HomeMy WebLinkAbout2021-05-10 PEC0 PLANNING AND ENVIRONMENTAL COMMISSION
TOW?J OF ffl May 10, 2021, 1:00 PM
Virtual
75 S. Frontage Road -Vail, Colorado, 81657
1. Call to Order
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1.2. Attendance
Present: Brian Gillette, Rollie Kjesbo, Ludwig Kurz, Karen Perez, Reid
Phillips, Henry Pratt
Absent: Pete Seibert
Main Agenda
2.1. A request for the review of a Development Plan, pursuant to Section 12-61- 60 min.
11, Development Plan Required, Vail Town Code, for a new housing
development to be located at 129 North Frontage Road West/Lot 3, Middle
Creek Subdivision Resub Lot 1, and setting forth details in regard thereto.
(PEC21-0015)
Applicant: Town of Vail, represented by Triumph Development
Planner: Greg Roy
1. The applicant shall submit and obtain approval of a Minor Subdivision
to revise the building envelope and address the sanitary sewer
easement prior to issuance of a building permit.
2. Approval of this development plan is contingent on the applicant
obtaining Design Review Board approval for this proposal.
3. The applicant shall provide an accurate site coverage diagram with
the Design Review Board submittal.
4. The applicant shall provide a building height diagram with the Design
Review Board submittal.
5. The applicant shall revise the snow storage area to not include
transformers, pedestals or retaining walls with a height above the
parking level or submit a snow storage plan with the Design Review
Board submittal.
6. The applicant shall correct the unit descriptions on page A1.70 to
accurately reflect the makeup of the units with the Design Review
Board submittal.
7. The applicant shall revise the material board to include only materials
that are permitted within the Town of Vail with the Design Review
Board submittal.
8. The applicant shall remove A5.30 from the proposed plan set as the
dumpster enclosure is no longer proposed as an exterior site element
with the Design Review Board submittal.
9. The applicant shall obtain an Ability to Serve Letter from Eagle River
Water and Sanitation District prior to the issuance of a building
permit.
10. The applicant shall work with Eagle River Water and Sanitation
District to reduce the customary dedication of water rights by
developing an integrated water efficiency plan into the project prior to
issuance of a building permit.
11. The applicant shall provide approval from CDOT for the landscaping,
community area boulder retaining wall, stairs, and walkway that is
located in the right-of-way with the Design Review Board submittal.
12. The applicant shall revise the retaining wall on the east property line to
be at least two feet away from the property line with the Design
Review Board submittal.
13. The applicant shall include the top of wall and bottom of wall elevations
for the community area retaining wall with the Design Review Board
submittal.
14. The applicant shall remove the basketball hoop, trees, bike rack,
pedestal, transformer and any other obstructions that would impact
the use of the dedicated fire turnaround area to the east of the
property with the Design Review Board submittal.
15. The applicant shall revise the covered parking spaces to maintain the
minimum width of parking spaces accounting for the width of the
supporting columns.
16. The applicant shall ensure any subsequent iterations of the plan that
may change through the DRB process will maintain a minimum of 76
parking spaces prior to building permit submittal.
17. The applicant shall update page C2.0 with the appropriate section
details to reflect the revised building design with the Design Review
Board Submittal.
18. The applicant shall ensure that the roof and siding will comply with
ignition resistant materials guidelines. This shall be validated through
the Design Review Board submittal process.
19. The applicant shall ensure that the landscaping will comply with
ignition resistant landscape standards, to be reviewed through the
Design Review Board process. Changes include, but are not limited
to, the following:
1. Trees between frontage road and parking lot need to be
separated either individually or in clumps to meet spacing
requirements.
2. Planting on East side will need to be modified to create
separation.
3. A full landscape plan including species and size of proposed
landscaping shall be submitted, by the applicant as part of the
Design Review Board submittal.
20. The applicant shall submit a response to the public comment letter
disputing the findings of the parking study with the Design Review
Board Submittal.
This item was heard concurrently with item 2.2.
Planner Roy introduced the project by describing the previous meetings held
for this proposal. He described the development standards for the lot and
what standards are set by the PEC. Lot size is not proposed to change,
setbacks are compliant, and the height is now 80 ft. He also described the
snow storage proposed and showed a landscaping plan with a new walkway
and plantings. He highlighted changes to the parking area. He also showed
the building elevations. He briefly discussed the review criteria for the
development plan and variance. He stated that the proposals were generally
compliant with some staff recommended conditions.
