Right of way for ditches and canals as constructed by the authority of the United States and right of proprietor of a vein or lode to extract and remove his ore therefrom should the same be found to This page is only a part of a 2016 AL TAO Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I -Requirements; Schedule B, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. F030008 (5-18-17) Page 8 of 10 ALTA Commitment for Title Insurance (8-1-16) Colorad )ning d ix B penetrate or intersect the premises, as reserved in United States Patent recordeel0§J a1't2soVE@99hh Road - Rezoning Book 48 at Page 475. PEC19-0022, Appendix B 10. Terms, conditions, provisions, obligations, easements and agreements as set forth in the Warranty Deed recorded July 10, 1963 in Book 177 at Page 127. 11. Covenants, conditions, restrictions and provisions as set forth in Protective Covenants of Vail Village Fifth Filing recorded November 15, 1965 in Book 187 at Page 353, Amendment thereto recorded August 30, 1971 in Book 221 at Page 496 and Amendment thereto recorded August 27, 1984 in Book 393 at Page 492, but omitting any covenant or restriction based on race, color, religion, sex, handicap, familial status, or national origin, and any and all amendments, assignments, or annexations thereto. 12. Easements, notes, covenants, restrictions and rights-of-way as shown on the plat of Vail Village Fifth Filing, recorded November 15, 1965 at Reception No. 102538. 13. Easements, notes, covenants, restrictions and rights-of-way as shown on the plat of A Resubdivision of Tract E, Vail Village, Fifth Filing and a part of Lot C, Block 5-C, Vail Village, First Filing and Golden Peak House, recorded April 25, 1995 in Book 665 at Page 983. 14. Terms, agreements, provisions, conditions, obligations, easements, and restrictions, if any, as contained in Easement Agreement recorded January 16, 2018 at Reception No. 201800801. 15. Notes and easements as shown on the Plat of 366 Hanson Ranch Road, a subdivision in the Town of Vail recorded August 15, 2018 at Reception No. 201813927. 16. Existing leases and tenancies. 17. Restrictive covenants which do not contain a forfeiture or reverter clause, but omitting any covenants or restrictions, if any, based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law as contained in instrument recorded August 10, 1962, in Book 174 at Page 179, and amendments thereto. 18. Easements, conditions, covenants, restrictions, reservations and notes on the Plat of Vail Village First Filing recorded August 6, 1962 under Reception No. 96382. This page is only apart of a 2016 AL TAO Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I -Requirements; Schedule B, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. F030008 (5-18-17) Page 9 of 10 ALTA Commitment for Title Insurance (8-1-16) Colorad 366 Hanson Ranch Roa - e oning x u ISSUED BY PEC 19-0022, APPE ndix B J First American First American Title Insurance Company Exhibit A File No: 5509-3169493 File No.: 5509-3169493 The Land referred to herein below is situated in the County of Eagle, State of Colorado, and is described as follows: Lot 1, 366 Hanson Ranch Road, a subdivision in the Town of Vail, County of Eagle, State of Colorado. This page is only a part of a 2016 AL TAO Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I -Requirements; Schedule B, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. F030008 (5-18-17) Page 10 of 10 ALTA Commitment for Title Insurance (8-1-16) Colorad Eagle County, CO Regina O'Brien Pgs: 4 REC: $28.00 DOC: $0.00 DISTRICT COURT, EAGLE COUNTY, COLORADO Eagle County Justice Center 885 Chambers Avenue Eagle CO 81631 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix C 201800453 01/09/2018 02:49:35 PM DATE FILED: January 9, 2018 Plaintiff: VAILPOINT, LLC, a Colorado limited liability company ♦ COURT USE ONLY Defendant: THE VAIL CORPORATION, a Colorado corporation Case Number: 2017CV30207 ORDER AND DECREE QUIETING TITLE THIS MATTER comes before the Court upon the Stipulation between Plaintiff, VaitPoint, LLC, a Colorado limited liability company, and Defendant, The Vail Corporation, a Colorado corporation. The Court, having read and reviewed the Stipulation, the Court file and applicable law, and otherwise being fully advised in the premises, approves the Stipulation. The Court further finds as follows: A. The Court has jurisdiction over the Plaintiff and the Defendant. B. Venue is proper since this action concerns title to real property located in Eagle County, Colorado. C. Plaintiff and its predecessors have asserted to be in actual, adverse, hostile, open, notorious, exclusive, continuous possession of the Property (defined below) under claim of right, made in good faith, for a period of time in excess of eighteen (18) years. D. Plaintiff and its predecessors in title have had a good faith belief that they owned the Property and that their belief was reasonable wider the circumstances. E. The parties have stipulated and agreed that Plaintiff is and shall be the fee owner of the Property pursuant to C.R.S. §38-41-101. 60783181.3 Eagle County, Colorado Certified to be full, true and correct copy of this originall ' my custody. Date rep rk Ae� r1 Lty Clerk BINEJ) C U,9 � 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix C 60783181.3 IT IS HEREBY ORDERED, ADJUDGED AND DECREED AS FOLLOWS: 1. Title to the real property described on Exhibit A attached hereto (the "Property'') is hereby quieted in Plaintiff, VailPoint, LLC, a Colorado limited liability company, in fee simple. 2. Plaintiff's title to the Property is free and clear of the claims of the Defendant, The Vail Corporation, subject to any and all casements, covenants, restrictions, and all other matters of record duly recorded against the .Property. 3. By virtue of this Order and Decree, all claims in this action have been resolved. Each party herein shall pay its own costs expended herein. Dated this l day of -� , 2018. BY T -H -a COURT: Court Judge6 . ,AlfiGV 2 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix C 60783181.3 EXHIBIT A THE PROPERTY (See attached) 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix C DATE PILED J:utaxy i, 200 F, 2 ti PM PROPERTY DESCRIPTION That part of Lot d-1, Block 2, and Tract E, Val Village, Fifth Filing, according to the map thereof recorded in the office of the Eagle County, Colorado, Clerk and Recorder, described as follows: Beginning at the southwest corner of said Lot d-1, thence along the wastarly line of said Lot d-1 NOB'00'00'W 69.96 feet to the northwast corner of sold Lot d-1, also being on the southerly right of way line of Hanson Ranch Road; (hence, along the northerly line of sold Lot d—i, oleo being the southorly right of way of Hanson Ranch rood, 32.68 feet along the arc o1 a curve to the left, having a radius of 160.17 feet, a delta angle of 11'41'22,and a chord that boars N79'17'23'E 32.62 feet: thence departing sold northerly line 50129'38_ W 108.75 legit thence N84'04'48'W 131.39 fact to a point of the extension of the wast line of a parcel shown Part of Lot d; thence along said extension, NOO'00'0O'E 19.82 feet to the southwest corner of said Part of Lot d: thence along the south line of said Part of Lot d, N90'00'00'E 111.21 feet; to the pant of beginning, containing 5380 square feet, more or less. Michoel 4rp.' b ColoradgJI .S %W115 F qy,� Ca!►r n�Jsm oat � �4�%-411. LIP 0' 20' 40' 60' ti4/vs' \ RAlVcH 0 W i �r pgr ROAD (40' R• SO 0=32' 13' 14' R=160, 17' L=90, 07' �6isl' 6-11'41'22' C LEN -32.6?,' , BRO.N79'f73 E Z. CR n CHATEAU w PART OF LOT d CHRISTIAN 0.1805 ACRES TOWNHOUSES o a, LOT d-1 rn a Z N O N-_ 0� N9900'00'E 111.21' POB --- g m TRACT E N x'04'48' W 1'�1.Jar .nss el IMY s a 21. EAGLE-VUL JOB 12Ja N0. 1213 2 P.C. am MWAaaS, CO. 01032 (e]a�hN06 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D TOWN OF VA109 VAI L TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: June 25, 2018 ITEM/TOPIC: A request for a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of two parcels of land located in the vicinity of 366 Hanson Ranch Road; A portion of Lot d-1, Block 2, Vail Village Fifth Filing and a portion of Tract E, Vail Village Fifth Filing. The rezoning will change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District, and setting forth details in regard thereto. (PEC18-0022) ATTACHMENTS: File Name Staff Memorandum.pdf A._Vicinity_Map.pdf B._ Applicant_Narrative_May_2018. pdf Description Staff Memorandum A. Vicinity Map B. Applicant Narrative, May 2018 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D 0) rowN of vain Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 25, 2018 SUBJECT: A request for a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of two parcels of land located in the vicinity of 366 Hanson Ranch Road; A portion of Lot d-1, Block 2, Vail Village Fifth Filing and a portion of Tract E, Vail Village Fifth Filing. The rezoning will change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District, and setting forth details in regard thereto. (PEC18-0022) Applicant: VailPoint LLC, represented by Pylman & Associates, Inc. Planner: Jonathan Spence I. SUMMARY The applicant, VailPoint LLC, represented by Pylman & Associates, Inc., is requesting a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of two parcels of land located in the vicinity of 366 Hanson Ranch Road; A portion of Lot d- 1, Block 2, Vail Village Fifth Filing and a portion of Tract E, Vail Village Fifth Filing. The rezoning will change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District. Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission forward a recommendation of approval to the Vail Town Council of this application, subject to the findings noted in Section VIII of this memorandum. A vicinity map (Attachment A) and the applicants' narratives (Attachment B) are attached for review. 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D DESCRIPTION OF REQUEST The applicant, VailPoint LLC, represented by Pylman & Associates, Inc., is requesting a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of two parcels of land located in the vicinity of 366 Hanson Ranch Road; A portion of Lot d- 1, Block 2, Vail Village Fifth Filing and a portion of Tract E, Vail Village Fifth Filing. The rezoning will change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District. The two portions of parcels are located within the historic fence boundary of the property, as shown on the exhibit below. joldlill. . i ` The proposed rezoning, to be approved via ordinance with the Vail Town Council, will not take effect until the recordation of the final plat to incorporate a portion of Lot d-1, Block 2, Vail Village Fifth Filing and a portion of Tract E, Vail Village Fifth Filing into the existing property located at 366 Hanson Ranch Road/Lot d, Block 2, Vail Village Filing 1, has occurred with the Eagle County Clerk and Recorder. BACKGROUND In 1963, Vail Associates conveyed the entirety of Lot d, Block 2, Vail Village First Filing (Lot d) to Christiania -at -Vail, Inc. (VailPoint's predecessor in title). Lot d is comprised of the present-day Christiania at Vail Lodge, the Chateau Christian Condominiums, and the single family residence at 366 Hanson Ranch Road. Over time and apparently prior to enactment of subdivision regulations in the Town Christiania- at -Vail, Inc. severed portions of Lot d. They did so by recording deeds that Town of Vail Page 2 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D described these smaller parcels by metes and bounds description. These deeds effectively served to subdivide Lot d, although not through the process that would be required today. The property at 366 Hanson Ranch Road is one of these severed parcels. The property has an existing residence that was built in the early 1960s, prior to the incorporation of Vail as a Town in 1966. It is located between the Christiania at Vail Lodge and Chateau Christian Condominiums to the west, and the Tivoli Lodge to the east. The land to the south of the home and to the east of the home (between the home and the Tivoli Lodge) is owned by Vail Resorts. The land to the east of the home is Lot d-1, Block 2, Vail Village Fifth Filing. The lands south of the home are a part of Tract E, Vail Village Fifth Filing. For as long as 50 years, the existing property and the proposed properties subject to the rezoning have been surrounded by a fence. For unknown reasons, the fence was not built on the deeded property line and instead encloses a larger area, both to the south and east. All previous owners have treated the fenced area as an integral part of the property and have landscaped and maintained it consistent with the remainder of the property. In January, 2018, the Eagle County District Court entered an Order and Decree Quieting Title (Court Order) to this area outside the deed boundary but inside the fence. Recognizing the historic conditions, the Court Order declared VailPoint to be the fee simple owner of all of the lands within the fence. The intent of this application is to complete the process started by the Court Order. The re -zoning application seeks to rezone the property subject to the Court Order from Agriculture and Open Space (A) to Public Accommodation (PA), consistent with the existing zoning of the remainder of Lot d. This action will also ensure that all lands within the subject property have the same zoning designation. The total area of land within the existing fence and proposed lot is 13,242 square feet. The original metes and bounds description of the 366 Hanson Ranch Road property consists of 7,862 square feet. The additional area within the fence that the Court recognized as VailPoint's property is 5,380 square feet. IV. APPLICABLE PLANNING DOCUMENTS Staff believes that following provisions of the Vail Land Use Plan, the Vail Village Master Plan and the Vail Town Code are relevant to the review of this proposal: TITLE 12: ZONING REGULATIONS, VAIL TOWN CODE Article A. Public Accommodation (PA) District (in part) 12-7A-1: PURPOSE: Town of Vail Page 3 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D The public accommodation district is intended to provide sites for lodges and residential accommodations for visitors, together with such public and semipublic facilities and limited professional offices, medical facilities, private recreation, commercial/retail and related visitor oriented uses as may appropriately be located within the same zone district and compatible with adjacent land uses. The public accommodation district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are permitted as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district. (Ord. 29(2005) § 24: Ord. 23(1999) § I.- Ord. :Ord. 30(19 77) § 7: Ord. 8(19 73) § 7.100) 12-7A-2: PERMITTED USES.- The SES:The following uses shall be permitted in the PA district.- Automated istrict: Automated teller machines (ATMs) exterior to a building. Employee housing units, as further regulated by chapter 13 of this title. Lodges, including accessory eating, drinking, or retail establishments located within the principal use and not occupying more than ten percent (10%) of the total gross residential floor area of the main structure or structures on the site; additional accessory dining areas may be located on an outdoor deck, porch, or terrace. (Ord. 12(2008) § 11) 12-7A-3: CONDITIONAL USES.- The SES: The following conditional uses shall be permitted in the PA district, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title.- Bed itle: Bed and breakfasts, as further regulated by section 12-14-18 of this title. Communications antennas and appurtenant equipment. Fractional fee club units, as further regulated by subsection 12-16-7A8 of this title. Healthcare facilities. Lodges, including accessory eating, drinking, or retail establishments located within the principal use and occupying between ten percent (10%) and fifteen percent (15%) of the total gross residential floor area of the main structure or structures on the site. Major arcades. Private clubs and civic, cultural and fraternal organizations. Town of Vail Page 4 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D Private parking structures. Private unstructured parking. Professional and business offices. Public and private schools. Public buildings, grounds and facilities. Public parking structures. Public parks and recreational facilities. Public transportation terminals. Public unstructured parking. Public utility and public service uses. Religious institutions. Ski lifts and tows. Theaters and convention facilities. (Ord. 12(2008) § 11) 12-7A-4: ACCESSORY USES.- The SES: The following accessory uses shall be permitted in the PA district.- Home istrict: Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of section 12-14-12 of this title. Meeting rooms. Minor arcades. Swimming pools, tennis courts, patios, or other recreation facilities customarily incidental to permitted lodge uses. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. (Ord. 29(2005) § 24: Ord. 23(1999) § 1: Ord. 6(1982) § 8(b): Ord. 8(1973) § 7.400) 12-7A-5: LOT AREA AND SITE DIMENSIONS.- Town IMENSIONS:Town of Vail Page 5 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D The minimum lot or site area shall be ten thousand (10, 000) square feet of buildable area and each site shall have a minimum frontage of thirty feet (30). Each site shall be of a size and shape capable of enclosing a square area eighty feet (80) on each side within its boundaries. (Ord. 23(1999) § 1: Ord. 12(1978) § 3) 12-7A-6: SETBACKS.- In ETBACKS: In the PA district, the minimum front setback shall be twenty feet (20), the minimum side setback shall be twenty feet (20), and the minimum rear setback shall be twenty feet (20). At the discretion of the planning and environmental commission and/or the design review board, variations to the setback standards outlined above may be approved during the review of exterior alterations or modifications (section 12-7A-12 of this article) subject to the applicant demonstrating compliance with the following criteria.- A. riteria: A. Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas. B. Proposed building setbacks comply with applicable elements of the Vail Village urban design guide plan and design considerations. C. Proposed building setbacks will provide adequate availability of light, air and open space. D. Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacent properties. E. Proposed building setbacks will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. (Ord. 29(2005) § 24: Ord. 23(1999) § 1: Ord. 50(1978) § 2) 12-7A-7: HEIGHT: For a flat roof or mansard roof, the height of buildings shall not exceed forty five feet (45). For a sloping roof, the height of buildings shall not exceed forty eight feet (48). (Ord. 23(1999) § 1: Ord. 37(1980) § 2) 12-7A-8: DENSITY CONTROL: Up to one hundred fifty (150) square feet of gross residential floor area (GRFA) may be permitted for each one hundred (100) square feet of buildable site area. Final determination of allowable gross residential floor area shall be made by the planning and environmental commission in accordance with section 12-7A-12 of this article. Specifically, in determining allowable gross residential floor area the planning and environmental commission shall make a finding that proposed gross residential floor area is in conformance with applicable elements of the Vail Village urban design guide Town of Vail Page 6 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D plan and design considerations. Total density shall not exceed twenty five (25) dwelling units per acre of buildable site area. For the purposes of calculating density, employee housing units, accommodation units and fractional fee club units shall not be counted towards 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. 29(2005) § 24: Ord. 5(2003) § 4: Ord. 31(2001) §§ 3, 5: Ord. 23(1999) § 1: Ord. 50(1978) § 19.- Ord. 9:Ord. 12(1978) § 2) 12-7A-9: SITE COVERAGE.- Site OVERAGE: Site coverage shall not exceed sixty five percent (65%) of the total site area. Final determination of allowable site coverage shall be made by the planning and environmental commission and/or the design review board in accordance with section 12-7A-12 of this article. Specifically, in determining allowable site coverage the planning and environmental commission and/or the design review board shall make a finding that the proposed site coverage is in conformance with applicable elements of the Vail Village urban design guide plan and design considerations. (Ord. 29(2005) § 24: Ord. 23(1999) § 1: Ord. 17(1991) § 7: Ord. 8(1973) § 7.507) 12-7A-10: LANDSCAPING AND SITE DEVELOPMENT. At least thirty percent (30%) of the total site area shall be landscaped. The minimum width and length of any area qualifying as landscaping shall be fifteen feet (15) with a minimum area not less than three hundred (300) square feet. (Ord. 23(1999) § 1: Ord. 19(1976) § 8: Ord. 8(1973) § 7.509) 12-7A-11: PARKING AND LOADING.- Off OADING: Off street parking and loading shall be provided in accordance with chapter 10 of this title. At least seventy five percent (75%) of the required parking shall be located within the main building or buildings and hidden from public view. No at grade or above grade surface parking or loading area shall be located in any required front setback area. Below grade underground structured parking and short term guest loading and drop off shall be permitted in the required front setback subject to the approval of the planning and environmental commission and/or the design review board. (Ord. 29(2005) § 24: Ord. 23(1999) § 1: Ord. 19(1976) § 8: Ord. 8(1973) § 7.510) 12-7A-12: EXTERIOR ALTERATIONS OR MODIFICATIONS: A. Review Required: The construction of a new building or the alteration of an existing building shall be reviewed by the design review board in accordance with chapter 11 of this title. However, any project which adds additional dwelling units, accommodation units, fractional fee club 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 Town of Vail Page 7 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D 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. 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. The following submittal items are required: 1. 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. 2. 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. 3. 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. 4. 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. 5. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article shall lapse and become void three (3) 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. 29(2005) § 24: Ord. 5(2003) § 5: Ord. 31(2001) § 7: Ord. 23(1999) § 1) 12-7A-13: COMPLIANCE BURDEN.- Town URDEN: Town of Vail Page 8 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D 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 public accommodation district, that the proposal is consistent with applicable elements of the Vail Village master plan, the Vail Village urban design guide plan and the Vail streetscape 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. 29(2005) § 24: Ord. 23(1999) § 1) 12-7A-14: MITIGATION OF DEVELOPMENT IMPACTS.- Property MPACTS: 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. Substantial off site impacts may include, but are not limited to, the following: deed restricted employee housing, roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank restoration, loading/delivery, 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. 29(2005) § 24: Ord. 23(1999) § 1) 12-7A-15: ADDITION OF GROSS RESIDENTIAL FLOOR AREA TO EXISTING PA PROPERTIES.- For ROPERTIES: For any gross residential floor area added to a public accommodation zoned property following the effective date hereof, a minimum of seventy percent (70%) of the added gross residential floor area shall be devoted to accommodation units, or fractional fee club units subject to the issuance of a conditional use permit. This limitation shall not apply to gross residential floor area being added in accordance with sections 12-15-4 and 12-15-5 of this title. (Ord. 23(1999) § 1) Vail Land Use Plan (in part) Chapter 11- Land Use Plan Goals / Policies (in part) 1. General Growth/Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. Town of Vail Page 9 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D 1.3 The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). Chapter VI — Proposed Land Use (in part) GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRYAND PROMOTE YEAR - AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND FOR THE COMMUNITY ASA WHOLE. Objective 2.1: Recognize the variety of land uses found in the 11 sub -areas throughout the Village and allow for development that is compatible with these established land use patterns. Objective 2.3: Increase the number of residential units available for short term overnight accommodations. Policy 2.3.1: The development of short term accommodation units is strongly encouraged. Residential units that are developed above existing density levels are required to be designed or managed in a manner that makes them available for short term overnight rental. Objective 2.5: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. Vail Village Master Plan (in part) GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE PRESERVING UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN ORDER TO SUSTAIN ITS SENSE OF COMMUNITY AND IDENTITY. Objective 1.2: Encourage the upgrading and redevelopment of residential and commercial facilities. GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRY AND PROMOTE YEAR - AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND FOR THE COMMUNITY ASA WHOLE. Objective 2.1: Recognize the variety of land uses found in the 11 sub -areas throughout the Village and allow for development that is compatible with these established land use patterns. Policy 2.1 The zoning code and development review criteria shall be consistent with the Town of Vail Page 10 V. 