Commissioner Pratt: Asked a question about snow storage and Fire access.
Roy: Stated that Fire had reviewed and not commented on it.
Pratt: Asked about snow storage that was shown on top of 5ft retaining walls.
Roy: Stated that this was a part of one of the conditions of approval that the
applicant will need to have a snow storage plan before building permit
issuance.
Chairman Kurz: Asked a question about the amount of parking proposed
Michael O'Conner: Stated that parking at the neighboring middle creek
development was developed under an older code and that many spaces in
the development are unused most times of the year. He also stated that the
mobility plan will address parking needs of the development as they arrive.
Will Hentschel: Presented the current architectural proposal for the project
and detailed the changes made since the last meeting. These included some
roof changes to reduce scale, added more darker siding, added some
windows, and raised the solar panels on the roof.
Kurz: Stated that he appreciated the efforts made to reduce the bulk and
mass.
Commissioner Gillette: Stated that the mobility plan is a way to demonstrate
that parking does not need to meet the existing code requirement, not that
the code is old and outdated. Gillette asked about the number of bike racks
and how many residents are in the building.
O'Conner: Stated that there were over 40 bike storage or lock up spots. Also
stated that the parking proposed was in line with other projects in the town.
Foster: Stated that there are 130 bedrooms
Gillette: Asked about having 130 bedrooms and only 40 or so bike spots.
Also drew attention to the removal of a car sharing system. Feels like the
mobility plan has gone backwards and has concerns about it addressing
needs.
O'Conner: Drew attention to other developments that were not parked to the
strict code requirement. Doesn't feel that it is fair to compare this
development to one that was required to include the maximum parking
requirement.
Gillette: Says that he needs the mobility plan to address the reduction in
parking, not that parking has to meet the strict code requirement, and he has
concerns that the plan can do this.
Foster: Stated that much of the bike storage had been moved internally to
the building with elevator access.
Gillette: Asked about the removal of rideshare
Commissioner Perez: Stated that the applicant did add guest parking as was
requested by the PEC earlier. Stated that the applicant had also provided a
comparison of the parking per unit at this development with other
developments like Solar Vail.
O'Conner: Stated that the ride share is not commercially viable at this point.
If a ride sharing business pops up in the area that it will be considered for
this development.
Commissioner Phillips: Stated that the applicant has provided at least one
spot per unit and that it is common in this town for people to walk and bike to
work, especially for a development so close to the Village.
Gillette: Asked about what is new with this proposal that can address the lack
of multi -parking for units.
Perez: Pointed out that many developments on consistent bus routes have
comparable parking per unit and is less concerned about the parking
proposed. Has some concern about how the guest parking reduces this to
less than one spot per unit.
Pratt: Stated that the issue with the neighboring property's parking is that
this applicant ran a parking study on that development and a manager of that
development wrote a letter disputing the study's finding. That dispute needs
to be addressed directly. Does feel that the proposed parking does meet the
need for this development proposal.
Kurz: Agrees with the arguments about the proximity of this development to
the town core and bus routes makes the proposed parking reasonable. Also
wants the dispute with the middle creek parking study addressed.
Pratt: Appreciates the changes made to the proposal. Concerned still with
the snow storage.
Gillette: Wants the applicant to tweak the detailing and massing of the
building a little more still. Thinks that enhancing the detailing or stepping the
building back could be addressed. Pointed out that First Chair addresses
deed restricted goals of the town and meets the town's aesthetic quality.
Kurz: Stated that the improving the architectural appearance would be
encouraged, but not at the expense of losing these deed restrictions.
Phillips: Asked how much the PEC should be weighing in on the
architecture when the town has the DRB.
Pratt: Stated that it was still within the PEC's purview to address bulk and
mass. The cost of more architecture work will go straight to the rent, so there
is a balance to be struck.
Gillette: Talked about how the massing still needs more work and that they
shouldn't just kick this concern down the road to the DRB.
Phillips: Respectfully disagreed and stated that the architecture was meeting
the needs for this housing use.
Commissioner Kjesbo: Is in favor of the project and agrees that the
architecture work needs to be balanced with the cost of these deed
restricted units. Thinks that parking should be maximized as possible but
recognizes that the parking management plan will be an evolving document.
Roy: Stated that a condition could be made that a response to the parking
study discrepancy is required before DRB review or similar.
No public comment.
Community Development Director Gennett: Asked for clarification on the
added condition of approval.
Pratt: Stated that he just wanted a written response or updated to the parking
study from the applicant addressing the letter.