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D goals and objectives of the Vail Village Master Plan. Objective 2.3: Increase the number of residential units available for short-term overnight accommodations. Policy 2.3.1: The development of short term accommodation units is strongly encouraged. Residential units that are developed above existing density levels are required to be designed or managed ina manner that makes them available for short term overnight rental. GOAL #4 TO PRESERVE EXISTING OPEN SPACE AREAS AND EXPAND GREEN SPACE OPPORTUNITIES. Objective 4.1: Improve existing open space areas and create new plazas with green space and pocket parks. Recognize the different roles of each type of open space in forming the overall fabric of the Village. Policy 4.1.3: With the exception of ski base -related facilities, existing natural open space areas at the base of Vail Mountain and throughout Vail Village and existing green spaces shall be preserved as open space. SITE ANALYSIS Legal Description: Part of Lot d, Block 2, Vail Village First Filing, a portion of Lot d-1, Block 2, Vail Village Fifth Filing and a portion of Tract E, vail Village Fifth Filing Existing Zoning: Public Accommodation (PA) District and Agriculture and Open Space (A) District Proposed Zoning: Public Accommodation (PA) District Land Use Plan Designation: Vail Village Master Plan Current Land Use: Single Family Dwelling Unit Anticipated Future Land Use: TBD Geological Hazards: None VI. SURROUNDING LAND USES AND ZONING Existing Use Zone District North: Lodging/Multifamily Public Accommodation (PA) District South: Open Space Agriculture and Open Space (A) District East: Lodging/Multifamily SDD #37, Tivoli Lodge with an underlying zoning of Public Accommodation (PA) District Town of Vail Page 11 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D West: Lodging/Multifamily SDD #28, Christiania at with an underlying zoning of Vail Public Accommodation (PA) District VII. REVIEW CRITERIA Before acting on an application for a zone district boundary amendment, the planning and environmental commission and town council shall consider the following factors with respect to the requested zone district boundary amendment. - 1 . mendment: 1. The extent to which the zone district amendments are consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town. The Vail Land Use Plan designation and applicable planning document for the subject property is the Vail Village Master Plan. The Public Accommodation Zone district designation for this property is consistent with the adjacent parcels and is consistent with the goals, objectives and policies outlined in the Vail Village Master Plan. The lands within the fence have long been perceived and used as an integral part of the existing home. The amendment of the zone district boundaries to conform to the fenced area will have little or no overall effect upon the larger goals of the community. The amendment, in concert with the exemption plat, will bring the property into greater conformance with the development standards of the Public Accommodation Zone District including minimum lot size, setbacks, site coverage and landscaping. The proposed rezoning is supported by the Goals #1 and #2 of Vail Village Master Plan that speak to encouraging high quality redevelopment and the importance of the tourist industry to the health and vitality of the community. Goal #4 is relative to open space and is relevant to the zone district boundary amendment request. Because it was within the fence, the 5,380 square feet of area proposed for zone change has likely not ever been a part of the perceived open space corridor behind or adjacent to the home. The Vail Village Master Plan was originally adopted in 1990. The area proposed for re -zoning has been enclosed by a fence, landscaped as part of the yard and used exclusively and privately by the owners of the home since well prior to, and since, 1990. The re -zoning of this land will not impact the historic area of perceived open space that exists in this area. The lands outside of the fence will remain zoned as Agricultural and Open Space. Staff finds this criterion to be met. Town of Vail Page 12 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D 2. The extent to which the zone district amendments are suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents. The zone district boundary amendment is both suitable and compatible with the existing and proposed land uses on the site and the existing and potential surrounding land uses. The rezoning and accompanying exemption plat will bring the property into greater conformance with the development standards of the Public Accommodation Zone District including minimum lot size, setbacks, site coverage and landscaping that will assist in redevelopment. As the rezoning follows the historical fence boundary, no impacts on surrounding land uses are anticipated. Staff finds this criterion to be met. 3. The extent to which the zone district amendments present a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives. The proposed zone district amendments will create a cohesive land use scheme consistent with the development objectives of the town, namely orderly development and redevelopment under a unified zoning designation. Staff finds this criterion to be met. 4. The extent to which the zone district amendments provide for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole. The zone district boundary amendment proposes to recognize the lot boundary correction and maintains the Public Accommodation zoning of the 366 Hanson Ranch Road property. This zone district designation is consistent with the Vail Village Master Plan and does not constitute spot zoning. The application fosters order in the sense that it aligns zone district and subdivision boundaries. Staff finds this criterion to be met. 5. The extent to which the zone district amendments result in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features. The proposed rezonings will not result in adverse impacts to the natural environment. Future developments on the reconfigured and rezoned parcels will be required to Town of Vail Page 13 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D adhere to all applicable environmental standards during development review, construction and facility operation. Staff finds this criterion to be met. 6. The extent to which the zone district amendments are consistent with the purpose statement of the proposed zone district. The proposed rezoning is consistent with the purpose statement of the Public Accommodation (PA) Districts and future development on the property will also be required to be compatible with its intent. As stated previously, the rezoning and accompanying exemption plat bring the project into greater compliance with the development standards of the zone district. Staff finds this criterion to be met. 7. The extent to which the zone district amendments demonstrate how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate. The proposed zone district boundary amendment recognizes the historical boundary of the property. With the recent court action concerning this property, maintaining the existing zoning designation would be inappropriate. Staff finds this criterion to be met. 8. Such other factors and criteria as the commission and/or council deem applicable to the proposed rezonings. VIII. STAFF RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission forwards a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of two parcels of land located in the vicinity of 366 Hanson Ranch Road; A portion of Lot d-1, Block 2, Vail Village Fifth Filing and a portion of Tract E, Vail Village Fifth Filing. The rezoning will change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District and setting forth details in regard thereto. Staff's recommendation is based upon the review of the criteria described in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to forward a recommendation of approval to the Vail Town Council for the zone district boundary amendments, the Community Development Department recommends the Commission pass the following motion: Town of Vail Page 14 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D "The Planning and Environmental Commission forwards a recommendation of approval to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of two parcels of land located in the vicinity of 366 Hanson Ranch Road; A portion of Lot d-1, Block 2, Vail Village Fifth Filing and a portion of Tract E, Vail Village Fifth Filing. The rezoning will change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District and setting forth details in regard thereto." Should the Planning and Environmental Commission choose to forward this recommendation of approval, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Section Vll of the Staff memorandum to the Planning and Environmental Commission dated June 25, 2018, and the evidence and testimony presented, the Planning and Environmental Commission finds.- That inds: That the amendments are consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town, and 2. That the amendments are compatible with and suitable to adjacent uses and appropriate for the surrounding areas, and 3. That the amendments promote the health, safety, morals, and general welfare of the town and promote the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality." IX. ATTACHMENTS A. Vicinity Map B. Applicant Narrative, May 2018 Town of Vail Page 15 A4 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D 366 Hanson Ranch Road Exemption Plat Application Zone District Boundary Amendment Petition May 2018 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D 366 Hanson Ranch Road Exemption Plat Application Zone District Boundary Amendment Petition May 2018 Prepared for: VailPoint, LLC 100 Saint Paul Street Suite 400 Denver CO 80206-5140 Prepared by: Pylman & Associates, Inc. 137 Main Street C107W Edwards CO 81632 970-926-6065 Table of Contents L Introduction 4 II. Existing Conditions 4 III. Existing and Proposed Zoning 5 IV. Exemption Plat Review Criteria 8 V. Zone District Amendment Review Criteria 10 VI. Summary 14 VII. Existing Condition Photographs 15 Figure 1 — Existing Conditions Map 6 Attachments: Eagle County District Court Order and Decree Quieting Title Title Report Lot 1, 366 Hanson Ranch Road Subdivision Exemption Plat 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D 3 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D L Introduction VailPoint, LLC, a Colorado limited liability company ("VailPoint") is requesting Town of Vail approval for two land use actions: (1) an Exemption Plat pursuant to Title 13, Chapter 12 of the Town of Vail Municipal Code ("Code") and (2) a Zone District Amendment pursuant to Code Title 12, Chapter 3. The exemption plat encompasses property legally described as a Part of Lot d, Block 2, Vail Village First Filing and also including a portion of Lot d-1, Block 2, Vail Village Fifth Filing and a portion of Tract E, Vail Village Fifth Filing. The request is for a consolidation of parcels currently described by metes and bounds into one single lot. The zone district amendment requests rezoning of a portion of Lot d-1, Block 2, Vail Village Fifth Filing and a portion of Tract E, Vail Village Fifth Filing. The lands proposed for zone district amendment fall within the boundaries of the exemption plat. The property address is 366 Hanson Ranch Road. VailPoint is the legal owner of record of the lands within the boundary of the proposed exemption plat. The plat that accompanies this application is titled Lot], 366 Hanson Ranch Road Subdivision. Also submitted with this application in compliance with Code Section 13-3-6.B.3.q(5) is a title commitment prepared by Land Title Guarantee Company, noted as Order No. V500503605 with an effective date of April 30, 2018, in satisfaction of the requirement for evidence of VailPoint's ownership in fee simple of the landswithin the proposed subdivision. In accordance with our pre -application conference on May 22, 2018, it is our understanding that given the nature of this request, the Town is not requiring an environmental impact report, engineering plans, topographical map/grading plan, landscape plan, or other materials identified in Code Section 13-3-6.B.3.q. II. Existing Conditions In 1963, VailAssociates conveyed the entirety of Lot d, Block2, VailVillage First Filing ("Lot d") to Christiania -at -Vail, Inc. (Vail Point's predecessor in title). Lot d is comprised of the present-day Christiania at Vail Lodge, the Chateau Christian Condominiums, and the single family residence at 366 Hanson Ranch Road. Over time—and apparently prior to enactment of subdivision regulations in the Town—Christiania- at-Vail, Inc. severed portions of Lot d. They did so by recording deeds that described these smaller parcels by metes and bounds description. These deeds effectively served to subdivide Lot d, although 0 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D not through the process that would be required today. The property at 366 Hanson Ranch Road is one of these severed parcels. The property has an existing residence that was built in the early 1960's, prior to the incorporation of Vail as a Town in 1966. It is located between the Christiania at Vail Lodge and Chateau Christian Condominiums to the west, and the Tivoli Lodge to the east. The land to the south of the home and to the east of the home (between the home and the Tivoli Lodge) is owned by Vail Resorts. The land to the east of the home is Lot d-1, Block 2, Vail Village Fifth Filing. The lands south of the home are a part of Tract E, Vail Village Fifth Filing. For as long as 50 years, the property within the proposed exemption plat has been surrounded by a fence. For whatever reason, the fence was not built on the deeded property line and instead encloses a larger area, both to the south and east. The previous owners have all treated the fenced area as an integral part of the property and have landscaped and maintained it consistent with the remainder of the property. In January, 2018, the Eagle County District Court entered an Order and Decree Quieting Title ("Court Order") to this area outside the deed boundary but inside the fence. Recognizing the historic conditions, the Court Order declared VailPoint to be the fee simple owner of all of the lands within the fence. The intent of this application is to complete the process started by the Court Order. The plat application seeksexemption platapproval, consolidating the landsinsidethe fence into a singleparcel.' Simultaneously, the re -zoning application seeks to rezone the property subject to the Court Order from Agriculture and Open Space (A) to Public Accommodation (PA), consistent with the existing zoning of the remainder of Lot d. The total area of land within the existing fence and proposed lot is 13,242 square feet. The original metes and bounds description of the 366 Hanson Ranch Road property consists of 7,862 square feet. The additional areawithin the fence that the Court recognized as VailPoint's property is 5,380 square feet. III. Existing and Proposed Zoning Following the Town of Vail's incorporation in 1966, the town enacted a zoning ordinance for the first time in 1971. The lands in this neighborhood—including the existing home at 366 Hanson Ranch Road, the Christiania, the Tivoli and other neighborhood properties—were zoned as Public Accommodation District ("PA"). The goal of the PA Zoning is to create an active bed base that supports the Town's economic and land use objectives as a destination resort. ' While an exemption plat falls within the Town's subdivision regulations, the term "subdivision" is a misnomer in this situation. Rather than divide property, this application seeks consolidation of two existing parcels. 5 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D Specifically, as written in Article A, PA Zone District, Code Section 12-7A-1 Purpose of the Code, the stated intention of the PA zone district is to "provide sites for lodges and residential accommodations for visitors". The list of permitted uses does not include the existing use of a single family residence. In addition, the minimum lot size allowedin the PA Zone District is 10,000square feet. As the home was apparently constructed prior to incorporation of the town and the establishment of the zoning, the existing use is classified as a legal non -conforming use and the lot has been considered a legal non -conforming parcel. Although the Town's zone boundaries are not drawn at a scale sufficient to understand where exactly the boundary between districts actually lies, since zone district boundaries typically follow platted property lines, the property that is the subject of the Court Order—that is, the portion of Lot d-1, Block 2 Vail Village Fifth Filing and the portion of Tract E, Vail Village Fifth Filing that are within the fenced area are presumably zoned Agricultural and Open Space ("A'). Consistent with Code Section 12-5-5's guidance that zone boundaries follow lot lines, a companion re -zoning application requests that the landssubject to the Court Order be zoned to match the existing PA Zone District of the remainder of the proposed lot. This will bring the lot into conformance with the 10,000square foot minimum size requirement for the PA zone district and rectify the non -conforming lot status. The existing fence will become both the lot line and the zone district boundary. See Figure 1, Existing Conditions. 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D :at . �71 00 -A tet r 7 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D IV. Exemption Plat Review Criteria Code Section 13-2-2 defines Exemption Plat as "The platting of a portion of land or property that does not fall within the definition of a "subdivision" as contained in this section. A "Subdivision" means a tract that is divided into two or more lots. Therefore, the Exemption Plat process is appropriate because this platting consolidates, rather than divides, tracts. Code Title 13, Chapter 12 establishes the Exemption Plat review procedures and references the standard Town of Vail criteria for review of a Final Plat as the criteria for review of an Exemption Plat. These criteria are set forth in Code Section 13-3-4. Final Plat Review Criteria: The extent to whichthe proposed subdivision is consistent withall the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town. Applicant response: Typically, properties within the Town are platted; this property is perhaps a rare exception. Defining property boundaries by subdivision—rather than by metes and bounds description—provides simplicity and certainty for landowners and local jurisdictions alike. This Exemption Plat application serves to memorialize the historic use of this fenced, unplatted parcel and implement the Court Order in a manner that provides clarity for the public record. The exemption plat does not create new parcels of land; rather. The proposed plat does not have any substantive effect on any the adopted goals, objectives and policies of the Vail comprehensive plan. The recognition of the landswithin the fenced area as a single parcel eliminates the non -conforming size status of the lot and therefore is compatible with and advances the development objectives of the town. 2. The extent to which the proposed subdivision complies with all of the standards of this title, as well as, but not limited to, title 12, "Zoning Regulations" of this code, and other pertinent regulations that the planning and environmental commission deems applicable. Applicant response: The proposed exemption plat application is accompanied by a companion file that requests rezoning of the 5,380 square feet inside the fence to the Public Accommodation ("PA") Zone District. This action will create consistent zoning for all of the lands within the fenced area of 366 Hanson Ranch Road and will also bring the parcel into conformance with the minimum lot size standards for the PA Zone District. 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D 3. The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent w ithmunicipal development objectives. Applicant response: The proposedlot has long been used as a single, integrated parcel of unplatted property. The proposed exemption plat, which has been preceded by the Court Order recognizing VailPoint's ownership to the entire fenced parcel, enables the property to be platted consistent with its historic use. Moreover, as described above, the property exists today in something of a historically non -conforming condition, and the requested exemption plat will remedy that, consistent with modern municipal development practices and objectives. The subdivision action will have no material effect upon the land uses outside of the fence. 4. The extent of the effects on the future development of the surrounding area. Applicant response: Because the proposed subdivision consolidates two legal parcels, it should have no effect upon future development of the surrounding area. The extent to whichthe proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, or require duplication or premature extension of public facilities, or result in a "leapfrog" pattern of development. Applicant response: This proposed plat consolidates 5,380 square feet of land into the primary, presently unplatted parcel of 7,862 square feet, all located within the historical fenced area of 366 Hanson Ranch Road. This action will have no adverse effect upon delivery of public services or require any duplication of public facilities. The action does not result in any "leapfrog" pattern of development. 6. The extent tow hich the utility lines are sized to serve the planned ultimate population of the service area to avoid future land disruption to upgrade undersized lines. Applicant response: The proposed plat will not create any demand upon utility service capacities in the service area. 7. The extent to which the proposed subdivision provides for the growth of an orderly viable community and serves the best interest of the community as a whole. 9 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D Applicant response: The proposedplat proposesno change that would have any effect on the overall orderly viable growth of the community. The consolidation of the parcels within the fence and the companion rezoning application will create a parcel that meets the minimum lot size of the long term PA zoning, eliminating the existing legal non -conforming status of the parcel. Additionally, the proposed plat will formally plat a presently unplatted parcel. 8. The extent to which the proposed subdivision results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features. Applicant response: The proposed plat seeks to plat, for the first time, adjacent lands that have historically been integrated. The subdivision action alone will not result in any change to those lands and therefore will have no effect upon any of the above natural features. 9. Such other factors and criteria as the commission and/or council deem applicable to the proposed subdivision. Applicant response: No applicant response necessary. V. Zone District Amendment Review Criteria The petition for zone district boundary amendment requests rezoning of the 5,380 square feet of property thatis the subject of the Court Order; thatis, the property thatis insidethe fence, but outside the historic metes and bounds legal description of the parcel commonly knownas 366 Hanson Ranch Road. The goal of the rezoning application is to align the zoning and plat boundaries. Code Section 12-3-7 sets forth the criteria for the review of amendments to zone district boundaries. Before acting on an application for a zone district boundary amendment, the planning and environmental commission and town council shall consider the following factors with respect to the requested zone district boundary amendment: (1) The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town 10 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D Applicant response: The Vail Land Use Plan designates this area of the community as Vail Village Master Plan and utilizes the Vail Village Master Plan as the detailed land use plan. The Public Accommodation Zone district designation for this property is consistent with the adjacent parcels and is consistent with the goals, objectives and policies outlined in the Vail Village Master Plan. The landswithin the fence have long been perceived and used as an integral part of the existing home. The amendment of the zone district boundaries to conform to the fenced area will have little or no overall effect upon the larger goals of the community. The amendment will bring the existing lot into size conformance with the minimum lot size of the existing Public Accommodation Zone District. There are six primary goals of the Vail Village Master Plan. Goals #I and 2 relate to re -development and upgrading of private buildings. Goal #1 does support the high quality upgrading of residential and commercial buildings. This petition is one step in the process of ultimately redeveloping and upgrading the present, obsolete residence. Goal #2 does support the Public Accommodation Zone District designation as an important economic goal of the community. This petition has no relation or bearing on Goals #3, #5 or #6. Goal #4 is relative to open space and is relevant to the zone district boundary amendment request. Because it was within the fence, the 5,380 square feet of area proposed for zone change has likely not ever been apart of the perceived open space corridor behind or adjacent to the home. The Vail Village Master Plan was originally adopted in 1990. The area proposed for re -zoning has been enclosed by a fence, landscaped as part of the yard and used exclusively and privately by the owners of the home since well prior to, and since, 1990. The re -zoning of this land will not impact the historic area of perceived open space that exists in this area. The lands outside of the fence will remain zoned as open space. The Vail Village Master Plan Goals# 1, #2 and#4 and the relevant objectives and policies are indicated below. GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE PRESERVING UNIQUE ARCHITECTURAL SCALEOF THE VILLAGE IN ORDER TOSUSTAIN ITS SENSE OF COMMUNITYAND IDENTITY. Objective 1.2: Encourage the upgrading and redevelopment of residential and commercial facilities. GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRY AND PROMOTE YEAR -AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND FOR THE COMMUNITYAS A WHOLE. Objective 2.1: Recognize the variety of land uses found in the 11 sub -areas throughout the Village and allow for development that is compatible wi ththese established land use patterns. Policy 2.1 The zoning code and development review criteria shall be consistent with the goals and objectives of the Vail Village MasterPlan. 11 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D Objective 2.3: Increase the number of residential uni tsavailable forshort term overnight accommodations. Policy2.3.1: Thedevelopment of short term accommodation uni tsisstrongly encouraged.Residential units that are developed above existing density levels are requi redto be designed or managed i n a manner that makes them available for short term overnight rental. GOAL #4 TO PRESERVE EXISTING OPENSPACEAREAS AND EXPAND GREENSPACE OPPORTUNITIES. Objective 4.1: Improveexisting open space areas and create new plazas wi thgreenspaceand pocket parks. Recogni zethe different roles of each type of open space informing the overall fabric of the Village. Policy 4.1.3: With the exception of ski base -related facilities, existing natural open space areas at the base of Vaf Wountai nand throughout Vail Village and existing greenspaces shall be preserved as open space. (2) The extentto w hichthe zone district amendment is suitable w iththe existing and potential land uses on the site and existing and potential surrounding land uses as set out in the tow n's adopted planning documents. Applicant response: The existing land use of the property is as a yard and landscaping for the adjacent non -conforming single family home. The proposed re -zoning will not, alone, change the existing use of the land that is subject to the rezoning. The Town's GRFA and other development restrictions make it improbable that the use of the vast majority of the area subject to rezoning will materially change, even when the property is re -developed. A potential, conforming future use of the entire parcel under the Public Accommodation zone district would be compatible with the town's adopted planning documents. The proposed zone district boundary amendment and the companion exemption plat action will resolve a long-term fence boundary issue. The parcel size will now conform to the minimum lot size requirement of the PA zone district. The existing home has been suitable with the surrounding land use and a future, conforming use under the Public Accommodation Zone District would likewise be consistent with adjacent properties. (3) The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent withmunicipal development objective. Applicant response: The proposed amendment adjusts the existing zone district boundaries to apply consistent zoning to all of the fenced area of 366 Hanson Ranch Road. This amendment does not effect to any material extent the harmonious, convenient, workable relationship among land uses. (4) The extent to which the zone district amendment provides for the growthof an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole 12 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D Applicant response: The zone district boundary amendment proposes to recognize the lot boundary correction and maintains the Public Accommodation zoning of the 366 Hanson Ranch Road property. This zone district designation is consistent with the Vail Village Master Plan and does not constitute spot zoning. The application fosters order in the sense that it aligns zone district and subdivision boundaries. (5) The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including,but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features. Applicant response: The proposed amendment has no adverse impact upon the natural environment. The 5,380 square feet that are the subject of this application are currently landscaped as a part of a residential yard and are enclosed by a fence. (6) The extent to whichthe zone district amendment is consistent w iththe purpose statement of the proposed zone district. Applicant response: The historic parcel boundary is zoned Public Accommodation but is legally non -conforming due to its size and present use. The minimum lot size for the PA Zone district is 10,000square feet, the existing home sits on a 7,862 square foot parcel. The addition of the 5,380 square feet will bring the lot into conformance with the minimum size standard. This proposed amendment is completely consistent with the purpose statement of the Public Accommodation Zone District, in fact correcting existing inconsistencies. (7) The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property w as adopted and is no longer appropriate. Applicant response: The property proposed to be re -zoned has been an integral part of the primary home parcel for perhaps as long as zoning has been enacted in the Town of Vail The lands within the fence are not integrated into the adjacent Agricultural and Open Space lands outside of the fence. The property within the fence falls under the same condition as the primary home parcel. The need for the zone district boundary amendment arises from the inconsistency between the historic deeded property boundary and the location of the fence. Now that the fence line has been determined to be the property boundary, it is appropriate to rezone so that the entire property is subject to only one zoning designation. 13 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D (8) Such other factors and criteria as the commission and/or council deem applicable to the proposed rezoning. Applicant response: No applicant response is necessary. VI. Summary The proposed exemption plat and zone district amendment applications are intended to consolidate the previously unplatted parcels thathavehad an integrated use for as long as 50 years into one single, platted lot with a consistent zoning. The applications are necessitated by historic errors in boundary descriptions or fence construction, and are the final stage of implementing the "cleanup" reflected by the Court Order. This action is in conformance with theTown'sgoalsas articulated in the VailVillage Master Plan and is in conformance with the Town of Vail's regulations. VII.. Existing Condition Photographs Aerial overview. 14 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D Existing fence and Tract d-1. 15 Existing Fence and Tract E 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D 16 Eagle County, CO Regina O'Brien Pgs: 4 REC: $28.80 DOC: WOO DISTRICT COURT, EAGLE COUNTY, COLORADO Eagle County Justice Center 885 Chambers Avenue Eagle CO 81631 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D 201800453 0110912018 02'49:35 PM DATE FILED: January 9, 2018 Plaintiff: VAILPOINT, LLC, a Colorado limited liability company ■COURT USE ONLY ■ Defendant: THE VAIL CORPORATION, a Colorado corporation Case Number- 2017CV30207 ORDER AND DECREE QUIETING TITLE T141S MATTER. comes before the Court upon the Stipulation between Plaintiff, VailPoint, LLC, a Colorado limited liability company, and Defendant, The Vail Corporation, a Colorado corporation. The Court, having read and reviewed the Stipulation, the Court file and applicable law, and otherwise being fully advised in the premises, approves the Stipulation, The Court further finds as follows: A. The Court has jurisdiction over the :Plaintiff and the Defendant. B. Venue is proper since this action concerns title to real property located in Eagle County, Colorado. C. Plaintiff and its predecessors have asserted to be in actual, adverse, hostile, open, notorious, exclusive, continuous possession of the Property (defined below) under claim of right, made in good faith, for a period of time in excess of eighteen (18) years. D. Plaintiff and its predecessors in title have had a good faith belief that they awned the'Property and that their belief was reasonable under the circumstances. E. The parties have stipulated and agreed that Plaintiff is and shall be the fee owner of the Property pursuant to C.R.S. §38-41-101. 60783181.3 Eagle Ca", Colorado Certified to be full, true and correct copy of alisoriginal , my custody. 0att3 !Z I /tOl M-54 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D 6v,s3tst.3 IT IS AEREBY ORDERER, ADJUDGED AND DECREED AS FOLLOWS: 1. Title to the real property described on Exhibit A attached hereto (the "Property'} is hereby quieted in Plaintiff, VailPoint, LLC, a Colorado limited liability company, in fee simple. 2. Plaintiff's title to the Property is free and clear of the claims of the Defendant, The Vail Corporation, subject to any and all easements, covenants, restrictions, and all other matters of record duly recorded against tine 'Property. 3. By virtue of this Order and Decree, all claims in this action have been resolved. Each party herein shall fray its own costs expended herein. Dated this day of---J-!It-� 20M BY T1 -I$ COURT: strict Court Judge 6L1i13dC!,:�- 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D EXHIBIT A THE PROPERTY (See attached) 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D DA TV Fl LED Jadumry 5,'MII9 ^_ q I'M PROPERTY DESCRIPTION That port of Lot d-1. &oc4 2, and Tfuet E. Vol VMags. Fifth F31". aetO ON to the nlop Inereal recorded In the dM�ee of the Eogie County4 Colorado. Clerk and Rwarde■. demrlbed as idbwe: ffeaimin al the mouth■ext aomcir of Void Lot d -t. thence along the wem WY fkla of sob I,ot d-1 Ir�Wp�9VD'fl-0'W 69.95 feet to Ihr mer of soca Lot d -l. also be�Iq on lhe, a lharly right northwest cw of tr¢r Ilhe IN Hanson Rana, RMI; then;*. *fang Rho narthaly line o1 wid Lot d-1, oesa bs:ng the sauthsrly rNM of.Q( Noncan Runth rood, 32.68 foal alanq the arc of w curve to the felt, hating a radius of 180,17 feel, a delta ongta of 11 W22. and a chord that beers N7917'23'C 32,62 fall; thence dopwling sold northerly fine 50179'36"W 1Q6.75 feat. thence M$4404'49'W 131.39 feat to appaaint of the rrtene;an of Shs ed fine o1 a pared shorn Pork of Lai d. thence H00WQ0'E 19.62 leaf to the southwest corner of emd Part of Lel d; thence along cod +x:enslon. along the .moth line of said Pert of Let o, rNgn'n WE! 411.21 reel, to the Pont al beginning, eontalnh+g SM awu I"t, mu. a ia.a. r. Michael Jo + • 4 (',alpra �1ljr � fT 1E "A aDi16A k /..R— Dart 0' 20' 40' 60' `R ,1 r D 6=32' 13' l 4' ROAD 40 R F2=160. 17' L'90 07` ?1'41 k2f Z1&OA7' BRrM1N79 21-E ID CHATEAU w PART OF LUT d C14RISTIAN 0.1605 ACRES TQWNHousEs LOT d-3 to to . a a � a N990D'D0'E 111.21' P g ee XT TRACT E N 8e'94'�e H' 151„ yiy rVifo .earl+.. R Y4 e+ay-Yht J09 vA. t1A Isle NO 1213 2 {gweo�, ca neo 366 Hanson Ranch Road - Rezoning ix ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number: V50050360-5 Customer Ref -Loan No.: Property Address: 366 HANSON RANCH ROAD, VAIL, CO 81657 1. Effective Date: 04-30-2018 At 05:00:00 2. Policy to be Issued and Proposed Insured: "TBD" Commitment $0.00 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: VAILPOINT, LLC, A COLORADO LIMITED LIABILITY COMPANY 5. The Land referred to in this Commitment is described as f ollows: PARCEL 1: THAT PART OF LOT D BLOCK 2, VAIL VILLAGE, FIRST FILING, ACCORDING TO THE RECORDED PLAT THEREOF, BEGINNING ATTHE SOUTHEAST CORNER OF SAID LOT D BLOCK 2, VAIL VILLAGE, FIRST FILING, THENCE WESTERLYALONG THE SOUTH LINE OF SAID LOT D, A DISTANCEOF 111.21 FEET; THENCE ON AN ANGLE TO THE RIGHT OF 90 DEGREES 00 MINUTES 00 SECONDS A DISTANCE OF 67.80 FEET;THENCE ON AN ANGLE TO THE RIGHT OF 37 DEGREES 12 MINUTES 30 SECONDS A DISTANCE OF 23.61 FEET TO A POINT OF INTERSECTION WITH THE NORTHERLY LINE OF SAID LOT D; THENCE ON AN ANGLE TO THE RIGHT OF 80 DEGREES 08 MINUTES 50 SECONDS AND ALONG SAID NORTHERLY LINE AND ALONG A CURVE TO THE LEFT HAV INGA RADIUS OF 160.17 FEET, A CENTRAL ANGLE OF 32 DEGREES 13 MINUTES 14 SECONDS AN ARC DISTANCE OF 90.07 FEET TO THE NORTHEAST CORNER OF SAID LOT D; THENCE ON AN ANGLE TO THE RIGHT OF 86 DEGREES 51 MINUTES 56 SECONDS AND ALONG THE EASTERLY LINE OF SAID LOT DA DISTANCE OF 69.96 FEET TO THE TRUE POINT OF BEGINNING, COUNTY OF EAGLE, STATE OF COLORADO. PARCEL 2: THAT PART OF LOT D-1, BLOCK 2, AND TRACT E, VAIL VILLAGE, FIFTH FILING, ACCORDING TO THE MAP THEREOF RECORDED IN THE OFFICE OF THE EAGLE COUNTY, COLORADO, CLERKAND RECORDER, DESCRIBEDAS FOLLOWS: BEGINNING ATTHE SOUTHWEST CORNER OF SAID LOT D-1, THENCE ALONG THE WESTERLY LINE OF SAID LOT D-1 N08000'00"W 69.96 FEET TO THE NORTHWEST CORNER OF SAID LOT D-1, ALSO BEING ON THE SOUTHERLY RIGHT OF WAY LINE OF HANSON RANCH ROAD; THENCE, ALONG THE NORTHERLY LINE OF SAID LOT D-1, ALSO BEING THE SOUTHERLY RIGHT OF WAY OF HANSON RANCH ROAD, 32.68 FEETALONG THE ARC OF A CURVE TO THE LEFT, HAV INGA RADIUS OF 160.17 FEET, A DELTAANGLE OF 11041'22", AND A CHORD THAT BEARS N7901712311E 32.62 FEET, THENCE DEPARTING SAID NORTHERLY LINE S01029'38"W 108.75 FEET;THENCE N84°04' 48"W 131.39 FEET TO A POINT OF THE EXTENSION OF THE WEST LINE OF A PARCEL SHOWN PART OF LOT D; THENCE ALONG SAID EXTENSION, NOO000'00"E 19.82 FEET TO THE SOUTHWEST CORNER OF SAID PART OF LOT D; THENCE ALONG THE SOUTH LINE OF SAID PART OF LOT D, N90000'00"E 111.21 FEET, TO THE POINT OF BEGINNING, COUNTY OF EAGLE, STATE OF COLORADO. 0 366 Hanson Ranch Road - Rezoning PEG i 9-0022, wix D ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number: V50050360-5 Customer Ref -Loan No.: Copyright 2006-2018 American Land Title Association. All Rights Reserved � AMERICAN LAND TITLE ---ON The u se of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of u se. All other ses are prohibited. Reprinted under license f rom the American Land Title Association. 366 Hanson Ranch Road - Rezoning PEG i 9-0022, wix D ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part I (Requirements) Order Number: V50050360-5 The f ollowingare the requirements must be met: This proposed Insured must notifythe Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. Pay the agreed amount f orthe estate or interest to be insured. Pay the premiums, fees,and charges f orthe Policy to the Company. Documents satisfactory to the Company that convey the Title or createthe Mortgage to be insured, or both, must be properly authorized, executed, delivered, and recorded in the Public Records. 1. RECORD DULY EXECUTED AND ACKNOWLEDGED EXEMPTION PLAT. NOTE: A COPY OF SAID PLAT MUST BE SUBMITTED TO LAND TITLE GUARANTEE COMPANY PRIOR TO RECORDATION. UPON RECEIPTAND REVIEW FURTHER REQUIREMENTSAND/OR EXCEPTIONS MAYBE NECESSARY. 2. WRITTEN CONFIRMATION THAT THE INFORMATION CONTAINED IN STATEMENT OF AUTHORITY FOR VAILPOINT, LLC, A COLORADO LIMITED LIABILITY COMPANY RECORDED JUNE 24, 2015 AT RECEPTION NO. 201511553 IS CURRENT. NOTE: SAID INSTRUMENT DISCLOSES GEORGE H. SOLICH AS THE MANAGER AUTHORIZED TO EXECUTE INSTRUMENTS CONVEYING, ENCUMBERING OR OTHERWISE AFFECTING TITLE TO REAL PROPERTY ON BEHALF OF SAID ENTITY. IF THIS INFORMATION IS NOT ACCURATE, A CURRENT STATEMENT OF AUTHORITY MUST BE RECORDED. THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO. 366 Hanson Ranch Road - Rezoning PEG i 9-0022, wix D Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: V50050360-5 This commitment does not republish any covenants, condition, restriction, or limitation contained in any document referred to in this commitment to the extent that the specif iccovenant, conditions, restriction, or limitation violates state or f ederallaw based on race, color, religion, sex, sexual orientation, gender identity, handicap, familialstatus, or national origin. 1. Any facts,rights, interests, or claims thereof,not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 2. Easements, liens or encumbrances, or claims thereof,not shown by the Public Records. 3. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 4. Any lien, or right to a lien, f orservices, labor or material heretofore or hereafter f urnished, imposed by law and not shown by the Public Records. 5. Defects,liens, encumbrances, adverse claims or other matters, if any, created, f irstappearing in the public records or attaching subsequent to the effective date hereof but prior to the date of the proposed insured acquires of record f orvalue the estate or interest or mortgage thereon covered by this Commitment. 6. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 7. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof;(c) water rights, claims or title to water. (ITEMS 8-12 AFFECT PARCEL 1) 8. 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 JULY 12, 1899, IN BOOK 48 AT PAGE 475. 9. RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE UNITED STATES AS RESERVED IN UNITED STATES PATENT RECORDED JULY 12, 1899, IN BOOK 48 AT PAGE 475. 10. RESTRICTIVE COVENANTS WHICH DO NOT CONTAINA FORFEITURE OR REVERTER CLAUSE, BUT OMITTING ANY COVENANTS OR RESTRICTIONS, IF ANY, BASED UPON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, FAMILIAL STATUS, MARITAL STATUS, DISABILITY, HANDICAP, NATIONAL ORIGIN, ANCESTRY, OR SOURCE OF INCOME, AS SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS, EXCEPTTO THE EXTENT THAT SAID COVENANTOR RESTRICTION IS PERMITTED BYAPPLICABLE LAWAS CONTAINED IN INSTRUMENT RECORDEDAUGUST 10, 1962, IN BOOK 174 AT PAGE 179. 11. EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT OF VAIL VILLAGE FIRST FILING RECORDEDAUGUST 6, 1962 UNDER RECEPTION NO. 96382. 366 Hanson Ranch Road - Rezoning PEG i 9-0022, wix D Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: V50050360-5 12. MATTERS DISCLOSED ON IMPROVEMENT LOCATION CERTIFICATE ISSUED BY EAGLE VALLEY SURVEYING CERTIFIEDAPRIL20, 2015, JOB NO. 366HANSONRANCH. (ITEMS 13-19 AFFECT PARCEL 2) 13. RIGHT OF WAY FOR DITCHES AND CANALSAS CONSTRUCTED BY THE AUTHORITY OF THE UNITED STATES, AS RESERVED IN UNITED STATES PATENT RECORDED JULY 12, 1899 IN BOOK 48 AT PAGE 475. 14. TERMS, CONDITIONS, PROVISIONS, OBLIGATIONS, EASEMENTSANDAGREEMENTSAS SET FORTH IN THE WARRANTY DEED RECORDED JULY 10, 1963 IN BOOK 177 AT PAGE 127. 15. COVENANTS, CONDITIONS, RESTRICTIONSAND PROVISIONSAS SET FORTH IN PROTECTIVE COVENANTS OF VAIL VILLAGE FIFTH FILING RECORDED NOVEMBER 15, 1965 IN BOOK 187 AT PAGE 353, AMENDMENT THERETO RECORDEDAUGUST 30, 1971 IN BOOK 221 AT PAGE 496 AND AMENDMENT THERETO RECORDEDAUGUST 27, 1984 IN BOOK 393 AT PAGE 492, BUT OMITTING ANY COVENANT OR RESTRICTION BASED ON RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILIAL STATUS, OR NATIONAL ORIGIN. 16. EASEMENTS, NOTES, COVENANTS, RESTRICTIONSAND RIGHTS-OF-WAYAS SHOWN ON THE PLAT OF VAIL VILLAGE FIFTH FILING, RECORDED NOVEMBER 15, 1965 AT RECEPTION NO. 102538. 17. EASEMENTS, NOTES, COVENANTS, RESTRICTIONSAND RIGHTS-OF-WAYAS SHOWN ON THE PLAT OF A RESUBDIVISION OF TRACT E, VAIL VILLAGE, FIFTH FILING AND A PART OF LOT C, BLOCK 5-C, VAIL VILLAGE, FIRST FILING AND GOLDEN PEAK HOUSE, RECORDEDAPRIL 25, 1995 IN BOOK 665 AT PAGE 983. 18. TERMS, CONDITIONS AND PROVISIONS OF EASEMENT RECORDED JANUARY 16, 2018 AT RECEPTION NO. 201800801. 19. THE POLICY TO BE ISSUED WILL GUARANTEE FEE OWNERSHIP AND POSSESSION IN ACCORDANCEWITH ITS PROVISIONS, BUT WILL NOT GUARANTEE MARKETABILITY. MARKETABILITY WILL BE GUARANTEED BEGINNING 6 MONTHS FROM THE ISSUANCE OF THE DECREE, PROVIDEDTHATNO STEPS HAVEATTHATTIME BEEN INITIATEDTO SETASIDE OR TO OTHERWISE IMPAIR THE EFFECTOR VALIDITY OF THE DECREE. 366 Hanson Ranch Road - Rezoning PEG i 9-0022, wix D LLAND TITLE GUARANTEE COMPANYand ■� JOINT NOTICE OF PRIVACY POLICY OF ■nd Title LAND TITLE GUARANTEE COMPANY OF SUMMIT COUNTY 4-- . LAND TITLE INSURANCE CORPORATION AND J-96' OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY This Statement is provi dedto you as a customer of Land Title Guarantee Company and Meri di anLand Title, LLC, as agents for Land Title Insurance Corporation and Old Republic National Title Insurance Company. We want you to know that we recognize and respect your privacy expectations and the requirements of federal and state privacy laws. Information securityis one of our highest priorities. Werecognizethatmaintaininwour trust and confidenceisthe bedrock of our business. We maintainand regularly reviewinternaland external safeguards againstunauthorizedaccessto non-public personal information ('Personal Information"). In the course of our business, we may collect Personal Information about you from: applications or other forms we receivefrom you, i ncludi ngcommunications sent through TMX, our web -based transaction management system; your transactions with, or from the servi cesbei ng performed by, us, our affiliates, or others; a consumer reporti ngagency, if such information is providedto us i n con nectionwithyour transaction; and the publi crecords mai ntai nedby governmental entiti esthatwe eitherobtai ndirectlyfrom those entities,or from our affiliates and non -affiliates. Our policiesregardingthe protection of the confidentiality and securityof your Personal Information are as follows: We restrict accessto all Personal Information aboutyou to those employeeswho need to knowthat information in order to provi deproducts and servi cesto you. We mai ntai nphysi cal, electronic and procedural safeguards that comply withfederalstandards to protect your Personal Information from unauthorizedaccess or intrusion. Employeeswhoviolateour strictpoliciesand procedures regardingprivacy are subject to disciplinary action. We regularly access securi tystandards and proceduresto protect agai nstunauthorizedaccess to Personal Information. WE DO NOT DISCLOSEANY PERSONAL INFORMATION ABOUTYOU WITHANYONE FOR ANY PURPOSE THAT IS NOT PERMITTED BY LAW. Consistentwi th applicable privacy laws, there are some situations i n which Personal Information maybe disclosed. We may discloseyour Personal Information when you director giveus permission;when we are requi red by law to do so, for example, if we are served a subpoena; or when we suspect fraudulent or cri mi nalactivities. We also may discloseyour Personal Information when otherwise permittedby applicable privacy laws such as, for example, when disclosureis needed to enforce our rightsarisi ngout of any agreement, transaction or relationship withyou. Our policyregardingdisputeresolutionis as follows. Any controversy or claimarisingout of or relatingto our privacy policy,or the breach thereof, shall be settled by arbitration in accordance withthe rules of the American Arbitration Association, and judgment upon the award rendered by the arbitrator(s) may be entered i n any court havi ngjurisdi cti onthereof. 366 Hanson Ranch Road - Rezoning PEG i 9-0022, wix D W" LAND TITLE GUARANTEE COMPANY Land Tififf cuuUM-EE COMPAnr &UCE fes_., DISCLOSURE STATEMENTS Note: Pursuant to CRS 10-11-122, notice is hereby given that: A) The Subject real property maybe located in a special taxing district. B) A certificate of taxes due li sti ngeach taxing jurisdi cti onwi II be obtained from the county treasurer of the county in which the real property is located or that county treasurer's authorized agent unless the proposed insured provides written instructionsto the contrary. (for an Owner's Policy of Title Insurance pertai ni ngto a sale of resi denti alreal property) C) The i nformati onregardi ng speci al di stri ctsand the boundaries of such di stri ctsmay be obtained from the Board of County Comm i ssi oners,the County Clerk and Recorder, or the County Assessor. Note: Effective September 1, 1997, CRS 30-10-406 requi resthat all documents received for recording or fi li ngi n the clerk and recorder's office shall contain atop 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 fi li ngi nformati onat the top margin of the document. Note: Colorado Divisionof Insurance Regulations 8-1-2 requires that "Every title entity shalI 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 fi li ngof 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 wi IIn ot appear on the Owner's Title Policy and the Lenders Policywhen issued. Note: Affirmative mechanic's li en protecti onfort he Owner maybe avai Iable(typically by deletion of Exception no. 4 of Schedule B-2 of the Commitment from the Owner's Poli cyto be issued) upon compli ancewiththe 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 materi al -mentor purposes of construction on the land described in Schedule A of this Commitment withinthe past 6 months. C) The Company must receive an appropriate affidavit i ndemni fyi ngthe Company against un-fi led mechanic's and material -men's Ii ens. D) The Company must receive payment of the appropriate premium. E) If there has been constructi on, i mprovementsor major repairsundertaken on the property to be purchased withinsix months prior to the Date of the Commi tment,the requi rementsto obtai n coverage for unrecorded Ii ens wi II i nclude: di sclosure of certai n constructi oni nformati on;fi nanci ali nformati onas to the seller, the bui Ider and or the contractor; payment of the appropriate premi um fully executed IndemnityAgreements satisfactory to the company, and, any additi onalrequi rementsas may be necessary after an exami nati onof the aforesai di nformati onby the Company. No coverage wi II be gi ven under any ci rcumstancesfor labor or materi alfor whi chthe i nsured has contracted for or agreed to pay. Note: Pursuant to CRS 10-11-123, noti ce i s hereby gi ven: Thi s noti ce appli esto owner's poli cy commitmentsdi sclosi ngthat a mi neral estate has been severed from the surface estate, i n Schedule B-2. 