Rollie Kjesbo moved to approve with conditions. Karen Perez seconded the
motion and it passed (5-1).
Ayes: (5) Kjesbo, Kurz, Perez, Phillips, Pratt
Nays: (1) Gillette
Absent: (1) Seibert
2.2. A request for the review of a variance from Section 12-21-10 Development
Restricted, Vail Town Code, in accordance with the provisions of Section
12-17-1, Variances, Vail Town Code, to allow for development in the Housing
Zoning District on a slope of forty percent (40%) or greater, located at 129
North Frontage Road West/Lot 3, Middle Creek Subdivision Resub Lot 1,
and setting forth details in regard thereto. (PEC21-0016)
This item will be heard with PEC21-0015. All plans associated with this
application are included as part of PEC21-0015.
Applicant: Town of Vail, represented by Triumph Development
Planner: Greg Roy
See minutes for item 2.1.
Rollie Kjesbo moved to approve. Brian Gillette seconded the motion and it
passed (6-0).
Absent: (1) Seibert
3. 1 nformational Update
3.1. West Vail Master Plan Update
Applicant:
Planner: Matt Gennett
Development Director, Matt Gennett, introduces the consultant team for the
project. Gabby Voeller with SE Group introduces the individuals and starts
the presentation.
The consultants are looking for critical feedback from the PEC and
clarifying any confusing portions of the plan.
Cheney goes over the "West Vail Center" stretching from the roundabout to
Vail Commons/city market. This was a focus area of the study, Consultant
team has reached out to private property owners. This is a masterplan that
has to take private property into account as there is no vacant land likely to
be developed. This area, while good for redevelopment, is a very important
60 min.
center for daily life of residents
Brian Duffany of EPS goes over the market opportunities and the focus of
this area as the heart of the Vail daily life. Commercial area in Vail and in
the surrounding valley is limited and tough to find places to expand. Retail
sales and rents are strong in the area. The vision statement for the area is
read followed by the summary of the goals.
The framework for the plan is explained about how the goals and design for
the area would all have to fit within the parameters of this framework. Public
gathering spaces with convenient parking is a must.
Scenario 1 is explained, which involves keeping existing structures in place
but beautifying the area and adding housing. It adds about 12,OOOSF of
commercial and 24 units of housing.
Scenario 2 looks at the area to redevelop on a parcel by parcel basis with
the Town -owned land at City Market being the catalyst project. This site
would be a grocery store with a multi-level parking area that would help to
serve the other parcels for parking needs. This would add 201,000 SF of
commercial and 350 units of housing. The phasing of this scenario would
start with the town -owned parcel to provide the parking for other phases and
the rest would fill in from there.
Scenario 3 would look at a complete redo of the area with a master
developer to assemble all of the properties. This scenario contemplates
185,000 SF of commercial and 475 units of residential that could be added.
Pros and Cons of each scenario are explained and discussed. It will require
a lot of buy in from property owners and adjusting Town code to
accommodate the visions. A new zoning district would be required for this
that could be called "West Vail Mixed Use". Consultants go over what would
have to be included in that zone district.
Ellie Wachtel goes over some of the housing elements in West Vail. A lot of
non -conformities, existing housing stock, opportunity in west vail center, the
market forces in the area, and the benefits of resident housing. The vision
statement for housing is shown and the goals are read.
There are four main zoning recommendations, either rezoning existing
zones or adding a new zone district. One recommendation is that the
number of units that currently exist on a lot be allowed in perpetuity.
Supporting higher density in the area is another recommendation. This plan
includes density bonuses over the study area.
The vision statement for Transportation and mobility is read. Multimodal and
making trips to comfortable and convenient is key. Comfortable sized bike
lanes, comfortable walking along the frontage road, efficient paring and
driving technologies, and a look at programs and policies along
transportation.
Traffic calming could be done in the area by painting a 4 foot shoulder
instead of sidewalks. Pedestrian scaled lighting could add to that feel.
Access and crossing enhancements could help to solve some of the traffic
issues that exist today. The transportation programs and policies to introduce
or continue are given.
Gillette asks where the highline and MRI development are in permitting
process. He also wants to know if we've been in touch with the property
owners. Brian Duffany says that they started with getting the community
feel. The town owns the city market lot and has certainly been involved in the
project while safeway is owned by a hedgefund. To try to accommodate
individual property owners in the plan is difficult and pits owners against
each other. We will be involving them when the plan is complete. The HOA
for Vail Das Schone in the area were overall excited and positive.