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 substanti al li keli hoodthat a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and B) That such mi neral estate may include the ri ght to enter and use the property wi thoutthe surface owner's permission. Note: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly providef alse, incomplete, or misleadi ngf acts or informati onto an insurance company for the purpose of def raudi ng or attempti ngto defraud the company. Penalti esmay include i mpri sonment,fi nes, denial of insurance, and ci vi Idamages. Any insurance company or agent of an insurance company who knowingly provides false, incomplete, or misleadi ngfacts or i nformati onto a poli cyholder or clai mantfor the purpose of defraudi ng or attempti ngto defraud the poli cyholder or clai mantwi th regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado Divisionof Insurance withinthe Department of Regulatory Agencies. Note: Pursuant to Colorado Divisionof Insurance Regulations8-1-3, noticeis hereby given of the availability of a closing protection letterforthe lender, purchaser, lessee or seller in con nectionwiththis transaction. 366 Hanson Ranch Road - Rezoning PEG i 9-0022, wix D Commitment For Title Insurance Issued by OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY NOTICE r IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED. THE COMPANY'S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE POLICY TOA PROPOSED INSURED IDENTIFIED IN SCHEDULE AIN ACCORDANCEWITH THE TERMSAND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. COMMITMENT TO ISSUE POLICY Subject to the Notice; Schedule B, PartI—Requirements; Schedule B, Part ll—Exceptions; and the Comm itmentConditions,Old republic National Title Insurance Company,A Minnesota corporation (the "Company"), commits to issue the Policy according to the terms and provisionsof this Commitment. This Comm i tment i s effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specifieddollar amount as the Proposed PolicyAmount and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been met withi n6 months after the Commitment Date, this Commitment ter min atesand the Company's li abi li tyand obli gati onend. COMMITMENT CONDITIONS 1. DEFINITIONS (a) "Knowledge" or "Known": Actual or imputed knowledge, but not constructivenoti ce i mparted by the Public Records. (b) "Land": The land described in Schedule A and affixedi mprovementsthat bylaw constitutereal property. The term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues,alleys, lanes, ways, or waterways, but thisdoes not modifyor Ii mitthe extent that a rightof access to and from the Land isto be insured by the Policy. (c) "Mortgage":A mortgage, deed of trust, or other securityinstrument, includi ng one evidencedby electronicmeans authorized by law. (d) "Policy": Each contract of title i nsurance, i n a form adopted by the Ameri can Land TitleAssoci ati on,i ssued or to be issued by the Company pursuant to this Commitment. (e) "Proposed Insured": Each person identified n Schedule A as the Proposed Insured of each Policyto be issued pursuant to this Commitment. (f) "Proposed PolicyAmount": Each dollar amount specifiedi n Schedule A as the Proposed PolicyAmount of each Policyto be issued pursuantto this Commitment. (g) "Public Records": Records established understate statutes at the Commitment Date for the purpose of i mparti ngconstructive notice of matters relati ngto real propertyto purchasers for value and without Knowledge. (h) "Title": The estate or i nterestdescri bed in Schedule A. 2. If all of the Schedule B, Part I—Requi rements have not been met withi nthe time period speci f edi n the Commitmentto Issue Policy, Comi tmentterm i nates and the Company's I abi Ii tyand obli gati onend. 3. The Company's liabilityandobligationislimitedbyand this Commitment isnot validwithout: (a) the Notice; (b) the Commitmentto Issue Policy; (c) the Commi tment Condi ti ons; (d) Schedule A; (e) Schedule B, Part I—Requirements; [and] (f) Schedule B, Part II—Exceptions[; and (g) a counter-si gnatureby the Company or its i ssui ng agent that maybe in electroni cf orm. 366 Hanson Ranch Road 4. COMPANY'S RIGHT TO AMEND The Company may amend thi s Commitmentat any time. If the Company amends thi sCommitmentto add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records pri orto the Commitment Date, any Ii abi lityof the Company is Ii mitedby Commitment Conditi on5. The Company shall not be Ii ablefor any other amendment to this Commitment. LIMITATIONS OF LIABILITY (a) The Company's li abi lityunder CommitmentCondi ti on4 is Ii mitedto the Proposed Insured's actual expense i ncurredi nthe i ntervalbetween the Company's deli veryto the Proposed Insured of the Commi tmentand the deliveryof the amended Commitment, resulti ngfrom the Proposed Insured's good faithrelianceto: (I) comply with the Schedule B, Part I—Requi rements; (ii) eli mi nate,wi th the Company's wri ttenconsent, any Schedule B, Part I I—Excepti ons;or (i i i)acqui rethe Titleor create the Mortgage covered by this Commitment. (b) The Company shall not be liable under CommitmentCondition5(a) ifthe Proposed Insured requested the amendment or had Knowledge of the matter and did not notifythe Company about it i nwriti ng. (c) The Company will only have Ii abi lityunder CommitmentConditi on4 ifthe Proposed Insured would not have i ncurredthe expense had the Commitmenti ncluded the added matter when the Commitmentwasfi rstdeliveredto the Proposed Insured. (d) The Company's Ii abi lityshall not exceed the lesser of the Proposed Insured's actual expense incurred in good faithand described in CommitmentConditi ons5(a)(i)through 5(a)(i i i)or the Proposed Poli cyAmount. (e) The Company shall not be Ii ablefor the content of the Transaction Identi fi cati orData, if any. (f) In no event shall the Company be obligatedto i ssuethe Policy referred to i nthisCommitmentunless all of the Schedule B, Part I—Requi rementshave been met to the satisfaction of the Company. (g) In any event, the Company's Ii abi li tyi s Ii mitedby the terms and provi si onsof the Poli cy. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT (a) Only a Proposed Insured identified nSchedule A, and no other person, may make claim under thi sCommitment. (b) Any claim must be based in contract and must be restri ctedsolely to the terms and provi si onsof thi sCommitment. (c) Unti I the Policy is issued, this Commitment, as last revised, is the exclusi veand entire agreement between the parti eswi th respect to the subject matter of this Commi tment and supersedes all pri orcommi tmentnegoti ati ons,representations, and proposals of any kind, whether writtenor oral, express or i mpli ed, relati ngto the subject matter of this Commitment. (d) The deleti on or modifi cati orof any Schedule B, Part II—Excepti ondoes not constitutean agreement or obli gati onto provide coverage beyond the terms and provi si onsof this Commi tmentor the Policy. (e) Any amendment or endorsement to this Commi tmentmust be i nwriti ng[and authenti catedby a person authorized by the Company]. (f) When the Poli cy i s i ssued, all Ii abi Ii tpnd obli gati onunder thi s Commi tmentwi 11 end and the Company's only Ii abi Ii tMi 11 be under the Poli cy. 7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT The i ssui ngagent is the Company's agent only for the Ii mitedpurpose of i ssui ngtitie i nsurancecommitmentsand poli ci es.The i ssui ngagent is not the Company's agent for the purpose of provi di ngclosi ng or settlement services. 8. PRO -FORMA POLICY The Company may provi de, at the request of a Proposed Insured, a pro -forma poli cyi Ilustrati ngthe coverage that the Company may provi de.A pro -forma policy neither reflects the status of Ti tleat the ti methat the pro -forma poli cy i s deli veredto a Proposed Insured, nor i s i to commi tmentto i nsure. 9. ARBITRATION The Poli cycontai nsan arbitration clause. All arbitrable matters when the Proposed Poli cyAmount is $2,000,000 or less shall be arbitrated at the option of eitherthe Company or the Proposed Insured as the exclusive remedy of the parti es.A Proposed Insured may revi ewa copy of the arbitration rules at http1/www.alta.org/arbitration. Issued by: i Land Ti tleGuarantee Company ,++++ TIT,++'+ 3033 East Fi rstAvenue Suite 600 ; • p�iP'�'* Denver, Colorado 80206 • A; * * 303-321-1880 2� _; * l t m - AM E RI CAN LAND TITLE r�r pip �Nd ��• AuthorizedOfficer or Agent 4F I # . Old Republic Nati onalTitleinsurance Company a Stock Company 400 Second Avenue South Mi nneapoli s,Mi nnesota55401 (612)371-1111 Mato— Marx 8fl6rey PM*ident - AM E RI CAN LAND TITLE ASSOCIATION Ieande Yeager Sncrerary +�+ Rezoning 713efl ix D This page is onlya part of a 2016ALTAO Commitment for Title Insurance Old Republic National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy, the Commitment Conditions; Schedule A; Schedule B, Part 1—Requirements; and Schedule B, Part II—Exceptions[; and a counter -signature b ythe Company or its issuing agent that may b ein electronic form] Copyright 2006-2016 American Land Title Association. All r ights reserved. The use of thi s Form (or any derivative thereof) i s restricted to ALTA I censees and ALTA members i n good stand ngas of the date of use. All other uses are prohi bi ted Repri ntedunder I censefrom the American Land Ti tleAssociation. FND. REBAR & ALUM. CAP LS #26598 CHATEAU CHRISTIAN TOWNHOUSES ii --- T 10.0' 10' UTILITY EASEMENT (RN 96382) 5' UTILITY 5'0' EASEMENT � ---------- (RN 102538) R TRACT E EXEMPTION PLAT •10 1UT L ".i- PART OF LOT d, BLOCK 2, VAIL VILLAGE, FIRST FILING, LOT d-1, BLOCK 2, VAIL VILLAGE, FIFTH FILING AND TRACT E, VAIL VILLAGE FIFTH FILING 0' 10' 20' 30' SCALE: 1 " = 10' 0=43'54'52" R=160.17' L=122.76' LSD# N6 ILL8& WASHER T=64.57' yq� ft N, C LEN= 119.78' S� BRG=S 84'35'51 " E N RA/VCH AD TOWN OF VAIL, EAGLE COUNTY, COLORADO PRELIMINARY 5/4/2018 NOTES: 1) Date of Survey: April, 2018. 2) Land Title Guarantee Com pany Order No. V 50050360-5, dated 4/30/2018 was relied upon for all title and easement information. 3) Notice: According to Colorado law you must commence any legal action based upon any defect in this survey within three years after you first discover such defect. In no event, may any action based upon any defect in this survey be commenced more than ten years from the date of the certification shown hereon. 4) Basis of Bearings: found monuments at the most south angle point of Lot d-1, Block 2, Vail Village, Fifth Filing & the most westerly corner of Christiana At Vail Condominiums being N66°02'00"W (see drawing). 5) The purpose of this plat is to vacate the property lines and create a single lot to be known as Lot 1, 366 Hanson Ranch Road Subdivision. 6) The U.S. survey foot is the lineal unit used for the dimensions on this plat. 7) The addresses on this plat are for reference purposes only. Please refer to the Town of Vail Department of Community Development for updated addressing information. ROAD (40 1 I 1 I 1 I I PROPERTY LINE 1 VACATED BY THIS PLAT 1 5.0'-"15' UTILITY EASEMENT 1 I(RN 102538) 1 I I I I 1 I 1 LOT 1, 366 HANSON RANCH ROAD I I 0.3040 ACRES I I 1 I I I 1 I BUILDING 1 OUTLINE I 1 I 1 I I I 1 I 1 I I I I I 1 I I I I — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — I I I I I 1 I I -- -- -- -- -- -- -- 111.21' 35.00' --T—�— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — -- I PROPERTY LINE I 1 VACATED BY THIS PLAT I I I I I I 1 SET REBAR & ALUM. CAP LS #26598 i I I I I I PROPERTY LINES I CREATED BY THIS PLAT N 84'04'48"1 W 131.39' LAND USE SUMMARY Lot AREA USE ADDRESS Lot 1, 366 Hanson Ranch Road 0.3040 acres Public Accommodation 366 Hanson Ranch Road 41199 HIGHWAY 6 & 24, EAGLE—VAIL P.O. BOX 1230 EDWARDS, CO. 81632 (970)949-1406 I ' 1 I 51.66' I-�I UTILITY TRACT E I 1 50 I EASEMENT (RN 102538) I I I I I I I I I I CERTIFICATE OF DEDICATION AND OWNERSHIP Know all men by these presents that VailPoint, LLC, A Colorado Limited Liability Company, being sole owner in fee simple of all the real property situated in the Town of Vail, Eagle County, Colorado, described as follows: PARCEL 1 366 Hanson Ranch Road - Rezoning PEC19-0022, Appendix D FIND PIN & CAPj LS #16827 �; F `` % CHRISTIANA AT VAILi ------- %%%% CONDOMINIUMS ``CONDOMINIUMS `, 660 -----,1,1 1TIVOLI � ool LOT d-1 %LOT e % ; CHATEAU `% I CHRISTIAN % %I TOWNHOUSES11 PART OF LOT d ' Ii ` i i %% I I L-----------1--------------L-------------------���������1������ FIND PIN & CAP LS #26598 That part of Lot d, Block 2, Vail Village, First Filing, according to the recorded plat thereof, beginning at the southeast corner of said Lot d, Block 2, Vail Village, First Filing; thence westerly along the south line of said Lot d, a distance of 111.21 feet; thence on on angle to the right of 90°00'00", a distance of 67.80 feet; thence on an angle of 37°12'30", a distance of 23.61 feet to a point of intersection with the northerly line of said Lot d; thence on an angle of 80'08'50" and along said northerly line and along a curve to the left having a radius of 160.17 feet, a central angle of 32°13'14", an arc distance of 90.07 feet to the northeast corner of said Lot d; thence on an angle of 86°51'56" and along the easterly line of said Lot d, a distance of 69.96 feet to the true point of beginning, County of Eagle, State of Colorado. PARCECL 2 That part of Lot d-1, Block 2, and Tract E, Vail Village, Fifth Filing, according to the map thereof recorded in the office of the Eagle County, Colorado, Clerk and Recorder, described as follows: Beginning at the southwest corner of said Lot d-1, thence along the westerly line of said Lot d-1 N08`00'00"W 69.96 feet to the northwest corner of said Lot d-1, also being on the southerly right of way line of Hanson Ranch Road; thence, along the northerly line of said Lot d-1, also being the SET REBAR & ALUM. southerly right of way of Hanson Ranch road, 32.68 feet along the arc of a curve to the left, CAP LS #26598 having a radius of 160.17 feet, a delta angle of 11'41'22", and a chord that bears N79°17'23"E 32.62 feet; thence departing said northerly line S01°29'38"W 108.75 feet; thence N84°04'48"W 131.39 feet to a point of the extension of the west line of a parcel shown Part of Lot d; thence along said extension, N00°00'00"E 19.82 feet to the southwest corner of said Part of Lot d; thence along the south line of said Part of Lot d, N90°00'00"E 111.21 feet; to the point of beginning, County of Eagle, State of Colorado.. has by these presents laid out, platted and subdivided the same into parcels as shown on this final plat under the name and style of Lot 1, 366 Hanson Ranch Road, a subdivision in the Town of Vail, Eagle County, Colorado. Executed this ______day of _____________- A.D., 2018. Owner: VailPoint, LLC, a Colorado limited liability company Address: ------------------------ -------------------- By: LOT d-1 as: STATE OF____________) )ss. COUNTY OF _____________) The foregoing instrument was acknowledged before me this _____ day of --------------- A.D., 2018 by ------------------------- as ______________________________ of VailPoint, LLC, a Colorado limited liability company. My Commission expires: _ Witness my hand and seal. Notary Public Address:--------------------------- SET REBAR & ALUM. CAP LS #26598 TOWN COUNCIL CERTIFICATE This plat approved by the Town Council of the Town of Vail, Colorado this day of ____________- A.D., 2018, for filing with the Clerk and Recorder of Eagle County and for conveyance to the Town of Vail of the public dedications shown hereon; subject to the provision that approval in no way obligates the Town of Vail for maintenance of roads dedicated to the public until construction of improvements thereon shall have been completed in accordance with Town of Vail specifications and the Town Council of the Town of Vail has by ❑ subsequent resolution agreed to undertake maintenance of the same. This approval does not guarantee that the soil conditions, subsurface geology, ground water conditions, or flooding conditions of any lot shown hereon are such that a building permit or any other required permit will be issued. This approval is with the understanding that all expenses involving all improvements required shall be the responsibility of the subdivider and not the Town of Vail. ATTEST: Town Clerk Town of Vail, Colorado Mayor Town Council Town of Vail, Colorado PLANNING AND ENVIRONMENTAL COMMISSION CERTIFICATE This final plat was approved by the Town of Vail Planning and Environmental Commission this ______ day of ____________I A.D., 2018. ATTEST: Town Clerk Chairman Town of Vail, Colorado Town of Vail Planning and Environmental Commission ADMINISTRATOR CERTIFICATE This final plat is hereby approved by the Town of Vail Administrator this ______ day of ___________- A.D., 2018. ATTEST: Town Clerk Town of Vail TITLE CERTIFICATE Administrator Town of Vail Land Title Guarantee Company does hereby certify that the title to all lands shown upon this final plat has been examined and is vested in: VailPoint, LLC, a Colorado limited liability company and that title to such lands are free and clear of all liens and encumbrances, except as follows: --------------------------- --------- --------- Dated --------------------------------Dated this _____ day of _____________- A.D., 2018. Land Title Guarantee Company 610 West Lionshead Circle #200 Vail, CO 81657 By: ----------------------- as: CERTIFICATE OF TAXES PAID I, the undersigned, do hereby certify that the entire amount of taxes and assessments due and payable as of _ upon all parcels of real estate described on this plat are paid in full. Dated this ______ day of _________- A.D., 2018. Treasurer of Eagle County CLERK AND RECORDER'S CERTIFICATE This Plat was filed for record in the Office of the Clerk and Recorder at ________o'clock ___.M., on this _______day of _________1 2018, and is duly recorded as Reception No.________________. Clerk and Recorder Bv: Deputy --------------------------- SURVEYOR'S CERTIFICATE 5.0 5 UTILITY EASEMENT (RN 102538) I do hereby certify that I am a professional Land Surveyor licensed under — � the laws of the State of Colorado, that this plat is true, correct and 5' UTILITY complete as laid out, platted, dedicated and shown hereon, that such plat 5.0' EASEMENT (RN 102538) was made from an accurate survey of said property by me and under my supervision and correctly shows the location and dimensions of the lots, easements and streets of said subdivision as the same are staked upon the ground in compliance with applicable regulations governing the subdivision of land. In witness thereof I have set my hand and seal this _____ day of _________- A.D., 2018 a) I TRACT E Stan Hogfeldt ------------------------- Colorado PLS 26598 SET REBAR & ALUM. CAP LS #26598 TOWN COUNCIL CERTIFICATE This plat approved by the Town Council of the Town of Vail, Colorado this day of ____________- A.D., 2018, for filing with the Clerk and Recorder of Eagle County and for conveyance to the Town of Vail of the public dedications shown hereon; subject to the provision that approval in no way obligates the Town of Vail for maintenance of roads dedicated to the public until construction of improvements thereon shall have been completed in accordance with Town of Vail specifications and the Town Council of the Town of Vail has by ❑ subsequent resolution agreed to undertake maintenance of the same. This approval does not guarantee that the soil conditions, subsurface geology, ground water conditions, or flooding conditions of any lot shown hereon are such that a building permit or any other required permit will be issued. This approval is with the understanding that all expenses involving all improvements required shall be the responsibility of the subdivider and not the Town of Vail. ATTEST: Town Clerk Town of Vail, Colorado Mayor Town Council Town of Vail, Colorado PLANNING AND ENVIRONMENTAL COMMISSION CERTIFICATE This final plat was approved by the Town of Vail Planning and Environmental Commission this ______ day of ____________I A.D., 2018. ATTEST: Town Clerk Chairman Town of Vail, Colorado Town of Vail Planning and Environmental Commission ADMINISTRATOR CERTIFICATE This final plat is hereby approved by the Town of Vail Administrator this ______ day of ___________- A.D., 2018. ATTEST: Town Clerk Town of Vail TITLE CERTIFICATE Administrator Town of Vail Land Title Guarantee Company does hereby certify that the title to all lands shown upon this final plat has been examined and is vested in: VailPoint, LLC, a Colorado limited liability company and that title to such lands are free and clear of all liens and encumbrances, except as follows: --------------------------- --------- --------- Dated --------------------------------Dated this _____ day of _____________- A.D., 2018. Land Title Guarantee Company 610 West Lionshead Circle #200 Vail, CO 81657 By: ----------------------- as: CERTIFICATE OF TAXES PAID I, the undersigned, do hereby certify that the entire amount of taxes and assessments due and payable as of _ upon all parcels of real estate described on this plat are paid in full. Dated this ______ day of _________- A.D., 2018. Treasurer of Eagle County CLERK AND RECORDER'S CERTIFICATE This Plat was filed for record in the Office of the Clerk and Recorder at ________o'clock ___.M., on this _______day of _________1 2018, and is duly recorded as Reception No.