Perez understands that it is hard to involve two grocery stores, but that we
need two in the area. Gillette agrees, that we need would need two in the
area.
Cheney goes over how the program would be for a 70,OOOsf grocery store
which is almost as large as the two existing combined. Could there be some
other grocery store added in town outside of West Vail? Trying to be more
visionary in the use of the land rather than sticking with what we've had.
Gillette adds that East Vail would love a grocery store if we could have one
there. The convenience of West Vail is big for everyone in Vail and should
keep that sense there. No one will want to drive down valley to find another
grocery store.
Brian adds that the feedback they've heard from the community has been all
over the board on both sides. That they need both or that they are both
underperforming and one that is more productive would be better. That has
been community -wide and people in the area had the same varying views.
Kurz asks if there are online plans that the public can view such as the PEC
is seeing today.
Gabby Voeller says that it will go back to the stakeholder committee and
after that the draft plan will be available online. Gennett says that the online
portal has been up to date and keeping people informed.
Gillette asks for examples of other towns that have done this scale of
development. Some examples are given.
Kurz asks about TI F for financing. Duffany says that would be farther down
the road.
Pratt likes the concept overall. He is not a fan of the high buildings along the
frontage road. Did not like the option that showed all the parking on one end
of the site.
Gillette add on the rezoning in west vail and how he is unsure how that would
go without further exploration.
Public Comment is opened.
Dominic Mauriello of Mauriello Planning Group makes a couple points. He
thinks there should be a mention of parking underneath the frontage road.
Its important for the Town to look at the parking requirements town -wide. The
idea of making existing density grandfathered in should include amnesty for
units that were created without proper permits. Scenarios are great.
Steve Lindstrom participated as part of the local stakeholder group. He didn't
hear about PEC comments on the possible additional housing density. He'd
be interested to hear the thoughts on that.
Kurz says he needs to wrap his head around it before giving comments.
Gillette adds the same.
Galen Aasland was a previous PEC member. He lives in West Vail and is
concerned with land costs. Parking costs are going to be huge. Look at
Chamonix Chalets with increased density and how the increased height
would affect those behind it.
Gillette adds that it is tough to add density against someone's home. Would
guess neighbors would be opposed. Having a hard time visioning how that
would work.
The team adds that the increased density is more of a reflection of the units
that exist today. Not a huge increase that would be realized right away, but
the ability of those to redevelop overtime.
3.2. Oversize Vehicle Relocation 30 min
Applicant:
Planner: Tom Kassmel, Town Engineer
Kassmel starts with the history of this discussion with the Children's Garden
of Learning relocation. It was approved to relocated with the condition that
the applicant come back with a relocation plan for the oversized vehicle
parking that will be displaced.
West Vail residents felt that this was one more item that was pushed down to
their location and were unfavorable to the relocation to the frontage road.
Staff has since looked at alternatives and brought to the Commission some
of those options.
First option was to go to West Vail further to the West of the Fire Station
over there. Very concealed from a good portion of the residents and at the
end of the road where an expanded shoulder exists.
Second option is to accommodate parking between Solar Vail and Middle
Creek. This would require some earth moving and relocating the sidewalk to
allow for room to park.
Third option would be to allow parking to the north of the Vail Resorts
maintenance yard. This would be for about 100 cars and some of the
oversized vehicles. It would be at a significant more cost, but is on a bus
route that could provide access to the villages.
Other locations that are less likely were gone through that did not make the
top selection. Moving forward meetings are planned to go over the options.
This will go on over the summer and into the fall the budgeting would happen
with hopeful design over winter with construction next year.
Gillette likes the parking north of the maintenance lot and by solar vail.
Kurz asks if we will need 11 spaces this year and winter for the interim.
Kassmel says that they will go to West Vail over the summer to the east of
the bus shelter and during the winter it will be to the west of fire station.
Gillette and Phillips believe that consistency would be better than switching
between the two different areas.
Kurz asks that the obligation that we have to accommodate oversized
vehicles beyond just customer service? Kassmel says that it is just to
welcome all guests, and would require a change in policy to not make those
spaces available. Those spaces are also used for large vehicles that come
with special events.
No public comment.
4. Approval of Minutes
4.1. April 26, 2021 PEC Results
Reid Phillips moved to approve with corrections. Brian Gillette seconded the
motion and it passed (6-0).
Absent: (1) Seibert
5. Adjournment
Rollie Kjesbo moved to adjourn. Brian Gillette seconded the motion and it (6-
0).
Absent: (1) Seibert
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
City of Vail, Colorado Logo
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE:
ITEM/TOPIC:
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City of Vail, Colorado Logo
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE:
ITEM/TOPIC: Attendance
City of Vail, Colorado Logo
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: April 26, 2021
ITEM/TOPIC:
A request for the review of a Development Plan, pursuant to Section 12-61-11, Development Plan Required, Vail Town Code, for a
new housing development to be located at 129 North Frontage Road West/Lot 3, Middle Creek Subdivision Resub Lot 1, and setting
forth details in regard thereto. (PEC21-0015)
ATTACHMFKITC-
File Name
5-10 Recommendation Staff Memo Meeting PEC21-0015 0016 (Final).pdf
Attachment A. Vicinity Map.pdf
Attachment B. Applicant s Narrative.pdf
Attachment C. Plan Set 5-5-21 Part 1.pdf
Attachment C. Plan Set 5-5-21 Part 2.pdf
Attachment C. Plan Set 5-5-21 Part 3.pdf
Attachment C. Plan Set 5-5-21 Part 4.odf
Description
Staff Memo Meeting PEC21-0015 0016
Attachment A. Vicinity Map
Attachment B. Applicant's Narrative
Attachment C. Plan Set Part 1
Attachment C. Plan Set Part 2
Attachment C. Plan Set Part 3
Attachment C. Plan Set Part 4
Attachment C. Plan Set 5-5-21 Part 5.pdf Attachment C. Plan Set Part 5
Attachment D. Transportation Inpact Study.pdf Attachment D. Transportation Inpact Study
Attachment E. Parking Analysis.pdf Attachment E. Parking Analysis
Attachment F. Geologic Hazards Assessment.pdf Attachment F. Geologic Hazards Assessment
Attachment H. Public Comment - Stephen Connolly - 3-30-21.pdf Attachment G. Public Comment - Stephen Connolly - 3-30-21
Attachment I. Public Comment - Mike Coughlin - Parking Memo - April 5 2021.pdf Attachment H. Public Comment - Mike Coughlin - Parking
Memo - April 5 2021
Attachment J. EIR Middle Creek Village - August 2001.pdf Attachment I. EIR Middle Creek Village - August, 2001
Attachment J. Mobility Plan 5-5-21.pdf Attachment J. Mobility Plan 5-5-21
Attachment K. Applicant s Response to PEC 5-5-21.pdf Attachment K. Applicant's Response to PEC
Attachment L. PEC Minutes 4-12-21.0f Attachment L. PEC Minutes 4-12-21
Attachment M. PEC Minutes 4-26-21.pdf Attachment M. PEC Minutes 4-26-21
0) TOWN OF VAIL
Memorandum
To: Planning and Environmental Commission
From: Community Development Department
Date: May 10, 2021
Subject: A request for the review of a Development Plan, pursuant to Section 12-61-11,
Development Plan Required, Vail Town Code, to construct 72 units of multi-
family deed -restricted housing, located at 129 North Frontage Road West/Lot 3
Middle Creek Subdivision, and setting forth details in regard thereto. (PEC21-
0015)
and
A request for the review of a variance from Section 12-21-10(A), pursuant to
Section 12-17, Variances, Vail Town Code, to allow for the development of a
structure on a slope of forty percent or greater, located at 129 North Frontage
Road West/Lot3 Middle Creek Subdivision and setting forth details in regard
thereto. (PEC21-0016)
Applicant: Town of Vail, represented by Triumph Development
Planner: Greg Roy
SUMMARY
The applicant, Town of Vail, represented by Triumph Development, is requesting the
review of two (2) applications. These two applications, requests for the approval of a
development plan and a variance from the restrictions for developing on a steep slope,
will allow for the construction of a deed -restricted multi -family project in the Housing (H)
District.
This application has been presented to the PEC on two previous meetings, April 12,
2021 and April 26, 2021. It is the applicant's intention that this final submittal addresses
comments received. Please find the minutes of these two meetings included with this
memorandum as Attachments L and M.
Based upon staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends approval of PEC21-0016 (Variance) and approval with conditions of
PEC21-0015 (Development Plan), subject to the findings in Section VIII of this
memorandum.
II. DESCRIPTION OF THE REQUESTS
Development Plan:
The applicant has submitted a Development Plan for the construction of a new
freestanding deed restricted multi -family building with other associated improvements.