________________. Clerk and Recorder Bv: Deputy Ic City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: March 9, 2020 ITEM/TOPIC: A request for the review of a variance from Section 12-7A-11: Parking and Loading, Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow for a variance from the prohibition of parking located within the front setback and from the requirement that 75% of the required parking be located within the main building, located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision, and setting forth details in regard thereto. (PEC20-0003) Please see PEC19-0008 Major Exterior Alteration for Staff Memorandum and associated documents. Ic City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: March 9, 2020 ITEM/TOPIC: A request forth e review of a Major Exterior Alteration, pursuant to Section 12-7A-12, Exterior Alterations or Modifications, Vail Town Code, to allow for the replacement of the existing structure with a seven (7) suite private lodge with related site improvements, located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision, and setting forth details in regard thereto. (PEC19- 0008) And A request for the review of a variance from Section 12-7A-11: Parking and Loading, Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow for a variance from the prohibition of parking located within the front setback and from the requirement that 75% of the required parking be located within the main building, located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision, and setting forth details in regard thereto. (PEC20-0003) ATTACHMENTS: File Name Staff Memorandum.pdf Attachment A. Vicinity Map.pdf Attachment B. Applicant Narrative updated February 10 2020.pdf Description Staff Memorandum Attachment A. Vicinity Map Attachment B. Applicant Narrative, updated February 10, 2020 Attachment C. Plan Set Berglund Architects February 5 2020 Part1.pdf Attachment C. Plan Set, Berglund Architects, February 5, 2020_Part1 Attachment C. Plan Set Berglund Architects February 5 2020 Part2.pdf Attachment C. Plan Set, Berglund Architects, February 5, 2020_Part2 Attachment D. PEC worksession minutes May 13 2019.pdf Attachment D. PEC worksession minutes, May 13, 2019 0) rowN of vain Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: March 9, 2020 SUBJECT: A request for the review of a Major Exterior Alteration, pursuant to Section 12-7A-12, Exterior Alterations or Modifications, Vail Town Code, to allow for the replacement of the existing structure with a six (6) suite/ one (1) bunkroom lodge with related site improvements, located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision. (PEC19-0008) A request for the review of a variance from Section 12-7A-11: Parking and Loading, Vail Town Code in accordance with the provisions of Section 12- 17, Variances, Vail Town Code, to allow for a variance from the prohibition of parking located within the front setback and from the requirement that 75% of the required parking be located within the main building, located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision, and setting forth details in regard thereto. (PEC20-0003) Applicant: VailPoint LLC, represented by Sarah J. Baker P.C. Planner: Jonathan Spence I. DESCRIPTION OF REQUEST The applicant, VailPoint LLC, represented by Pylman & Associates, Inc. and Sarah J. Baker P.C., is requesting a review of a Major Exterior Alteration, pursuant to Section 12- 7A-12, Exterior Alterations or Modifications, Vail Town Code, to allow for the replacement of the existing structure with a six (6) suite/ one (1) bunkroom lodge with related site improvements, located at 366 Hanson Ranch Road/ Lot 1, 366 Hanson Ranch Road Subdivision. The applicants are also requesting the review of a variance from Section 12-7A-11: Parking and Loading, Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow for a variance from the prohibition of parking located within the front setback and from the requirement that 75% of the required parking be located within the main building. The applicant and staff are continuing to work through issues that have arisen through the review process. As a result, it is requested that this meeting serve as a re- introduction to the project and an opportunity to discuss its components. As opposed to a formal criterion -based analysis, staff has provided a list of discussion topics in Section VII. of this report. At the conclusion of presentations and discussions on this item, it is requested that this item be continued to the March 23, 2020 public hearing. A vicinity map (Attachment A), applicant narrative, updated February 10, 2020 (Attachment B) Plan Set, Berglund Architects, February 5, 2020 (Attachment C), and PEC worksession minutes, May 13, 2019 (Attachment D) are included for review. II. BACKGROUND In 1963, Vail Associates conveyed the entirety of Lot d, Block 2, Vail Village First Filing (Lot d) to Christiania -at -Vail, Inc. (VailPoint's predecessor in title). Lot d is comprised of the present-day Christiania at Vail Lodge, the Chateau Christian Condominiums, and the single family residence at 366 Hanson Ranch Road. Over time and apparently prior to enactment of subdivision regulations in the Town Christiania- at -Vail, Inc. severed portions of Lot d. They did so by recording deeds that described these smaller parcels by metes and bounds description. These deeds effectively served to subdivide Lot d, although not through the process that would be required today. The property at 366 Hanson Ranch Road is one of these severed parcels. The property has an existing residence that was built in the early 1960s, prior to the incorporation of Vail as a Town in 1966. It is located between the Christiania at Vail Lodge and Chateau Christian Condominiums to the west, and the Tivoli Lodge to the east. The land to the south of the home and to the east of the home (between the home and the Tivoli Lodge) is owned by Vail Resorts. The land to the east of the home is Lot d-1, Block 2, Vail Village Fifth Filing. The lands south of the home are a part of Tract E, Vail Village Fifth Filing. For as long as 50 years, the existing property and portions of Lot d-1 and Tract E have been surrounded by a fence. For unknown reasons, the fence was not built on the deeded property line and instead encloses a larger area, both to the south and east. All previous owners have treated the fenced area as an integral part of the property and have landscaped and maintained it consistent with the remainder of the property. The aerial photo below illustrates this situation. Town of Vail Page 2 In January 2018, the Eagle County District Court entered an Order and Decree Quieting Title (Court Order) to this area outside the deed boundary but inside the fence. Recognizing the historic conditions, the Court Order declared VailPoint to be the fee simple owner of all of the lands within the fence. On June 25, 2018 the PEC approved an Exemption Plat pursuant to Section 13-12-3 that consolidated all of the property located within the historic fence into one lot, Lot 1 of the 366 Hanson Ranch Road Subdivision. The unintended consequence of the approval without a change in the zoning of the property is a lot with multiple zonings. On May 13, 2019 a worksession with the PEC was held to discuss a proposed Exterior Alteration to replace the existing structure with a new lodge. The rezoning of the property was also discussed. The minutes from this worksession are included as Attachment D. III. APPLICABLE PLANNING DOCUMENTS Staff believes that following provisions of the Vail Land Use Plan, the Vail Village Master Plan and the Vail Town Code are relevant to the review of this proposal-. TITLE 12: ZONING REGULATIONS, VAIL TOWN CODE Article A. Public Accommodation (PA) District (in part) 12-7A-1: PURPOSE: The public accommodation district is intended to provide sites for lodges and residential accommodations for visitors, together with such public and semipublic facilities and Town of Vail Page 3 limited professional offices, medical facilities, private recreation, commercial/retail and related visitor oriented uses as may appropriately be located within the same zone district and compatible with adjacent land uses. The public accommodation district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are permitted as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district. (Ord. 29(2005) § 24: Ord. 23(1999) § I.- Ord. :Ord. 30(19 77) § 7: Ord. 8(19 73) § 7.100) 12-7A-2: PERMITTED USES.- The SES:The following uses shall be permitted in the PA district.- Automated istrict: Automated teller machines (ATMs) exterior to a building. Employee housing units, as further regulated by chapter 13 of this title. Lodges, including accessory eating, drinking, or retail establishments located within the principal use and not occupying more than ten percent (10%) of the total gross residential floor area of the main structure or structures on the site; additional accessory dining areas may be located on an outdoor deck, porch, or terrace. (Ord. 12(2008) § 11) 12-7A-3: CONDITIONAL USES.- The SES: The following conditional uses shall be permitted in the PA district, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title.- Bed itle: Bed and breakfasts, as further regulated by section 12-14-18 of this title. Communications antennas and appurtenant equipment. Fractional fee club units, as further regulated by subsection 12-16-7A8 of this title. Healthcare facilities. Lodges, including accessory eating, drinking, or retail establishments located within the principal use and occupying between ten percent (10%) and fifteen percent (15%) of the total gross residential floor area of the main structure or structures on the site. Major arcades. Private clubs and civic, cultural and fraternal organizations. Private parking structures. Town of Vail Page 4 Private unstructured parking. Professional and business offices. Public and private schools. Public buildings, grounds and facilities. Public parking structures. Public parks and recreational facilities. Public transportation terminals. Public unstructured parking. Public utility and public service uses. Religious institutions. Ski lifts and tows. Theaters and convention facilities. (Ord. 12(2008) § 11) 12-7A-4: ACCESSORY USES.- The SES: The following accessory uses shall be permitted in the PA district.- Home istrict: Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of section 12-14-12 of this title. Meeting rooms. Minor arcades. Swimming pools, tennis courts, patios, or other recreation facilities customarily incidental to permitted lodge uses. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. (Ord. 29(2005) § 24: Ord. 23(1999) § 1: Ord. 6(1982) § 8(b): Ord. 8(1973) § 7.400) 12-7A-5: LOT AREA AND SITE DIMENSIONS.- The IMENSIONS: The minimum lot or site area shall be ten thousand (10, 000) square feet of buildable area and each site shall have a minimum frontage of thirty feet (30). Each site shall be Town of Vail Page 5 of a size and shape capable of enclosing a square area eighty feet (80) on each side within its boundaries. (Ord. 23(1999) § 1: Ord. 12(1978) § 3) 12-7A-6: SETBACKS.- In ETBACKS: In the PA district, the minimum front setback shall be twenty feet (20), the minimum side setback shall be twenty feet (20), and the minimum rear setback shall be twenty feet (20). At the discretion of the planning and environmental commission and/or the design review board, variations to the setback standards outlined above may be approved during the review of exterior alterations or modifications (section 12-7A-12 of this article) subject to the applicant demonstrating compliance with the following criteria.- A. riteria: A. Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas. B. Proposed building setbacks comply with applicable elements of the Vail Village urban design guide plan and design considerations. C. Proposed building setbacks will provide adequate availability of light, air and open space. D. Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacent properties. E. Proposed building setbacks will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. (Ord. 29(2005) § 24: Ord. 23(1999) § 1: Ord. 50(1978) § 2) 12-7A-7: HEIGHT: For a flat roof or mansard roof, the height of buildings shall not exceed forty five feet (45). For a sloping roof, the height of buildings shall not exceed forty eight feet (48). (Ord. 23(1999) § 1: Ord. 37(1980) § 2) 12-7A-8: DENSITY CONTROL: Up to one hundred fifty (150) square feet of gross residential floor area (GRFA) may be permitted for each one hundred (100) square feet of buildable site area. Final determination of allowable gross residential floor area shall be made by the planning and environmental commission in accordance with section 12-7A-12 of this article. Specifically, in determining allowable gross residential floor area the planning and environmental commission shall make a finding that proposed gross residential floor area is in conformance with applicable elements of the Vail Village urban design guide plan and design considerations. Total density shall not exceed twenty five (25) dwelling Town of Vail Page 6 units per acre of buildable site area. For the purposes of calculating density, employee housing units, accommodation units and fractional fee club units shall not be counted towards 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. 29(2005) § 24: Ord. 5(2003) § 4: Ord. 31(2001) §§ 3, 5: Ord. 23(1999) § 1: Ord. 50(1978) § 19.- Ord. 9:Ord. 12(1978) § 2) 12-7A-9: SITE COVERAGE.- Site OVERAGE: Site coverage shall not exceed sixty five percent (65%) of the total site area. Final determination of allowable site coverage shall be made by the planning and environmental commission and/or the design review board in accordance with section 12-7A-12 of this article. Specifically, in determining allowable site coverage the planning and environmental commission and/or the design review board shall make a finding that the proposed site coverage is in conformance with applicable elements of the Vail Village urban design guide plan and design considerations. (Ord. 29(2005) § 24: Ord. 23(1999) § 1: Ord. 17(1991) § 7: Ord. 8(1973) § 7.507) 12-7A-10: LANDSCAPING AND SITE DEVELOPMENT: At least thirty percent (30%) of the total site area shall be landscaped. The minimum width and length of any area qualifying as landscaping shall be fifteen feet (15) with a minimum area not less than three hundred (300) square feet. (Ord. 23(1999) § 1: Ord. 19(1976) § 8: Ord. 8(1973) § 7.509) 12-7A-11: PARKING AND LOADING.- Off OADING: Off street parking and loading shall be provided in accordance with chapter 10 of this title. At least seventy five percent (75%) of the required parking shall be located within the main building or buildings and hidden from public view. No at grade or above grade surface parking or loading area shall be located in any required front setback area. Below grade underground structured parking and short term guest loading and drop off shall be permitted in the required front setback subject to the approval of the planning and environmental commission and/or the design review board. (Ord. 29(2005) § 24: Ord. 23(1999) § 1: Ord. 19(1976) § 8: Ord. 8(1973) § 7.510) 12-7A-12: EXTERIOR ALTERATIONS OR MODIFICATIONS: A. Review Required: The construction of a new building or the alteration of an existing building shall be reviewed by the design review board in accordance with chapter 11 of this title. However, any project which adds additional dwelling units, accommodation units, fractional fee club 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 Town of Vail Page 7 the planning and environmental commission as a major exterior alteration in accordance with this chapter and section 12-3-6 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. The following submittal items are required: 1. 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. 2. 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. 3. 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. 4. 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. 5. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article shall lapse and become void three (3) 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. 29(2005) § 24: Ord. 5(2003) § 5: Ord. 31(2001) § 7: Ord. 23(1999) § 1) 12-7A-13: COMPLIANCE BURDEN.- Town URDEN: Town of Vail Page 8 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 public accommodation district, that the proposal is consistent with applicable elements of the Vail Village master plan, the Vail Village urban design guide plan and the Vail streetscape 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. 29(2005) § 24: Ord. 23(1999) § 1) 12-7A-14: MITIGATION OF DEVELOPMENT IMPACTS.- Property MPACTS: 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. Substantial off site impacts may include, but are not limited to, the following: deed restricted employee housing, roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank restoration, loading/delivery, 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. 29(2005) § 24: Ord. 23(1999) § 1) 12-7A-15: ADDITION OF GROSS RESIDENTIAL FLOOR AREA TO EXISTING PA PROPERTIES.- For ROPERTIES: For any gross residential floor area added to a public accommodation zoned property following the effective date hereof, a minimum of seventy percent (70%) of the added gross residential floor area shall be devoted to accommodation units, or fractional fee club units subject to the issuance of a conditional use permit. This limitation shall not apply to gross residential floor area being added in accordance with sections 12-15-4 and 12-15-5 of this title. (Ord. 23(1999) § 1) Vail Land Use Plan (in part) Chapter 11- Land Use Plan Goals / Policies (in part) 1. General Growth/Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. Town of Vail Page 9 1.3 The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). Chapter VI — Proposed Land Use (in part) GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRY AND PROMOTE YEAR - AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND FOR THE COMMUNITY ASA WHOLE. Objective 2.1: Recognize the variety of land uses found in the 11 sub -areas throughout the Village and allow for development that is compatible with these established land use patterns. Objective 2.3: Increase the number of residential units available for short term overnight accommodations. Policy 2.3.1: The development of short term accommodation units is strongly encouraged. Residential units that are developed above existing density levels are required to be designed or managed in a manner that makes them available for short term overnight rental. Objective 2.5: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. Vail Village Master Plan (in part) GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE PRESERVING UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN ORDER TO SUSTAIN ITS SENSE OF COMMUNITY AND IDENTITY. Objective 1.2: Encourage the upgrading and redevelopment of residential and commercial facilities. GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRYAND PROMOTE YEAR - AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND FOR THE COMMUNITYAS A WHOLE. Objective 2.1: Recognize the variety of land uses found in the 11 sub -areas throughout the Village and allow for development that is compatible with these established land use patterns. Policy 2.1 The zoning code and development review criteria shall be Town of Vail Page 10 consistent with the goals and objectives of the Vail Village Master Plan. Objective 2.3: Increase the number of residential units available for short-term overnight accommodations. Policy 2.3.1: The development of short term accommodation units is strongly encouraged. Residential units that are developed above existing density levels are required to be designed or managed ina manner that makes them available for short term overnight rental. IV. SITE ANALYSIS Address: 366 Hanson Ranch Road Legal Description: Lot 1, 366 Hanson Ranch Road Subdivision Existing Zoning: Public Accommodation (PA) District and Agriculture and Open Space (A) District Proposed Zoning: Public Accommodation (PA) District Land Use Plan Designation: Vail Village Master Plan Current Land Use: Single Family Dwelling Unit Proposed Land Use: Lodge Geological Hazards: None Development Required by Town Proposed Complies? Standard Code Lot Size Min. 10,000 sq. ft. .304 acre (13,242 sq. ft.) Complies Minimum Setbacks* Front — 20' Front: 20** TBD Side — 20' Side (E): 9' Rear -20' Side (W): 10'2" Rear: 24'6 Maximum Height*** Flat: 45' 81 ft. max Complies Sloped: 48' 71 ft. average GRFA Max. 150/100 Buildable 6,849 sq. ft. Complies Site Area or 19,863 sq. ft. * Site coverage Max. 65% of site area or 5,429sq. ft. or 41 % Complies maximum 8,607 sq. ft. Minimum Landscaping Min. 30% of site area or TBD TBD 3,973 sq. ft. Required Parking .7 per accommodation 3 enclosed spaces Variance requested unit or 4.9 spaces 2 spaces located within front setback * At the discretion of the planning and environmental commission and/or the design review board, variations to the setback standards outlined above may be approved during the review of exterior alterations or modifications. ** Per Section 14:10:4, Porches/steps/decks/patios within five feet (5') of ground level may encroach 50% into the required setback. The proposed rear setback for the patio/deck is < five feet (5') while the proposed setback for the roof of the entry is approximately seven feet (T). Town of Vail Page 11 V. SURROUNDING LAND USES AND ZONING Existing Use Zone District North: Lodging/Multifamily Public Accommodation (PA) District South: Open Space Agriculture and Open Space (A) District East: Lodging/Multifamily SDD #37, Tivoli Lodge with an underlying zoning of Public Accommodation (PA) District West: Lodging/Multifamily SDD #28, Christiania at with an underlying zoning of Vail Public Accommodation (PA) District VI. REVIEW CRITERIA Within the Public Accommodations District, new development is required to demonstrate compliance or consistency with the following: • Purpose of the PA District; • Applicable elements of the Vail Village Master Plan; • Applicable elements of the Vail Village Urban Design Guide Plan; • Applicable elements of the Vail Streetscape Master Plan; • The proposal does not otherwise 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 The review criteria and necessary findings for the granting of the requested variance is as follows: A. Factors Enumerated: Before acting on a variance application, the planning and environmental commission shall consider the following factors with respect to the requested variance: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. Town of Vail Page 12 4. Such other factors and criteria as the commission deems applicable to the proposed variance. B. Necessary Findings: The planning and environmental commission shall make the following findings before granting a variance: 1. That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone district. 2. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or more of the following reasons: a. The strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptional or extraordinary circumstances or conditions applicable to the site of the variance that do not apply generally to other properties in the same zone district. c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same zone district. Prior to a formal public hearing on this application, staff will present a full analysis of this review criterion. VII. DISCUSSION TOPICS Staff recommends the following possible topics for discussion: • The project's proposed setbacks and alignment with the requirements of Section 12-7A-6: Setbacks as provided in Section III of this memorandum (page 6). • The project's requested variance from the parking and loading standards of the Public Accommodations (PA) Zone District. • The proposed tower element and its relationship to adjacent properties and uses. • The bulk and mass of the project as it relates to the development standards and the context of the development. Town of Vail Page 13 VIII. STAFF RECOMMENDATION It is requested that this item be continued to the March 23, 2020 public hearing. IX. ATTACHMENTS A. Vicinity Map B. Applicant Narrative, updated February 10, 2020 C. Plan Set, Berglund Architects, February 5, 2020 D. PEC worksession minutes, May 13, 2019 Town of Vail Page 14 I Ito. a EC' - I ' > Ito \ .glop, ! z � � i T I L +y 1 !1 NpNSoN RpN�N I 1 1 --- -- -.MAMLANO �, AVANTI LODGE Project Narrative in support of Application for Major Exterior Alteration Permit and Parking Variance 366 Hanson Ranch Road Submittal Date: March 15, 2019 Updated: February 10, 2020 IV T f� Table of Contents Table of Contents Page Introduction............................................................................................................. 2 Project Overview and Background.......................................................................... 5 A. Background of the Property....................................................................... 5 B. Zoning of the Property............................................................................... 7 C. Surrounding Land Use................................................................................ 7 D. Private Restrictive Covenants..................................................................... 8 Description of the Project....................................................................................... 11 A. Development Program............................................................................... 11 B. Project's Conformance with Zoning........................................................... 11 C. Development Standards............................................................................. 13 D. Vail's Inclusionary Zoning Ordinance......................................................... 14 Conformance with Applicable Review Criteria........................................................ 15 A. General Review Criteria.............................................................................. 15 1. Vail Village Master Plan...................................................................... 15 2. Vail Village Urban Design Guide Plan ................................................. 20 3. Vail Streetscape Master Plan.............................................................. 22 4. Neighborhood Character and Vail Comprehensive Plan .................... 23 B. Setback Variations Review Criteria............................................................ 23 C. Restrictions on Additional GRFA................................................................ 25 ParkingVariance...................................................................................................... 26 A. Review Criteria........................................................................................... 26 B. Surrounding Properties.............................................................................. 29 ApplicationMaterials.............................................................................................. 31 Table of Contents AVANTI LODGE Project Narrative in support of Application for Major ExteriorAlteration Permit and Parking Variance TO: Planning and Environmental Commission, Town of Vail RE: Avanti Lodge / 366 Hanson Ranch Road, Vail, CO DATE: February 10, 2020 Notable Updates: • Further developed the sun/shade analysis to reflect existing conditions and to demonstrate incremental impactfrom redevelopment. • Revised landscap e p Ian to (i) add additional landscap ing, and (ii) clarify trees to remain and to be removed. • Demonstrate compliance with parking requirements, subject to requested variances for covered parking and parking within front setback. • Revised floor p Ian. • Relocated hot tub on south, ground level patio. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 1 Updated: February 10, 2020 I. INTRODUCTION This project narrative describes the background, purpose and details of the proposed development of Avanti Lodge, a redevelop mentof 366 Hanson Ranch Road, Vail, Colorado (Avanti Lodge). The owner and develop erof Avanti Lodge is VailPoint LLC, a Colorado limited liability comp any(Applicant). Avanti Lodge, under Applicant's ownership, will be offered for lodging rental by Cuv6e, a Denver-based owner, manager and curator of a rare collection of ultra -luxury villas, chalets and private resorts in celebrated global destinations. Ap p licantand Cuv6e's shared vision for Avanti Lodge is to afford its guests—typ ically multigenerational family and friends— a p rivate, exclusive resort almost in Vail Village. Given its prime location, guests at Avanti Lodge are perfectly situated to enjoy all of the best that Vail has to offer within walking distance, consistent with the objectives and policies set forth in Goal #2 of the Vail Village Master Plan, adopted January 16, 1990, Updated February 18, 2009 and Amended August 21, 2012 (VVMP). The redevelopment is proposed as a Major Exterior Alteration (Application) in accordance with the p rocedure established by Vail Municipal Code (VMC) § 12-7A-12. Ap p licant also requests a parking variance that will (i) allow a reduction in the number of covered spaces from 4 to 3, and (ii) permit surface sp aces to be located within the front setback, each consistent with treatment extended by the Town to neighboring properties with the same Public Accommodation (PA) zoning. This narrative is submitted, with its supportingattachments, forthe record in supportoftheTownof Vail's (Town) requirements forthe Applicatior) as adopted in the VMC. The develop mentsite for Avanti Lodge is comprised of a single lot as dep icted on the Exemption Plat— Lot 1, 366Hanson Ranch Road Subdivision (Property), Assessor Parcel No. 2101-082-90-001. Presently, a functionally obsolete single-family residence exists on the Property as a pre-existing non- conforming zoning use. The three level, seven -bedroom residence was constructed in 1965 and is approximately 8,122 square feet. Portions of the residence have been upgraded over the decades, but upgrades have been limited to minor interior remodels with little continuity. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 2 Updated: February 10, 2020 g Photo: 366Hanson Ranch Road, streetviewfrom north Upon redevelopment Avanti Lodge will be a seven -room' lodge with related site, recreational, and landscape improvements commensurate with its quality and premium location within Vail Village. Depiction: ProposedAvanti Lodge, streetviewfrom the northeast 1 Six suites and lower -level bunk room. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 3 Updated: February 10, 2020 The project vicinity map below depicts the Property and the neighboring properties :t r`ee- 10, � r � f I_ s IL Christiania Lodge Avanti Lodge Tivoli Lodge (Subject) Chateau Christian Townhomes Source: Eagle CountyGlSMapping — ProjectVicinity; labels to adjacentbuildings added Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 4 Updated: February 10, 2020 II. PROJECT OVERVIEW and BACKGROUND A. Background of the Property In 1965, before the Town of Vail was incorporated, the existing residence was built on the east side of the +/- 0.75 -acre Lot d, Vail Village First Filing.2 In 1968—and before the Town had subdivision regulations— the original owner severed the homesite from the remaining +/- 0.50 acres of Lot d, on which the Christiania Lodge and Chateau Christian were, or have since been, constructed. Sometime before 1968, the original owner built a fence enclosing the Property. Not unusual for its time, the fence was built beyond the boundary of the original parcel. In addition to the deeded property, the fence enclosed a portion of adjacent Tract E to the south and adjacent Lot d-1 to the east. 366 Hanson Ranch Road 4F Source: September26,1968 US Geological Service Aerial This boundaryproblem was addressed and resolved in 2018. In VailPointLLCv. The VailCorporation, Case No. 2017CV30207, Eagle County, Colorado, Applicantasserted a claim of adverse possession based on Applicant's predecessors' adverse, open, notorious and continuous use of the land inside the fence for roughly fifty (50) years. The Eagle County, Colorado District Court entered an Order and Decree Quieting Title (Decree), confirming Applicant's ownership of all land inside the fence. Subsequently, the Vail Planning and Environmental Commission approved the Lot 1, 366 Hanson Ranch Road Subdivision Exemption Plat, creating the current lot, which is approximately 108 feet on its north/south line, and 130 feet on its east/west line, for a total size of 0.304 acres (Lot). 2 Lot d is comprised of three present-day p arcels: the 366 Hanson Ranch Road homesite, the Chateau Christian condominiums, and the Christiania hotel and condominiums. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 5 Updated: February 10, 2020 The home on the Property historically has been used as a single-family residence, a legal non -conforming use' that is not in compliance with its PA zoning. The approval sought in this Ap p lication offers the Town the opportunityto correct this non -conforming use. Courts in Colorado have long held that non- conforming uses are disfavored and should be eliminated. See Hartley v. City of Colorado Springs, 764 P.2d 1216 (Colo. 1988). As discussed in this narrative below, Avanti Lodge falls squarelywithin the criteria fora "Lodge" under the Town's ap p licabledefinitions, a permitted use in the Public Accommodation zone district. For this reason alone, Avanti's redevelopment proposal includes the significant benefit of enhancing the implementation of Vail's zoning ordinances and master plan goals. The Avanti Lodge redevelopment furthersatisfies one of the VVMP's overarching goals: Upgrading buildings: Vail Village has not escaped the aging process. There is a need to encourage the continued upgrading and enhancement of existing lodging and commercial facilities within the Village In order to maintain the unique character that is its main attraction. Source: Vail Village MasterPlan, p.3. Although the present home is a site of understandable nostalgia for some, including the Applicant, its 55 - years of use are evident in everything from its mechanical systems and interior design to its exterior ap p earancein one of the most well -traveled guest corridors in the Town of Vail. Keeping the Property in its present condition is not, realistically, a safe or viable option. Applicant has strived to p resent a redevelop mentp rop osalthat is consistent with the Town of Vail zoning and p olicygoals, while at the same time honoring the Property's iconic significance in Vail's history. ' A non -conforming use is a use that was lawful p riorto the adoption of a zoning regulation prohibiting the use, but that does not comp lywith the requirements of that regulation. See Tri-State Generation & Transmission Co. v. City of Thornton, 647 P.2d 670 (Colo. 1982). Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 6 Updated: February 10, 2020 B. Zoning of the Property The Property is thought by App Iicantand Town Staff to be the only parcel in the Town that has multiple zone districts. A portion of the Lot is zoned Public Accommodation (PA), and the remainder is zoned Agriculture/Open Space (A OS). Also pending before the PEC is Applicant's Petition for Zone District Boundary Amendment, Planning Commission File No. PEC 19-0022. For purposesof this Application, Ap p licanthas assumed a singular Public Accommodation zone district for the entire Lot, consistent with the approval sought in PEC 19-0022. C. Surrounding Land Use The area surrounding the Property includes PA -zoned lands on the north, east4 and west. Each of these properties—Christiania, Chateau Christian, Tivoli, Rams -Horn, Galatyn Lodge, and Villa Valhalla—has been developed (and in some cases, redeveloped) and is operated as either a lodge or condominium. The property is across from the Parking -zoned Founders Parking Garage. Source: Town of Vai1GISMapping, Zoning Layerwith SDD OverlayDistricts To the south, the Property is adjacent to a strip of privately owned, A/OS-zoned land (a portion of the larger Tract E) that is approximately 100 feet wide before transitioning to the Two -Family Primary/Secondary Residential properties on Mill Creek Circle. 4 The parcel immediately to the east of the Property is a pedestrian p ath zoned Agriculture/Open Space located on Lot d-1. Immediately to the east of that path is the PA -zoned Tivoli Lodge. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 7 Updated: February 10, 2020 D. Private Restrictive Covenants In the 1960s, prior to formation of the Town and enactment of zoning regulations, various private restrictive covenants were recorded against Tract E and Lot d-1. Tract E (outlined in yellow) Source: Eagle CountyGlSMapping N Lot d-1 Over the years, numerous improvements and structures have been built in violation of these covenants. Up and down Tract E, from Vail's incorporation in 1966 until as recently as 2013, the Town has approved developments that violate the covenants. Pirate Ship Park and the pedestrian path violate one of the covenants; various buildings and commercial enterprises violate some of the covenants; other landscaping improvements by public and p rivate p arties violate other covenants. Historically, the Town has also re -subdivided and re -zoned portions of what was formerly Tract E (or other tracts that were burdened by the same covenants to which Tract E was subject) and permitted redevelopment on them.' 'Specifically, and without limitation, in 1995, the Town agreed to the resubdivision of a portion of Tract E and apart of Lot c, Block 5-C, Vail Village First Filing and Golden Peak House; building improvements presently exist in this formerarea of Tract E. To the east of the Property, the redevelopment of the Rams -Horn property likewise ignored Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 8 Updated: February 10, 2020 These various covenants, to the extent they have not been abandoned or become non -enforceable as a result of the long history of violations, are not at issue in this Ap p lication. The question of enforceability of the covenants, and whether this project contravenes them like others have, is not one that requires resolution in this context. With that said, much has been made in some of the public comment on this application about the development's impact on open space, and in particular, Tract E. To be clear, the re -development as it is proposed (1) does not include any building on any land that is outside the fence line as it has existed for more than 50 years, and (2) includes building less than three feee into what was formerly a portion of Tract E at the southeast corner of the structure. I _ - -- -J lit •� I'�4� 7-7-„ Outlinedin green —portion of building footprint in former TractE, 32sf the covenants applicableto Tract F-1, which tract is subject to the same covenants as those that applyto Tract E. Rams -Horn's swimming pool, hot tub, and a portion of their project's building are all located within the boundary of Tract F-1, as it was originally p latted. See Map of Rams -Horn Lodge Condominiums, ap p rovedby the Town of Vail Zoning Administrator on June 14, 1985, and recorded June 18, 1985 in Book 417 at Page 302. 'The structure is proposed to be located 2'-8" into formerT ractE at ground level. Above ground level, the maximum deck protrusion into former Tract E is 4'-2". Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 9 Updated: February 10, 2020 Similar to other areas of Tract E surrounding the property and outside the fence, a portion of the former Tract E that is inside the fence will be improved for outdoor recreational use. The area of Tract E surrounding the property outside the fence will be enhanced with landscaping improvements commensurate with the appearance and quality of landscaping installed by adjacent properties that have been recently renovated. Applicant's proposal significantly enhances the appearance of this property along one of Vail's well -traveled guest corridors. Photo: Southwestview, currentconditions, January28, 2020 Rendering: Southwestview, proposed condition At the p ublichearing on this matter, Ap p licantwill exp Iain this building siting, including the less than three feet that are located on what was formerly a portion of Tract E. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 10 Updated: February 10, 2020 III. DESCRIPTION OF THE PROJECT Ap p licant seeks to remove the existing structure and build a new structure under the Major Exterior Alteration Permit application process codified in VMC § 12-7A-12. Given the limitations of the site, Applicant's proposal requires a parking variance from the town. Deviations from setback standards are requested pursuant to the unique authority vested in the Planning and Environmental Commission and the Design Review Board in the PA zone district pursuant to VMC § 12-7A-6. These deviations are consistent with—and in most cases, more conservative than—variations approved by the Town for other projects within the PA zone district.' A. Development Program Avanti is p urposedesigned to support its use as a lodge, offering all the amenities of a 5 -star resort on a residential scale. Avanti offers six Presidential suites, each with its own five -piece bath, modest closet and separate sitting room. Additionally, Avanti includes one lower -level bunk room, bringing the lodge to a total of seven rooms. Individual suites can be rented, or the Property can be rented by a single group as a whole -lodge rental. It is the present intention and Cuvee's business model to rent the Property, generally, as an entire lodge to one group at a time. In designing Avanti, App licant and Cuvee p laced a strong emp hasis on recreational activities for its guests. On the lower level, Avanti includes a state-of-the-art spa and fitness center, bowling alley, and bar. The main level lounge, dining and guest kitchen near the front entry function as a lobby area. In addition to the guest kitchen, the main level includes a staff kitchen to accommodate large gatherings, including weddings. It includes an extensive wine cave and multiple smaller common areas throughout the lodge to gather and socialize. Avanti's recreation amenities extend outside. The lodge includes a lounge area, hot tub and fire pit, both on the ground level and on a south -facing roof deck. On the ground level, the patio is screened on the west with a six-foot landscape wall with water feature to provide visual and acoustic screening for p r i✓acy. B. Project's Conformance with Zoning The Town's stated purpose of the PA zone district is to "provide sites for lodges and residential accommodations for visitors... The public accommodation district is intended to ensure adequate light, air, open space and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site developmentstandards." VMC § 12-7A-1. In the PA zone district, "Lodges" are a permitted use. See VMC § 12-7A-2. A "Lodge" is "a building or group of associatedbuildingsdesignedf oroccupancyprimarily as a temporarylodging placeof individuals or families either in accommodation units or dwelling units, in which the gross residential floor area For example, Chateau Christian Townhouses, the project immediately adjacent to the subject to the west, has a setback of less than six (6) feet. See Site Plan, SheetA2.0. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 11 Updated: February 10, 2020 devoted to accommodation units or fractional fee club units is equal to or greater than seventy percent (70%) of the total gross residential f loorarea on the site, and in which all such units are operatedundera single management providing the occupants thereof customary hotel services and facilities." VMC § 12- 2-2. Avanti Lodge fits squarely within the definition. It is a single building designed for occupancy primarily as a short-term rental for individuals or families in accommodation units. Under Applicant's ownership, it is anticipated that Avanti will be offered for rental stays by Cuvee, which provides its guests with unparalleled, personalized services similar to those offered in customary hotel facilities. By the numbers, Avanti's seven accommodation units have a combined GRFA of 4,767 square feet, which equals the required seventy percent (70%) mandated by the definition of "Lodge" in the VMC. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 12 Updated: February 10, 2020 C. Development Standards A summaryof develop mentstandards as prescribed bythe PAzone districtand as proposed bythis p roject is below: Standard VMC Provision / Requirement Proposed by Application Minimum Lot Area 10,000 square feet 13,242 VMC§ 12-7A-5 Minimum Frontage 30 feet Greater than 100 feet VMC§ 12-7A-5 Setbacks Front: 20' Front: 20' Side: 20' Side (east): 9' Rear: 20' Side (west): 10'2" VMC§ 12-7A-6 Rear: 24'6" Building Height 48 feet (sloping roof) Building height does not exceed VMC§ 12-7A-7 48 feet, as calculated by VMC Gross Residential Floor Area Up to 150 square feet of GRFA 6,849 for each 100 square feet of (35% of maximum allowable) buildable site area (See Sheet A2.2A) (13,242 square feet = maximum allowable is 19,863) VMC§ 12-7A-8 Density 25 dwelling units peracre 18 VMC§ 12-7A-8 Site Coverage 65% of total site area (max.) 41% of total site area VMC§ 12-7A-9 (See Sheet A2.2A) Landscaping 30% of total site area (min.) 51% VMC§ 12-7A-10 (See Sheet A2.3) Parking 0.7 spaces p erAU 5 onsite — 3 enclosed, 2 surface 1.4 spaces per DU (See Sheet A2.0) 0.7AUx7-4.9 Total = 5 spaces required See accompanying Application VMC§ 12-7A-11 for Variance 75% of spaces (3.75) enclosed VMC§ 12-7A-11 s Pursuant to VMC § 12-7A-8, "employee housing units, accommodation units and fractional fee club units shall not be counted toward density." Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 13 Updated: February 10, 2020 D. Vail's Inclusionary Zoning Ordinance VMC Title 12, Chapter24 imposes various inclusio nary zoning requirements on residential redevelopment throughout the Town, including in the Public Accommodation zone district. Generally, the requirement is for mitigation at a rate of 10% of the total increase in GRFA in a redevelopment scenario. GRFAforthis project will be calculated as set forth in VMC § 12-15-3.C.1.b. Pursuant to this section of the VMC, Applicant calculates the GRFA of Avanti Lodge to be 6,849. Under a redevelopment scenario, emp loyee housing is required to be providedfor the increase in GRFA of a redevelopment. See VMC § 12-24-4. Applicant's research and discussions with George Ruther, Directorof the Town of Vail Housing Department, confirm that no existing emp loyee housing unit will be removed as a result of the proposed redevelopment. No known GRFAcalculation forthe existing structure exists. As such, it will be necessaryforthe Town and Applicant to agree on any ap p licablefee-in-lieu requirement. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 14 Updated: February 10, 2020 IV. CONFORMANCE WITH APPLICABLE REVIEW CRITERIA The review process for the Application is governed by VMC§12-7A-12. Because the Applicationproposes to add accommodation units and more than one thousand (1,000) square feet of commercial floor area or common space, the Applicationwill be reviewed by the Planning and Environmental Commission as a major exterior alteration. Applicable review criteria forthis Application derives from three sources: 1. The general review criteria set forth in VMC § 12-7A-13; 2. The review criterial for setback variations, as set forth in VMC § 12-7A-6; and 3. The requirements foradditional GRFA set forth in VMC § 12-7A-15. A. GeneralRe vie wCriteria VMC § 12-7A-13 establishes the applicable general review criteria: Itshallbe the burden of the applicantto 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 consistent with applicable elements of the Vail Village master plan, the Vail Village urban design guide plan and the Vail streetscape master plan, and that the proposal does not otherwise have a significant negative effect on the characterof the neighborhood, and thatthe proposalsubstantially complies with otherapplicable elements of the Vailcomprehensive plan. 1. Vail Village Master Plan: The proposed exterior alteration or new development is consistent with applicable elements of the Vail Village Master plan. Applicant's Response The Property appearsto be outside the VVMP core area focus, but within what the plan defines as the "Periphery/Surrounding Area." (Map, p.6) Specifically, the Property is within the "East Village, Sub -Area (#7)" area. (p.48) Applicant's understanding of the plan's goals for this sub -area is a focus on the importance of preserving adequate parking. The development of Avanti Lodge will not cause the loss of any parkingand satisfies the requirements of the VMC for on-site parking subject to the variances requested relating to enclosed parking and parking within the front setback. As such, it is consistent with the sub -area p Ian. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 15 Updated: February 10, 2020 Of importance, the Vail Village Master Plan recognizes: At the same time, Vail is maturing. There is a need to continually maintain and upgrade the quality of existing buildings, as well as streets, walks and utility services. Vail's economy relies to a large degree on maintaining its overall status and attractiveness as a world-class resort. Vail Village MasterPlan - Executive Summary, p.1 Upgrading buildings: Vail Village has not escaped the aging process. There is a need to encourage the continued upgrading and enhancement of existing lodging and commercial facilities within the Village in order to maintain the unique character that is its main attraction. Vail Village MasterPlan – Historyof Vail Village, p.3 Avanti Lodge is a project that is precisely what the Vail Village Master Plan envisioned. Not only has the existing structure on the Property become functionally obsolete, but the desires of travelers have changed. The use proposedby this Ap p lication enables the very "upgrading and enhancement of existing lodging" that the plan envisioned to enable Vail to remain competitive in "its overall status and attractiveness as a world-class resort." The Application proposesa project that harmonizes Vail's land use objectives with today's market demands; positionsguests to take advantage of Vail's shops, restaurants and entertainment, thereby adding economic activity; reduces conflict by removing rental use from Vail's residential neighborhoods; all while locating guests in an area that enables them to enjoy Vail without reliance on private automobile transportation. Avanti is the "modest growth" which the Vail Master Plan envisions. (p.2) • Goal#1: Encourage high qualityredevelopment while preserving unique architectural scale of the Village in orderto sustain its sense of communityand identity. Applicant believes Avanti Lodge is consistent with Goal #1 of the Vail Village Master Plan in the following ways: Objective 1.2: Encourage the upgrading and redevelopment of residential and commercial facilities. This Application accomplishes exactly that: upgrading the quality of one of Vail's iconic properties, a property that has not been meaningfully upgraded since it was constructed in 1965. And it accomplishes it within one of the overarching goals of the p Ian—to not significantly alter the existing character of the Village. Objective 1.4: Recognize the "historic" importance of the architecture, structures, landmarks, plazas and features in preserving the character of Vail Village. Applicant recognizes that the Property was the home of Vail's first mayor, Ted Kindel. As such, Ap p licant p rop oses to install a p laque on the exterior of Avanti Lodge commemorating the property's historic significance. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 16 Updated: February 10, 2020 • Goal #2: To foster a strong tourist industry and promote year -around economic health and viability f orthe Village and f orthe communityas a whole. Specifically, Objective 2.3 recognizes the need to increase the number of residential units available for short-term overnight accommodation. The Ap p lication—by converting a pre-existing non -conforming residential use to a conforming lodge—does that. The redevelop mentwill result in the creation of a seven -room lodge that is purposedesigned forshort term accommodation. The Application satisfies Objective 2.4, which "encourage[s] the development of a variety of new commercial activitywhere compatible with existing land uses." Avanti Lodge has the abilityto be used as the type of whole -lodge rental that many of today's travelers desire. There is simply nothing like Avanti in Vail Village today. In addition, the redevelopment achieves Objective 2.5—encouraging the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of Vail's guests. Although the Property has an understandable nostalgia to those who personallyhave been a partof its almost 55 -year history, the Propertyis in dire need of upgrading and renovation. Some portionsof the existing structure are reminiscent of eras long past. The structure is no longer consistent with the high level of quality that is the Vail brand. However, economic reality is that the significant cost of the upgrade is not feasible without the redevelopment sought by the Application. Photo: Original spa room of the Property Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 17 Updated: February 10, 2020 • Goal #3: To recognize as atop priority the enhancementof the walking experience throughout the Village. Sp ecifically, Objective 3.1 encourages the incorporation of streetscap e imp rovements (such as paver treatments, landscaping and seating areas) along adjacent pedestrian ways. In addition, p ublicart and other similar landmark features are encouraged at appropriate locations. Upgraded landscape improvements adjacent to the pedestrian paths to the east and south will enhance the pedestrian experience for Vail's residents and visitors. The existing p rivately owned land outside the fence to the south of the p rop ertyis one of the only areas along the corridorthat retains its "natural" unimproved character. To be direct, the area as it currently exists is unkemptin appearanceand inconsistent with the Vail brand. For a propertyalong Vail's critical beach front, we can and should do better. With the approvals sought by this Ap p lication,we will do better. The redevelopment approval sought by the Ap plication will result in improvements that enhance the walking exp eriencethroughoutthe Village, consistent with the VVM P's goals. These proposed improvements are similar to those recently ap p rovedby the Town for the property at 303/305 Mill Creek Circle, continuing the progression of enhancements along this important pedestrian corridor. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 18 Updated: February 10, 2020 • Goal#4: To preserve existing open space areas and expandgreenspace opportunities. The approval sought by the Ap p licationwill not result in the loss of any existing op en sp ace area. All land on which development will occur has long been privately owned and available under the Town's regulations for development. • Goal#5: Increase and improve the capacity, efficiency and aesthetics of the transportation and circulation systems throughoutthe Village. The objectives of Goal #5 are largely focused on public projects. The redevelopment does, however, satisfy Policy 5.1.1 that new development provides on-site parking to meet parking demand as required by the zoning code. Moreover, by locating this lodge in Vail Village (as op p osedto in the other residential areas throughout Town, such as Beaver Dam Road, Forest Road, Rockledge Road, Potato Patch and the Vail Golf Course where there are homes of commensurate quality), this Ap p lication achieves Objective 5.2 to minimize the use of p rivate automobiles throughout Vail. (p.13) Guests of the Property will have convenient walking access to recreational, dining and entertainment amenities in Vail. The Property's private management through Cuvee will offerconcierge services that will furtheralleviate the need forguests to have or use private automobiles. At the rental price point for the Property, it is anticipated that the majority of Cuvee guests will arrive by private shuttle. For this reason, demands on parking are expectedto be lowerthan demands for comparable projects Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 19 Updated: February 10, 2020 • Goal# 6: To ensure the continuedimprovement of the vital operational elementsof the Village. Like Goal #5, the objectives of Goal #6 are largely focused on p ublic projects. The redevelop ment proposed under the Ap p licationwill not interferewith the p rovisionof safe and efficientfunctions of fire, p olice and p ublic utilities. 2. VAIL VILLAGE URBAN DESIGN GUIDE PLAN: The proposed exterior alteration or new development is consistentwith applicable elements of the Vail Village urban design guide plan. Applicant's Response The applicable Vail Village Urban Design Guide Plan dates to June 11, 1980. It establishes collective ideas about functional and aesthetic objectives for Vail Village and is intended to suggest the nature of desired improvements. The subject Property is on the outskirts of the plan area and much of the guidance seems of marginal applicabilityto the area. However, the Application is not inconsistent with any provisions of the "Sub -Area Concepts: Gore Creek Drive/Bridge Street" discussion. As the Applicant's architectural team will explain in hearings on this Ap p Iication,Ap p Icant believes the redevelopment enhances the following ideas of the Plan: • Idea 5: "Landscape feature area to reinforce entry to Core Pocket park potential, enhancementof Mill CreekT.O.V. parcel." • Idea 11: "Limited building expansion/improvements. Increase facade transparency on south side to strengthen pedestrian activity, with entry to street. Potential expansion of building to south property line. Additional vertical expansion maybe considered on south end of building to improve street enclosure proportions but must respect designated Hill street- Gore Range viewcorridors. Potential secondlevel open balconydeck (sun pocket) to restore activity to streetlostfrom groundf loorterrace." • Idea 15: "Facade improvements. Eyesores removed, increased facade transparency, entries simplified and orientedto intersection. The Urban Design Guide Plan includes the Vail Village Design Considerations, adopted June 11, 1980 and updated February 18, 2009. These Design Considerations are intended to develop a mechanism to manage physical change in Vail Village. Like with the Urban Design Guide, the Ap p lication is not inconsistent with any p rovisioris of the Design Considerations. In fact, the redevelopment enhances the following ideas of the Plan: • Sections A through C of the Design Guide Plan encourage the reinforcement and expansion of quality to pedestrian walkways. Avanti Lodge proposes extensive landscaping and hardscap e that will connect the Property to the pedestrian path to its south. Consistent with the plan, these improvements are proposed to consist of berms, Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 20 Updated: February 10, 2020 grass, flowers and tree planting to present a soft, colorful framework linkage along pedestrian routes. This creates the "visual interest and activity" along the existing pedestrian path, as encouraged under Section C of the Design Guide Plan. • Section D of the Design Guide Plan encourages building fagade heights that vary and providea "comfortable" enclosure for the street. The building fagade includes building heights that vary and also includes a tower element that is verymuch in keeping with the Vail Village vernacular and history of some of Vail's iconic buildings. • Section E of the Design Guide Plan encourages the formation of a "strong but irregular edge to the street" in an effort to "give life to the street and visual interest for pedestrian travel." The building fagade along Hanson Ranch Road includes an improvedsense of arrival and entry and presents an improved irregular fagade with updated building materials and increased transparency. Consistent with the Town's authority to approve "variations" to the setbacks in the PA zone districtwithout otherwise complying with the Town's standards for "variances," the Design Guide Plan recognizes that "there are no standard setback requirements for buildings in Vail Village." • Section F of the Design Guide Plan encourages height and massing varietyand discourages uniform building heights across the street. As demonstrated by the materials submitted in support of the Application, the building has been designed with varied building heights that are compatible with the adjacent Tivoli Lodge and the Chateau Christian Condominiums. • Section G recognizes the importanceof view corridors and encourages consideration of the impactof the projecton views, especiallyviews from major pedestrian areas or public spaces. The redevelopment p rop osed by the Application does not impair any of the Town's designated view corridors, nor does it impair any other view corridor for which the Town's regulations encourage consideration. • Section H emphasizes the need to preserve the functions of existing service alleys. The propo!ed development does not adversely affect any service alley. Attention will be paid during constructionto minimize, to the extent reasonably possible, imp actson pedestrian ways. • Section I encourages attention to sun/shade areas and guides development against substantially increasing the spring and fall shadow pattern on adjacent p roperties or the public right of way. A full sun/shade analysis has been completed and is included in the materials submitted in support of the Application In responseto comments previously made by mem bers of the Planning Commission, attached as Ap p enclk Band also included within the full p Ian set for this Ap p lication is an analysis of the incremental increase to Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 21 Updated: February 10, 2020 the spring and fall shadow pattern on adjacent properties and the pub Iicright of way. These studies demonstrate that the incremental increase to the shadow pattern on adjacent propertiesand the public right of way as a result of redevelopment of the Property are less than or consistent with the shadow impact of surrounding develop ments. • Attention to the Design Guide Plan's discussions regarding roofs, facades, windows, doors, trim, decks and p atios, balconies, accent elements, landscap a elements and service features will be presented at hearings on the Application. 3. VAIL STREETSCAPE MASTER PLAN: The proposed exterior alteration or new development is consistent with applicable elements of and the Vail streetscape master plan. Applicant's Response: The Town of Vail Streetscap e Master Plan dates to November 20, 1991. In addressing Hanson Ranch Road in the vicinity of the Property, the Streetscape Master Plan recognizes that because of the narrow right of way on Hanson Ranch Road, the extent of streetscape improvements will be limited. The Streetscape Plan also recognizes the heavy winter and summer use that the pedestrian path to the south of the Property enjoys. For Hanson Ranch Road, the Streetscape Master Plan endorses "the concept of the pedestrians and vehicles sharing the same roadway." (p.97) The redevelopment proposes to preserve the brick or concrete unit paver bands at the edge of the asphalt to define the roadway and the p edestrian areas. As the Streetscape Plan recognizes, throughout the Hanson Ranch Road area, "more landscaping is necessary to soften the building facades." (p.97) The site plan and building massing create opportunity for vertical landscaping to soften the building fagade, as demonstrated by the materials submitted in support of the Application. The manner in which the project satisfies the requirements and guidance of the Streetscape Plan will be further addressed during public hearings on the Ap p lication. Of importance, the design team recognizes opportunites to provide art and other elements that create an atmospherefor recognition of the Property's historic significance as the home of the first Mayor of the Town of Vail. As recognized by the Streetscap e Plan, art can provide focal points, create interest and impart level of quality to a streetscape design. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 22 Updated: February 10, 2020 4. NEIGHBORHOOD CHARACTERAND VAIL COMPREHENSIVE PLAN: 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. Applicant's Response Eliminating the historic non -conforming use of the Propertyand implementing a use that is consistent with its PA zoning will have aosp itive effect on the character of the neighborhood. The architectural up grade is in character with the adjacent Tivoli Lodge, which has been redeveloped within the past ten years. The redevelopment of Avanti will continue the progression of improvements made to the neighborhood, hop efullyencouraging other surrounding neighbors to soon do the same. The proposed redevelop mEnt consistent without the need for any variance other than a variance for parking similar to that granted to surrounding propertiesfurther demonstrates that the proposalhas been designed to not have a significant negative effect on the character of the neighborhood or the neighbors. B. Setback Variations Review Criteria — VMC § 12-7A-6 In the PA zone district, the Planning and Environmental Commission and the Design Review Board have the unique flexibility to approve "variations" to the setback standards. Stated differently, variations to setback standards in the PA zone district are not treated as "variances" subject to approvalunder VMC Chapter 17 as in other districts. Applicant's proposal achieves setbacks as follows: Front: 20' Side (east): 9' Side (west): 10'2" Rear: 24'6" In the PA zone district, setbacks are 20 feet on all sides.' However, at the discretion of the planning and environmental commission and/or the design review board, variations to the setback standards may be approved during the review of exterior alterations or modifications subject to demonstrated compliance with the following criteria: A. Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas. ' As referenced above, a portion of the Property is, at the time of this Ap p lication,within the A/OS zone district. In that district, the required front setback is 20 feet, and the side and rear setbacks are 15 feet. See VMC § 12-8A-6. This Application assumes that prior to development, the Property will have been rezoned to a single zoning classification of PA. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 23 Updated: February 10, 2020 B. Proposed building setbacks comply with applicable elements of the Vail Village urban design guide plan and design considerations. C. Proposed building setbacks will provide adequate availability of light, air and open space. D. Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacentproperties. E. Proposed building setbacks will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. In the PA zone district, the Town Code establishes setbacks of twenty feet on all sides. However, understanding how the PA zone district has evolved is essential for an understanding of the design Applcant proposes. Applicant's research indicates there are about twenty (20)10 properties zoned PA in the Town. Of these, more than half are in approvedSpecial Development Districts (SDDs) under which individual setback requirements less than twenty (20) feet have been approved" In other words, more than half of the PA -zoned properties have been ap p rovedto opt out of the standard PA zone district requirements and into SDDs that have individualized site and other restrictions that encourage flexibility and creativity. See VMC § 12-9A-1. Almost no property n the PA zone districtcomplies with the Town's recommended setback requirements. Based upon a review of the Town's GIS mapping for these PA zoned properties, it appears that Avanti Lodge would be the exception if it actually achieved a twenty (20) foot setback. Applicant's design alternative is to compress the design—so that it is more square than rectangular—but the effect of doing so is to move the building closer to the pedestrian path connecting Golden Peak and the Ford Amphitheater to Vail Village. Because of the site location and the abundance of open area around it, Applicant's proposal opts to preserve the feeling of "openness" to the south, even though that minimizes side setbacks. As proposal, the edge of Applicant's improvements are from 60 feet at the closest to 80 at the farthest from the pedestrian path to the south, which preserves the feeling of light, air and undeveloped areas and presents a scale that is compatiblewith surrounding buildings. Applicant believes the Town's goals and policies are betterachieved with this more rectangular design that requires setback variations consistent with other projects developed in the PAzone district, both in the immediate vicinity and throughout Town. 11 Roughly from east to west, Rams -Horn, Tivoli Lodge, Galatyn Lodge, Villa Valhalla condominiums, the subject property, Chateau Christian townhomes, Christiania Lodge, Vail Mountain Lodge, Mountain Haus, Austria Haus, One Willow Bridge, Talisman, Sonnenalp, 151 Bank, Village Inn Plaza, Vail Village Plaza Condos, Sebastian, the Holiday House condominium, and the Four Seasons. 11 The subject property, Villa Valhalla (constructed in 1966), Vail Mountain Lodge (constructed in 1978), Mountain Haus (constructed in 1970), One Willow Bridge (constructed in 2007), Talisman (constructed in 1970), Sonnenalp (constructed in 1993 and 2005), 151 Bank (constructed in 1973), and the Holiday House (constructed in 1974). Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 24 Updated: February 10, 2020 With respect to separation between buildings, Avanti Lodge is physically close to Chateau Christian Townhomes along the west boundary. However, this is a condition that exists even today; Chateau Christian built with a mere 5 -foot -9 -inch setback from its own east property boundary, exacerbating the impact on its owners and occupants of any development on the Property. On the opposite boundary—the east boundary—the pedestrian path between Avanti and Tivoli creates a generous separation of a minimum of 42 feet measured perpendicularto the proposed building (45 feet measured diagonally). This irregularity of setback actually achieves the objectives of the Urban Design Plan, which discourages standard setbacks. C. Restrictions on Additional GRFA–VMC § 12-7A-15 VMC § 12-7A-15 provides that for any gross residential floor area added to a p ublicaccommodation zoned property, a minimum of seventy percent(70%) of the added GRFA shall be devoted to accommodation units. All of the GRFA proposed is devoted to the accommodation units and Lodge use; no portion of the added GRFA is devoted to condominium use, which appears to have been the intent behind the Town's requirement. As such, Applicant complieswith this VMC provision. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 25 Updated: February 10, 2020 V. PARKING VARIANCE The Ap p (cant includes a request for a parking variance. The VMC establishes the parking requirements fora lodge in this location. VMC § 12-10-10.A requires 0.7 parking spaces per accommodation unit. VMC § 12-7A-11 provides that 75% of the required spaces shall be located within the main building. Further, VMC § 12-7A-11 disallows parking within the front setback. The proposedlodge includes seven accommodation units. Appliedas written, the parking requirement of 0.7 spaces per accommodation unit totals 4.9 (rounded to 5) spaces. The 75% enclosed space calculation results in the requirement that 3.75 (rounded to 4) of the sp aces be enclosed. The Avanti Lodge p Ian proposes three (3) enclosed sp aces in a traditional garage design with two exterior parking spaces in front of the garage door. The two exterior spaces encroach into the 20 -foot front setback. The proposed p Ian satisfiesthe overall required five (5) sp aces, but requests (i) relief fromone (1) enclosed space and (ii) to allow the two exterior spaces to encroach within the front setback. Variances from the parking requirements are required to follow the procedures set forth in VMC § 12- 17-1 et seq. A. Review Criteria VMC § 12-17-1 p rovidesthat variances may be granted in orderto p reventorto lessen practical difficulties and unnecessary physical hardships inconsistent with the objectives of Vail's zoning regulations as would result from strict or literal interpretation and enforcement of various requirements, including parking requirements. In reviewing an applicationfor a variance, VMC § 12-17-6 provides that the Planning Commission shall consider the following factors and make the following findings with respect to the request: A. Factors Enumerated: Before acting on a variance application, the planning and environmental commission shallconsiderthe following factors with respectto the requested variance: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. Applicant's Response As explained in more detail below, the requested variance will be consistent with other existing uses and structures in the immediate vicinity. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessaryto achieve compatibility and uniformity of treatmentamong sitesin the vicinity, or to attain the objectives of this title withoutgrantof specialprivilege. Applicant's Response: It is Applicant's understanding, explained in additional detail below, that none of the PA -zoned properties in the vicinity actually satisfies the VMC's parking requirements. All of the properties have required relief from the strict or literal interpretation of the Town's parking requirements, highlighting the hardship of the requirements as ap p liedin this area forthe Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 26 Updated: February 10, 2020 lodge use. As such, granting the variance is necessary in order to achieve compatibility and uniformity of treatment and will not grantor extend any special privilege to App licant. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. Applicant's R esponse: As exp lained in more detail below, the granting of the variance will not be materially injurious to any of these factors. 4. Such otherfactors and criteria as the commission deems applicable to the proposed variance. Applicant's Response: Applicantwill address any other factors and criteria the commission deems ap p licabb. B. Necessary Findings: The planning and environmental commission shall make the following findings before granting a variance: 1. Thatthe granting of the variance willnot constitute a grantof specialprivilege inconsistent with the limitations on other properties classified in the same zone district. Applicant's Response The request for relief from one enclosed parking sp ace and to allow two parking spaces within the front setback would not constitute a grant of special privilege inconsistent with other properties in the PA Zone District. The use of surface parking spaces and the location of parking spaces within the front setback is common within the immediate neighborhood. The other PA zoned propertiesin the vicinity include the Christiania, Chateau Christian, Rams -Horn Lodge, Tivoli Lodge, Villa Valhalla and the Galytyn Lodge. The Christiania, Chateau Christian and the Rams -Horn have no enclosed parkingspaces, all of these properties utilize surface sp aces to meet their p arking requirement. App licant understands that there are surface parking sp aces serving the Tivoli, Rams -Horn and Villa Valhalla that are all located within the prescribed 20 -foot front setback. Granting the requested variance will result in Applicant being treated the same as other properties in the same zone district and immediate neighborhood. 2. That the granting of the variance willnot be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. Applicant's Response: The granting of the requested variance will not be materially injurious or detrimental to the p ublic health safety or welfare to properties in the vicinity. Surface parking is common in this neighborhood and the allowance of two parking spaces encroaching into the front setback will not adversely impact the properties in the vicinity. The two spaces located behind the garage door encroach partially into the front setback and are well clear of the pedestrian sidewalk that fronts the property. Even with ap p rovalof the requested variance, the Ap p licantand all users of the property will remain subject to the Town's general laws ensuring the public health, safety and welfare, including without limitation, those sections the Town's Police Regulations (VMC Title 6, Chapter 3) relating to obstructing or impeding any publicstreet or sidewalk. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 27 Updated: February 10, 2020 3. Thatthe variance is warranted f orone or more of the following reasons: a. Thestrict or literal interpretation andenforcementof thespecified regulation wouldresultin practical difficulty or unnecessary physicalhardship inconsistent with the objectives of this title. Applicant's Response: The design of the building required to meet the enclosure of four (4) parking spaceswhile maintaining the seven lodge rooms and common amenity spacewould push building area into the rear setback. The Applicant's design and management teams believe that demand and usage of the exterior parking spaceswill be occasional. Moreover, given the reality that the rear of the property is part of Vail's "beachfront" and important to the Town's resort character, the Ap p licant p rioritized preserving the ap p earance of the rear setback. Applicant believes that the building siting as p rop osed is most app rop riateto both the front and rear setbacks as currently drawn. A strict interpretation of the regulation would create practical difficulty and hardship to accomplishing the design and program goals of the lodge use and the Town's objectives in preserving the appearance of the important pedestrian corridor to the rear (south) of the property. b. There are exceptional or extraordinary circumstances or conditions applicable to the site of the variance thatdo not appl ygenerally to otherproperties in the same zone district. Applicant's Response The overall size of the parcel is 13,242 square feet which is small and challenging for a lodge use. Creating underground parking for four cars would take up a prohibitive amount of sp ace in ramps and circulation. The depth of the site challenges the ability to create a two -car deep enclosed garage and still meet the rear setback standards. A four -car garage facade would detract from the urban design aesthetic and create an undesirable street appearance. Similar design constraints exist on neighboring propertie$ likely contributing to the fact that they have requested and received similar variances from requirements for covered parking and surface parking within the front setback. c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicantof privileges enjoyedby the owners of otherproperties in the same zone district. Applicant's Response Several of the other properties in the PA Zone District utilize significant amounts of surface parking, some of which is also located in the front setback. The Christiania at Vail, the Chateau Christian and the Rams -Horn have no enclosed parking and rely 100% on surface parking lots. It is Applicant's understanding that the Tivoli utilizes a nearbyoff-site surface parking lot for some of its parking demand, in addition to the surface parking it uses within the front setback. Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 28 Updated: February 10, 2020 B. Surrounding Properties As noted by Applicant, the Town has approved parking situations forthe surrounding properties that are consistent with that being requested by Applicant under the variance. Villa Valhalla - note surface parking within f ronlsetback Rams -Horn — note surface parking within f ronlsetback Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 29 Updated: February 10, 2020 Tivoli Lodge — note surface parking within f ronlsetback Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 30 Updated: February 10, 2020 VI. APPLICATION MATERIALS Application materials submitted in support of this ap p lication consist of the following: Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 31 Updated: February 10, 2020 Description Notes 1. Application Form Submitted electronically 2. List of property owners adjacent to subject property Appendix A *Stamped, addressed envelopes to be delivered to the Town upon request 3. Application Fee Submitted electronically 4. Title Report 5. Sun/Shade Analysis Plan Set Sheet A2.4A through A2.5C 6. Topographic survey prepared by Eagle Valley Surveying as Job No. 1213-2, signed by Michael J. Post, dated December 15, 2018 7. Site and Grading Plan Plan Set Sheet A2.0 8. Landscape Plan Plan Set Sheet A2.3 9. Architectural Elevations Plan Set Sheet A4.1 through A4.6 10. Architectural Floor Plans Plan Set Sheet A3.1 through A3.5 11. Lighting Plan Plan Set Sheet A2.0 12. GRFA Calculations See Section III.C. above 13. Site Development Standards Calculations See Section III.C. above 14. Exterior building materials list Plan Set Sheet A.4 and separate documentation 15. Exteriorcolor and material samplesand specifications To be brought to meetings or otherwise provided upon request 16. Photos of the existing site and adjacent structures Plan Set Sheet A4.9 and 4.10 Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Page 31 Updated: February 10, 2020 APPENDD( A List of property owners adjacent to subject property Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Ap p enclk A 366 Hanson Ranch Road Applicant: VailPoint LLC Application: Petition forZone District Boundary Amendment, Major ExteriorAlteration & Parking Variance List of Property Owners Adjacent to Subject Property OWNERNAME MAILING ADDRESS PHYSICALADDRESS LEGAL DESCRIPTION CHRISTIANIA AT VAIL ATTN: CHRISTIANIA LDG 375 HANSON RANCH RD Subdivision: PARKING 3 - CONDO ASSOC INC - 356 HANSON RANCH RD DIMENSIONAL Lot: 2 CHATEAU CHRISTIAN VAIL CO 81657-4527 PARKING TOWNHOUSES ASSOC INC VAILCORP ATTN: THE FIXED ASSETS DEPARTMENT N/A Subdivision: VAILVILLAGE 390 INTERLOCKEN CRES STE 1000 FILING 5 Block: 2 Lot: D-1 BROOMFIELD CO 80021-8056 and Subdivision: VAILVILLAGE FILING 5 Tract: E PART OF LAZIER TIVOLI LLC ATTN: LAZIER, ROBERTT. & DIANE J. 386 HANSON RANCH RD Subdivision: VAILVILLAGE 386 HANSON RANCH RD FILING 5 Block: 2 Lot: E VAIL, CO 81657-4527 GALATYN LODGE LLC 2101 CEDAR SPRINGS RD STE 1800 365 VAILVALLEY DR Subdivision: VAILVILLAGE DALLAS TX 75201-1585 FILING 5 Block: 5A Lot: K CHATEAU CHRISTIAN ATTN: PAULJOHNSTON /JOHN EVERLY 356 HANSON RANCH RD Subdivision: CHATEAU TOWNHOUSES 356 E HANSON RANCH ROAD CHRISTIAN TOWNHOUSES, ASSOCIATION* VAIL, CO 81657 #E COLLINS, MAURA M. 155 LONG NECK POINT 356 HANSON RANCH RD Subdivision: CHATEAU DARIEN CT 06820-5815 CHRISTIAN TOWNHOUSES COLLINS, MAURA M. & 155 LONG NECK PT 356 HANSON RANCH RD Subdivision: CHATEAU JOSEPH J. DARIEN CT 06820-5815 CHRISTIAN TOWNHOUSES, #A CHRISTIANIA 320 LLC 1207 RED MOUNTAIN RD 356 HANSON RANCH RD Subdivision: CHATEAU ROUGEMONT NC 27572-8694 CHRISTIAN TOWNHOUSES, #F SIX, STEPHEN N. & 1131 W HILLS PKWY 356 HANSON RANCH RD Subdivision: CHATEAU ELIZABETH B. LAWRENCE KS 66044-2538 CHRISTIAN TOWNHOUSES, #C KACIANA ASSOC ATTN: HEYWOOD DAVIS 356 HANSON RANCH RD Subdivision: CHATEAU 8101 MISSION RD APT 143 CHRISTIAN TOWNHOUSES, PRAIRIE VILLAGE KS 66208-5246 #D CHRISTIANIA 120 LLC 968 MILE SQUARE RD 356 HANSON RANCH RD Subdivision: CHATEAU PITTSFORD NY 14534-9763 CHRISTIAN TOWNHOUSES, #B SIEGAL, GAIL S. 1526 BAY BLVD 356 HANSON RANCH RD Subdivision: CHATEAU ATLANTIC BEACH NY 11509-1606 CHRISTIAN TOWNHOUSES, #G SIEGAL, GAIL S. 1526 BAY BLVD 356 HANSON RANCH RD Subdivision: CHATEAU ATLANTIC BEACH NY 11509-1606 CHRISTIAN TOWNHOUSES, #H FOUNDERS PARKING ATTN: BILLMACFARLANE 360 GORE CREEK DR Subdivision: FOUNDERS ASSOCIATION* PO BOX 915 PARKING GARAGE AVON, CO 81620 VILLA VALHALLA ATTN: BENSON ACCOUNTING LLC 385 HANSON RANCH RD Subdivision: VILLA ASSOCIATION* 137 MAIN STREET, UNIT 0-202 VALHALLA CONDO EDWARDS CO 81632 SUCHER, CECILIA 996 MANOR GATE PT 385 GORE CREEKDRIVE Subdivision: VILLA COLORADO SPRINGS CO 80906-8645 VALHALLA CONDO, #6 MADDEN, KATHLEEN A. 11125 BIRCH ISLAND RD 385 GORE CREEKDRIVE Subdivision: VILLA - THURINGER, MARY BRAINERD MN 56401-3075 VALHALLA CONDO, #2 DEBORAH ZIMMERMAN, SCOTT F. 8 KNOWLWOOD DR 385 GORE CREEKDRIVE Subdivision: VILLA PITTSBURGH PA 15215-1637 VALHALLA CONDO, #12 SANDS, ARTHURC. & 831 COMMODORE PL 385 GORE CREEKDRIVE Subdivision: VILLA PAMELA B. FORT COLLINS CO 80525-3104 VALHALLA CONDO, #11 JOHNFRY LLC 333 E 15TH ST 385 GORE CREEKDRIVE Subdivision: VILLA TEMPE AZ 85281-6611 VALHALLA CONDO, #1 VIKING HEAVEN LLC 356 HANSON RANCH RD 385 GORE CREEKDRIVE Subdivision: VILLA VAILCO 81657-4527 VALHALLA CONDO, #3 & 4 CUNNINGHAM, JOHN J. 1335 WRENFIELD WAY 385 GORE CREEKDRIVE Subdivision: VILLA & KAREN G. VILLANOVAPA 190852062 VALHALLA CONDO, #5 W.B. TUTT FAMILY 51A MARLAND RD 385 GORE CREEKDRIVE Subdivision: VILLA PARTNERSHIP NO 3 COLORADO SPRINGS CO 80906-7201 VALHALLA CONDO, #7 LLLP VAILCONDOMINIUM ATTN: JOHN EVERLY 385 GORE CREEKDRIVE Subdivision: VILLA CORP 356 E HANSON RANCH RD VALHALLA CONDO, #8 VAI L CO 816574527 CARHALE LLC ATTN: JERRY & CATHY WESSELS 385 GORE CREEKDRIVE Subdivision: VILLA PO BOX 525 VALHALLA CONDO, #9 RANCHO SANTA FE CA 92067-0525 RIONDA, JOSE PEDRO 91 COTTAGE CT 385 GORE CREEKDRIVE Subdivision: VILLA VALENZUELA PAWLEYS ISLAND SC 29585-8275 VALHALLA CONDO, #10 VAILPOINTLLC 100 SAINT PAULSTREET #400 366 HANSON RANCH ROAD Subdivision: 366 HANSON DENVERCO 80206-5140 RANCH ROADSUBDIVISION Lot: 1 * Pursuant to VMC 12-3-6.C.2, where the adjacent property is a condominium project, contact information is provided forthe registered agent of the association as maintained in the records of the Colorado Secretary of State. ** Stamped envelopes to be provided upon request. Updated: February 10, 2020 APPENDD(B Sun/Shade Diagrams — Incremental Impact from Redevelopment Avanti Lodge / 366 Hanson Ranch Road Major ExteriorAlteration Ap p licationand Parking Variance Ap p enclk B rm Iw a 0 a PROPERTY LII E� ISTI GRAIL FE � u f EXISTING HOUSE SHADOWS ' PROPOSED BUILDING - ADDITIONAL SHADOWS J winter solstice 10AM - shadow comparison U1" = 20'-0" 0' 20' 40' 60' NORTH US Mail On Iv: P.O. Box 2378 Physical / Fedex: 210 Edwards Village Blvd, Bldg A Suite A103 Edwards, Colorado 81632-2378 (970) 926 4301, Fax: 926 4364 hans(a-)berglundarchitects.com www. berglundarchitects.com D J 0 - LU � i � Zo 0 az 0 3: J �O H Cl) Q> > = Q M m r = H Cl) J REVISION SCHEDULE # DESCRIPTION DATE Issue Date 02-05-2020 Drawn by AK Checked by HB Scale 1" = 20'-0" UNSHADIN, -OVERLAY A2m4C I CHATEAU CHRISTIAN PROPER 7YL� XISTI G RgIL FE r LINE OF SHADOW OF PROPOSED HOUSE LINE OF SHADOW OF EXISTING HOUSE DASHED RED LINE lJm NPNS�• RO Pd Z 1 ILOTd1 W EXISTING HOUSE SHADOWS PROPOSED BUILDING - ADDITIONAL SHADOWS ti solstice 2pm - shadow comparison U winter1" = 20'-0" 0' 20' 40' 60' NORTH US Mail On Iv: P.O. Box 2378 Physical / Fedex: 210 Edwards Village Blvd, Bldg A Suite A103 Edwards, Colorado 81632-2378 (970) 926 4301, Fax: 926 4364 hans(a-)berglundarchitects.com www. berglundarchitects.com REVISION SCHEDULE # DESCRIPTION DATE Issue Date 02-05-2020 Drawn by AK Checked by HB Scale 1" = 20'-0" UNSHADINI -OVERLAY A2m5C N O co N CDN O N N rA FA I mm—F -.-7 JA ft low • - is 74 - �~,k- �. - '^I• - '►�y • • �, I.. �� /•. - . e: r4i IL 10 .�.. '� � '��- .' y'^►{ F F • �•rr � �� fir-- ��zi � • a # + � It OL _r A10 AlAim _ � a !iZ`• i - t r I -F1 LCC kTION 02-05 _6 e 0 CONTENTS COVER SHEET EXISTING SURVEY LANDSCAPE DRAWINGS L1 LANDSCAPE PLAN ARCHITECTURAL DRAWINGS A2.0 SITE PLAN A2.1 VICINITY PLAN A2.1 A SETBACK PLAN A2.1 C STREET ELEVATION SETBACKS A2.2A AREA CALCS A2.213 AREA CALCS A2.3 LANDSCAPE CALCULATIONS A2.4A — A2.5C SUNSHADING DIAGRAMS A3.1 LOWER LEVEL FLOOR PLAN A3.2 MAIN LEVEL FLOOR PLAN A3.3 MID LEVEL FLOOR PLAN A3.4 SECOND LEVEL FLOOR PLAN A3.5 THIRD & TOWER LEVEL FLOOR PLAN A3.6 ROOF PLAN A4.1 ELEVATIONS A4.2 ELEVATIONS A4.3 ELEVATIONS A4.4 ELEVATIONS A4.5 STREET ELEVATION — EXISTING A4.6 STREET ELEVATION — PROPOSED A4.7 PERSPECTIVES A4.8 PERSPECTIVES A4.9 EXISTING PHOTOS A4.10 EXISTING PHOTOS A4.13 PATH PERSPECTIVES A4.14 PATH PERSPECTIVES SF age (ii tape RCj '4e,700w Dr Village Parking Structure E Mea. . ; 1pen Art & Antiques T, dote r George Restaurant & Pub Terra Bistro Cogswell Gallery Standard l { Core Creek Dr e Creek 4K cop rer�ek f?r n � r' Red t_i ? Christiania Atli- ' Intaln Club Pk R,j fir � e.� G y �4 } ■ ■ F R y ■ a Apollo Park At -Um 1 Vail Timeshare The Wren at Vail by ■ Jhhu& East West Resorts Gore Creek ■ Manor Vail Lodge (409 ROW / OP E195 N NG \ SEWER SERVICE - I NS -- +g4' - 8 1/2' A - S N rA I ram CONCRETE GUTTER @TRANSITION 'y / AREA OF ENTRY ROOF BEYOND FROM ROAD TO DRIVEWAY i +94' ;10'� / 4' LIMIT INTO SETBACK -X_ ' 'M ti+ XA1 r TIVOL US Mail Only: P.O. Box 2378 Physical/ Fedex: 210 Edwards Village Blvd, Bldg A Suite A103 Edwards, Colorado 81632-2378 (970) 926 4301, Fax: 926 4364 hans(a-)berglundarchitects.com www. berglundarchitects.com Q J O- �c a LLJ => v LL Z 0 Q Z O W�: Fm Z Z Z QO _ Q = Cl) M M❑ T / — -TV- TV r — Y•- 20' REA — —G — + Y Y+ • O�T.O. WALL @ 8206' - 1 1/2" o R SETBACK -G — G +* r - TV SERVICE E200 I — LANDSCAPE RETAINING WALL W/�` EXISTING UTILITY EASEMENT - / . LOT SIZE IS .304 ACRES EQUAL TO 13,242 SF O WATER FEATURE TO PROVIDE VISUAL & � ., , J ACOUSTIC SCREENING FOR HOT TUB SEE CONCEPTUAL LANDSCAPE PLAN I I \ ) i 1) SEE L-1 LANDSCAPE PLAN FOR GENERAL LANDSCAPEGRADINGAND EROSION CONTROL NOTES / N AND PATIOEA• — L-1 FOR LANDSCAPED AREAS POOL G31 i ;— 2.) EXTERIOR LIGHTING- / '+':• ''"� - GAS SERVICE 1 LIGHT PER 1,000 SF OF LOT AREA, THEREFORE 13 LIGHTS ARE ALLOWED. 13 EXTERIOR LIGHTS 18" I ABOVE GRADE ARE PROPOSED. SEE ELEVATIONS AND PLANS FOR TYPE, LOCATION AND NUMBER OF / - TRENCH DRAIN - ,F� �.. _ FIXTURES. PROPER -y LINE D I I@ PROPERTYLINETS OF DISTURBANCE 3.) ROOF HEIGHT CALCULATIONS (ALSO SHOWN ON ROOF PLAN): / EXISTING �- �� a -_t E2 REVISION SCHEDULE RAIL FEN I _ �r MEASURED TO TOP OF SHEATHING ON TOP OF STRUCTURAL ROOF TO FINISHED OR EXISTING GRADE E202 CE E202 I : 4 " 4' ` ,� DIRECTLY BELOW (WHICHEVER IS MORE RESTRICTIVE). ROOF CALCULATIONS SHOWN ARE FOR ONLY # DESCRIPTION DATE / ...7jy149 / ; . I _ \ / THE UPPER ROOF CLOSEST TO THE BUILDING HEIGHT LIMIT. r4jo0ve X4t/ fi� +rE201 �� E200, j "1- ROOF RIDGE HEIGHT @ SHEATHING = 8242'- 5 7/8" PROPOSED GRADE BELOW RIDGE = 8195'- 10 1/2" ROOF HEIGHT = 46'- 7 3/8„ *2-=202 ROOF RIDGE HEIGHT @ SHEATHING = 8243'- 10 7/8" ' — I EXISTING GRADE BELOW RIDGE = 8196'- 0" ROOF HEIGHT = 47'- 11 3/8" 3- ROOF RIDGE HEIGHT @ SHEATHING = 8248'- 3" EXISTING GRADE BELOW RIDGE = 8196'- 10" i — a \ 5 �G ti ROOF HEIGHT = 45'- 11" `" . ".. rt \ a / *4- ROOF RIDGE HEIGHT @ SHEATHING = 8243'- 10 7/8" EXISTING GRADE BELOW RIDGE = 8200'- 2 1/8" ROOF HEIGHT = 43'- 8 3/4" 41) *5- ROOF RIDGE HEIGHT @ SHEATHING = 8243'_ 3 3/8" i _ EXISTING GRADE BELOW RIDGE 8198' 10 7/8" wdkw r _ _ - _ ROOF HEIGHT = 44'- 4 1/2" \ ~-• '�` / 5 /I I% *6- ROOF RIDGE HEIGHT @ SHEATHING = 8243'- 3 3/8" r. EXISTING GRADE BELOW RIDGE = 8195'- 8 1/4" ROOF HEIGHT = 47'- 7 1/8„ _ *7- ROOF RIDGE HEIGHT @ SHEATHING = 8255'- 9" / EXISTING GRADE BELOW RIDGE = 8195'- 10" ROOF HEIGHT = 59' - 11" z I 4.) LANDSCAPE AREA CALCULATIONS: SEE SHEET A2.3 5.) SNOW STORAGE CALCULATIONS: IF DRIVE WAY IS HEATED 10% OF THE TOTAL DRIVEWAY AREA MUST BE SNOW STORAGE d r[AMytl TOTAL HEATED DRIVEWAY AREA= 1,037 SF \ ' 1 THEREFORE 104 SF IS NEEDED FOR SNOW STORAGE r / / A ( TOTAL SNOW STORAGE AREA PROVIDED= 146 SF, WHICH EXCEEDS THE REQUIREMENT OF 104 SF. — 6.) TOTAL NUMBER OF TREES BEING REMOVED: SEE LANDSCAPE PLAN Issue Date � � I 7.) SEE MAIN LEVEL FLOOR PLAN FOR ADDITIONAL GRADE / PATIO / DRIVEWAY / WALL ELEVATION NOTES. Drawn by TRACT E8•) ALL AREA DRAINS AND DOWNSPOUT ARE TO BE HARDPIPE TO DAYLIGHT. Checked by Scale �• _ — — — — �\ 9.) SEE A3.0 AND A3.1 FOR MICRO GRADING AT BUILDING EDGE AND AT PATIOS. I WW{ 1 SITE PLAN 1 if = 0'-0" 10.) (3) 9'X18' ENCLOSED PARKING SPACES, (3) 9'X19' SURFACE PARKING SPACES & (1) 8'X15' COMPACT SURFACE PARKING SPACE ARE PROVIDED. I 02-05-2020 AK HB As indicated \ \ SITE PLAN CDN \ 8 0' 10' _2j0' 30' ■ 205NORTH \\\ \ \ 0 L0 N ��' � awn rte , a lYin,. � �PROPFR7v LLA VALHALL VICINITY PLAN 1 if = 20'-0" _ \ / 8200 — 0' 20' 40' 60' NORTH US Mail Only: P. O. Box 2378 Physical / Fedex: 210 Edwards Village Blvd, Bldg A Suite A103 Edwards, Colorado 81632-2378 (970) 926 4301, Fax: 926 4364 hans(a-)berglundarchitects.com www. berglundarchitects.com LU l7 D O J 0 Q J O- � Q V LL Z Q Z DC ?� z OF- ZZ QO _ Cl) �> M D m r � F— O J REVISION SCHEDULE # DESCRIPTION DATE Issue Date 02-05-2020 Drawn by AK Checked by HB Scale 1 if = 20'-0" VICINITY PLAN A2.1 N co CDN O N Lf N EXISTING BUILDING FOOTPRINT SHOWN W/ DASHED RED LINE PA ZONE SETBACKS (20') SHOWN W/ DASHED BLUE LINE APPROX. LOCATION OF CHATEAU CHRISTIAN ROOF OVERHANG CHATEAL CHRISTIA I 5'-85/8" I I NPNSONRPNGNR0p,O ` ' I 1 - 7 5/8FACE OF WALL AT U EXISTING ENTRY STAIR Q m I � - -s -1 _----- I 12'-63/8" 7'-55/8" --- F— _� N �I I� I 16� OVERHAN I I 11'-21/4" 8'-93/4"MIN. I I EDGE OF DECK ABOVE TO PROPERTY LINE �I I I I I I I I RTY LINE I I I I SETBACK FROM PROPE I I I I 110,-17/8"MIN.� I I I ETBACK FROM PROPERTYLINE 01 "' em m LU I ------ ��-----s < I I > I -< 10'-6" 91-611 z ----�— � — -- z m o Q — — — — — — — — _ — — — — I m 9'-101/8" -------------- m X O '-'� —J m i O z ENCROACHMENT INTO SETBACK z 0 APPROXIMATE LOCATION OF DECKS D ry ABOVE SHOWN W/ DASHED GREY LINE r I APPROXIMATE ROOF OUTLINE m SHOWN W/ DASHED BLACK LINE m z z n � m _ m PROPERTY INE/EXISTING RAIL FENCE I SETBACK PLAN - RECTANGLE 1/8" = 1'-0" US Mail Only: P. O. Box 2378 Physical / Fedex: 210 Edwards Village Blvd, Bldg A Suite A103 Edwards, Colorado 81632-2378 (970) 926 4301, Fax: 926 4364 hans(a-)berglundarchitects.com www. berglundarchitects.com LU l7 D O J z a a 0 Q OJ - Q V LL Z Q Z z OF- v) ZZ QO Cl) t� M D " m r � F- Cl) O J REVISION SCHEDULE # DESCRIPTION DATE Issue Date 02-05-2020 Drawn by AK Checked by HB Scale 1/8" = 1'-0" SETBACK A2m1A o_ N N V co CDN O N Lf N BERGLUND ARCHITECTS, LLC. US Mail Only: P. O. Box 2378 Physical / Fedex: 210 Edwards Village Blvd, Bldg A Suite A103 Edwards, Colorado 81632-2378 (970) 926 4301, Fax: 926 4364 hans(a-)berglundarchitects.com www. berglundarchitects.com � I Ll IL U1111 -if-it 0 •� ..- UJ lit�-► aop _LL _ ��� � i nt i.. � �� � '\ � 1 I i it j� •1 � ILUI MIN. r yy Fm Tj Z • `"� .ems rte•, y'N r .ILM I h4: �• T ; __ + •tel , I� 1 -i r A� (. L" } O •K r r _ L IN. 8' FROM ROOF OVERHANG 4 V v M Q MIN. 44'- 10"_ SECTION OF L068y 1.BETWEEN BUILDINGS J MIN. 15'- 8" BETWEEN BUILDINGS C H AT E A U REVISION SCHEDULE 366 H A N S O N RANCH R D # DESCRIPTION DATE CHRISTIAN STREET ELEVATION U 3/32" = 1'-0" Issue Date 02-05-2020 Drawn by AK Checked by HB Scale 3/32" = 1'-0" STREET ELEVATION SETBACKS N A2.1 CCD CmD' N L7 N AREA OF ROOF BEYOND 4' 35 SF US Mail Only: P.O. Box 2378 Physical/ Fedex: 210 Edwards Village Blvd, Bldg A Suite A103 Edwards, Colorado 81632-2378 (970) 926 4301, Fax: 926 4364 hans(cfberglundarchitects.com www. berglundarchitects.com 13'- 6 1/2" 25'- 1" 30'- 8 1/2" 15'- 11 1/2" 6' - 9 3/4" 14'- 9 1/4" 1\ LOWER LEVEL AREA PLAN U 1/811 = 1'-0" TOTAL HABITABLE AREA LESS MECHANICAL/ELEVATOR COMMON STORAGE COMMON RECREATION AREA TOTAL GRFA 4,860 SF 301 SF 83 SF 3,019 SF 1,457 SF ** GRFA EXCLUDED AREAS SHOWN HATCHED PER TOV CODE 12-15-3.C.1.b INCLUDE: Garage, Common Hallways, Stairways and Elevator Shaft, Common Lobby Areas, Common Recreation Areas, Mechanical System Areas, Common closet and storage areas off shared hallways. *** HABITABLE EXCLUDED AREAS INCLUDE: Tower Level Floor Space as this is intended as maintenance access and not designed for sleeping, living, cooking, dining, meeting or recreation per TOV Code 12-2-2 Definitions. REVISION SCHEDULE # DESCRIPTION DATE Issue Date 02-05-2020 Drawn by AK Checked by HB Scale As indicated REA CALCS A2m2A Q co 0 0 0 N O N N IL AVANTI LODGE Q Lot 1, 366 Hanson Ranch Road SubdivisionWM Q O J Zone District: Public Accommodation (PA)* Lot is 13,242 SF Q .304 acres, equal to ULI El * Site Coverage of 5,441 SF is equal to 41 % of Lot Area (65% Allowable) * Proposed GRFA 6,849 SF is to 52% Lot Area.(80% Allowable) V UL of equal of O Habitable Area calculated to inside face of Exterior WallsZ *Accommodation Unit Area of 4,767 SF is equal to 70% of Total GRFA. Q � Z ' LU LJ BUILDING FOOTPRIN O Square Footage Summary Habitable SF GRFASF** Z O Lower Level 4,860 SF 1,457 SF O F- ___ ______ ______ Main/Entry Level 4,456 SF 419 SF - ------- ------- ------------- LINE 4' PAST BUILDING FOOTPRINT Mid Level 594 SF 575 SF Second Level 37776 SF 27804 SF Z AREA OF ROOF Z BEYOND 4' Third Level 27745 SF 17594 SF Z O 116 SF Tower Level 0 SF 0 SF = U) BUILDING FOOTPRINTS 57071 SF Total 16,431 SF 6,849 SF SITE COVERAGE AREA OF ROOF BEYOND 4' 35 SF 1 1/8" = 1'-0" 116 SF 219 SF Accommodation Unit Area Lower Level 559 SF M Q m TOTAL 57441 SF Second Level 27670 SF r Third Level 1,538 SF M Cl) Total 47767 SF O J * Calculations/Application is based on an assumption that all of Lot 1, 366 Hanson Ranch Road Subdivision is zoned PA. See project narrative for additional information. 13'- 6 1/2" 25'- 1" 30'- 8 1/2" 15'- 11 1/2" 6' - 9 3/4" 14'- 9 1/4" 1\ LOWER LEVEL AREA PLAN U 1/811 = 1'-0" TOTAL HABITABLE AREA LESS MECHANICAL/ELEVATOR COMMON STORAGE COMMON RECREATION AREA TOTAL GRFA 4,860 SF 301 SF 83 SF 3,019 SF 1,457 SF ** GRFA EXCLUDED AREAS SHOWN HATCHED PER TOV CODE 12-15-3.C.1.b INCLUDE: Garage, Common Hallways, Stairways and Elevator Shaft, Common Lobby Areas, Common Recreation Areas, Mechanical System Areas, Common closet and storage areas off shared hallways. *** HABITABLE EXCLUDED AREAS INCLUDE: Tower Level Floor Space as this is intended as maintenance access and not designed for sleeping, living, cooking, dining, meeting or recreation per TOV Code 12-2-2 Definitions. REVISION SCHEDULE # DESCRIPTION DATE Issue Date 02-05-2020 Drawn by AK Checked by HB Scale As indicated REA CALCS A2m2A Q co 0 0 0 N O N N 00 J MAIN LEVEL AREA PLAN U 1/8" = 1'-0" 1. Q0 18'- 6 3/8" 1 78'- 0 1/4" TOTAL HABITABLE AREA 4,456 SF LESS GARAGE 835 SF COMMON HALLWAY/STAIR/STORAGE C 526 SF LOBBY/ELEVATOR/STORAGE/STAIR 2,676 SF TOTAL GRFA 419 SF 8'- 11 1/2" 13'- 11 1/4" 8'- 8" 21'- 11 1/4" 16'- 0 3/4" 21'- 5" SECOND LEVEL AREA PLAN U 1/811 = 1'-0" TOTAL HABITABLE AREA LESS COMMON RECREATION SPACE COMMON CIRCULATION TOTAL GRFA 3,776 SF 180 SF 792 SF 2,804 SF 0 A \ / 1 25' - 4 3/4" F \ / I n MID LEVEL HABITABLE AREA 594 SF TOTAL HABITABLE AREA LESS COMMON CIRCULATION TOTAL GRFA COMMON CIRCULATION 19SF 9'- 2 7/8" I 5'- 3 7/8" I 10' - 10" MID LEVEL FLOOR PLAN (ABOVE GARAGE) 1/8" = 1'-0" 594 SF 19 SF 575 SF THIRD LEVEL FLOOR PLAN U 1/8" = 1'-0" MAINTENANCE ACCESS SPACE/NON-HABITABLE"' b 63SF - w 10PEN TO BELOW '\50SF\ 11'-53/4" TOWER LEVEL FLOOR PLAN TOTAL TOWER AREA LESS MAINTENANCE ACCESS OPEN TO BELOW TOTAL GRFA 113 SF 63 SF 50 SF 0 SF TOTAL HABITABLE AREA 2,745 SF LESS COMMON CIRCULATION 723 SF COMMON RECREATION SPACE 383 SF COMMON STORAGE 45 SF TOTAL GRFA 1,594 SF US Mail Only: P. O. Box 2378 Physical / Fedex: 210 Edwards Village Blvd, Bldg A Suite A103 Edwards, Colorado 81632-2378 (970) 926 4301, Fax: 926 4364 hans(a-)berglundarchitects.com www. berglundarchitects.com LU l7 D O J REVISION SCHEDULE # DESCRIPTION DATE Issue Date 02-05-2020 Drawn by AK Checked by HB Scale 1/8" = 1'-0" REA CALCS A2m2B Q N co O V O CDN O N N +4 lyi P CHATEAU CHRISTIAN I - W4" APA Atzk.Ilee I ;. J -\`DRIVEWAY 1.037 SF NPNSON RPNGN ROp,O E1 -\\,\\ I re'l—H ti I _ ADA RAMP & ENTRY PATHWAY ❑ 350 SF COVERED ENTRIES 342 SF E:T PROPOSED BUILDING _ FOOTPRINT 5,102 SF __ .---•sPROPERTY LINE / EXISTING RAIL FENCE F; r � 1 , anr,s'd:............ mI,o..t� L 4d4jj ti PATIO AREA 1,622S \ LANDSCAPE AREA 6,761 FFL - ' Y it rrofewof.� 10.F. tre *4 ------------ �� rxiff FM LOT SIZE 13,242 SF 649*1. LESS r, BUILDING FOOTPRINT 5,102 SF COVERED ENTRIES 342 SF DRIVEWAY 1,037 SF 6,481 SF TOTAL LANDSCAPE AREA PROVIDED (49%) 6,761 SF (MINIMUM 30% REQUIRED) ADA RAMP & ENTRY PATHWAY 350 SF SOUTH PATIO 1,622 SF TOTAL HARDSCAPE AREA PROVIDED 1,972 SF (29% OF TOTAL LANDSCAPE AREA/15% OF LOT AREA) LANDSCAPE AREA PROVIDED = 6,761 SF HARDSCAPE AREA PROVIDED = 1,972 SF 4.) LANDSCAPE AREA CALCULATIONS: US Mail Only: P. O. Box 2378 Physical / Fedex: 210 Edwards Village Blvd, Bldg A Suite A103 Edwards, Colorado 81632-2378 (970) 926 4301, Fax: 926 4364 hansa-bercilundarchitects.com www. berglundarchitects.com D a J LLJ � > /f1 = LL v Z 0 0 Q Z 0 J Oz O Fm Zz a 0Cl) > > Q M m T r O J REVISION SCHEDULE # DESCRIPTION DATE Issue Date 02-05-2020 Drawn by AK Checked by HB Scale 1 if = 10'-011 LANDSCAPE CALCULATIONS NORTHco N CD A203 C -D N N L7 N 4011 LOT d1 w l z J E W EL Q N 82n, NDN RO / SUNSHADE DIAGRAM - winter solstice 10AM EXISTING 1 if = 20'-0" ---------- ---------- SUNSHADE --------- I ' 20' 40' 60' NORTH US Mail Only: P. O. Box 2378 Physical / Fedex: 210 Edwards Village Blvd, Bldg A Suite A103 Edwards, Colorado 81632-2378 (970) 926 4301, Fax: 926 4364 hansa-bercilundarchitects.com www. berglundarchitects.com D a J LLJ � > /f1 = LL v Z � 0 Q Z 0 J Oz O H Zz a > > Q M m T r O J REVISION SCHEDULE # DESCRIPTION DATE Issue Date 02-05-2020 Drawn by AK Checked by HB Scale 1 if = 20'-0" EXISTING BUILDING - UNSHADINI A2m4A o_ co N CD N O N Lf N GALATYN GE j o -_ - - FZO ON NP - W� L Z i- W LL J _ - I LOT 11 U) W � � t 1 W IJIr W I a I 0 Ia SUNSHADE DIAGRAM - winter solstice J10AM PROPOSED PROPOSED )1 " = 20'-0" 0' 20' 40' 60' NORTH US Mail Only: P. O. Box 2378 Physical / Fedex: 210 Edwards Village Blvd, Bldg A Suite A103 Edwards, Colorado 81632-2378 (970) 926 4301, Fax: 926 4364 hansa-bercilundarchitects.com www. berglundarchitects.com D a J LLJ � > /f1 = LL v Z 0 0 Q Z 0 J Oz O H Zz a 2cl) > > Q M m T r O J REVISION SCHEDULE # DESCRIPTION DATE Issue Date 02-05-2020 Drawn by AK Checked by HB Scale 1 if = 20'-0" PROPOSED BUILDING - 1UNSHADIN A2m4B o_ LO N CD N O N Lf N Ad #: 0000553565-01 Customer: TOWN OF VAIL/PLAN DEPT/COMM DEVLMT Your account number is: 1023233 PROOF OF PUBLICATION VAIL DAILY h13Ifel I NE910919] X91 :7A 1197 COUNTY OF EAGLE I, Mark Wurzer, do solemnly swear that I am Publisher of the VAIL DAILY, that the same daily newspaper printed, in whole or in part and published in the County of Eagle, State of Colorado, and has a general circulation therein; that said newspaper has been published continuously and uninterruptedly in said County of Eagle for a period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement and that said newspaper has published the requested legal notice and advertisement as requested. The VAIL DAILY is an accepted legal advertising medium, only for jurisdictions operating under Colorado's Home Rule provision. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of 1 insertion; and that the first publication of said notice was in the issue of said newspaper dated 2/21/2020 and that the last publication of said notice was dated 2/21/2020 in the issue of said newspaper In witness whereof, I have here unto set my hand this day, 3/10/2020. Mark Wurzer, Publisher Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 3/10/2020. Jerilynn Medina, Notary Public My Commission Expires: August 3, 2020 Y M, {P.� i lel.{I�A�C3[,I,o CR6tY ?i7:S0i i kt�4�H4dF*SI£}N &kf�EiCa'iAIJGsSS?o1,` 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 March 9, 2020 at 1:00 pm in the Town of Vail Municipal Building. A request for the review of a variance from Section 12-6D-6 Setbacks, Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow for a variance to the required front setback for a stair tower, located at 2696 Davos Trail/Lot 6, Block C, Vail Ridge Subdivision, and setting forth details in regard thereto. (PEC20-0001) Applicant: Michael & Carol Kay Phillips Planner: Greg Roy A request for the review of a variance from Section 14-3-1, Minimum Standards, Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow for a variance to the maximum centerline driveway grade, located at 1801 Sunburst Drive Unit A/Lot 2, Vail Valley Filing 3, and setting forth details in regard thereto. (PE020-0002) Applicant: Hilliard West LLC, represented by Pierce Austin Architects Planner: Erik Gates A request for the review of a Major Exterior Alteration, pursuant to Section 12-7A-12, Exterior Alterations or Modifications, Vail Town Code, to allow for the replacement of the existing structure with a seven (7) suite private lodge with related site improvements, located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision, and setting forth details in regard thereto. (PEC19-0008) Applicant: Vailpoint LLC, represented by Sarah J Baker PC Planner: Jonathan Spence A request for a recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to allow for the rezoning of a portion of the property located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision. The proposed rezoning would change the Zone District from Agriculture and Open Space (A) District to the Public Accommodation (PA) District and setting forth details in regard thereto. (PEC19-0022) Applicant: Vailpoint LLC, represented by Sarah J Baker PC Planner: Jonathan Spence A request for the review of a variance from Section 12-7A-11: Parking and Loading, Vail Town Code in accordance with the provisions of Section 12.17, Variances, Vail Town Code, to allow for a variance from the prohibition of parking located within the front setback and from the requirement that 75% of the required parking be located within the main building, located at 366 Hanson Ranch Road/Lot 1, 366 Hanson Ranch Road Subdivision, and setting forth details in regard thereto. (PEC20.0003) Applicant: Vailpoint LLC, represented by Sarah J Baker PC Planner: Jonathan Spence The applications and information about the proposals are available for public inspection during office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend site visits. Please call 970-479-2138 or visit www.vailgov.com/planning for additional information. Sign language interpretation available upon request with 24-hour notification, dial 711. Published February 21, 2020 in the Vail Daily. 0000553565