The proposal consists of:
• 72 Units
o 31 — 2Bed/1 Bath
o 27 — 2Bed/2Bath
o 14 — 1 Bed/1 Bath
• 80 Parking Spaces
• Landscaping
On April 7t", 2021 the application was heard before the Design Review Board (DRB) for
a conceptual review of this proposal. Comments from the DRB centered around the
need for the building to be broken up and to have the development built into the hillside
to a greater degree. A link to the recording of this meeting can be found here.
Variance:
The applicant requests the PEC review the variance request. The proposed
development would be located, in part, on a slope equal to and in excess of 40%.
Please find attached for review:
A. Vicinity Map
B. Applicant's Narrative, March 15, 2021
C. Plan Set, May 5, 2021
D. Transportation Impact Study, March 9, 2021
E. Parking Analysis, March 8, 2021
F. Geologic Hazards Assessment, March 10, 2021
G. Public Comment - Stephen Connolly March 31, 2021
H. Public Comment - Mike Coughlin April 5, 2021
I. EIR for Middle Creek Village, August, 2001
J. Mobility Plan May 5, 2021
K. Applicant's response to PEC Comments May 5, 2021
L. PEC Minutes April 12, 2021
M. PEC Minutes April 26, 2021
III. BACKGROUND
The subject property is a 2.1 -acre Town -owned parcel located just east of the Middle
Creek Apartments development on the site of the current Children's Garden of
Learning. The property is adjacent to the Middle Creek Apartments and is in close
proximity to the Vail Town Center 1-70 exit (Exit 176).
The parcel was previously part of the larger Lot 1 of the Middle Creek Subdivision and
was created as a separate parcel in May of 2020. The Middle Creek Apartments were
developed in the early 2000's with the process starting in 2001 and ending with an
eventual approval in September of 2002. During this time, multiple work sessions and
public hearings were held with the Design Review Board, Planning and Environmental
Commission and Town Council resulting in significant revisions. The site went under
construction after approval in 2002 and received a certificate of occupancy in 2004. The
current occupant and use of the property, the Children's Garden of Learning, has
received approval for a temporary relocation to the Charter Bus Lot.
A comparison of the existing Middle Creek development with the proposal is provided
below along with a comparison of parking rates among other Housing developments:
Middle Creek Village(existing)
Unit
Count
Lot 3 (proposed)
Unit Count
Parking Rate
(per multi -family
unit)
Parking Rate
(per
bedroom
Studio
44
0
One -Bedroom
29
14
Two Bedroom
24
58
Three Bedroom
45
0
Total
142
72
Bedroom Count
1.35
0.78
Beds
256
130
Parkin
0.82
0.24
Total
248
80
Enclosed
211 85%
0
Ratio
1.75/Unit
1.11 /Unit
29
1.21
1.21
Recreation Area
4,250 SF
16.6SF/Bed
968 SF
7.4SF/Bed
Use Type
Unit
Count
Bedroom
Count
Parking
Provided
Parking Rate
(per multi -family
unit)
Parking Rate
(per
bedroom
Solar Vail
65
69
34
0.52
0.49
First Chair
32
124
32
1.0
0.26
Lions Ride
113
197
153
1.35
0.78
Timber Ride
94
188
46
0.82
0.24
Middle Creek
142
254
247
1.74
0.97
Buzzard Park
24
24
29
1.21
1.21
Chamonix Townh
32
86
113
3.5
1.31
Booth Heights
130
184
160
12.0
10.71
Lot 3 (proposedl (proposed
72
1130
180
11.11
10.62
IV. APPLICABLE PLANNING DOCUMENTS
Staff finds that the following provisions of the Vail Town Code are applicable to the
review of this proposal:
Title 12 — Zoning Regulations, Vail Town Code
Chapter 6, Article 1, Housing (H) District (in part)
12-61-1: PURPOSE.-
The
URPOSE:
The housing district is intended to provide adequate sites for employee housing
which, because of the nature and characteristics of employee housing, cannot be
adequately regulated by the development standards prescribed for other
residential zone districts. It is necessary in this zone district to provide
development standards specifically prescribed for each development proposal or
project to achieve the purposes prescribed in section 12-1-2 of this title and to
provide for the public welfare. Certain nonresidential uses are allowed as
conditional uses, which are intended to be incidental and secondary to the
residential uses of the district. The housing district is intended to ensure that
employee housing permitted in the zone district is appropriately located and
designed to meet the needs of residents of Vail, to harmonize with surrounding
uses, and to ensure adequate light, air, open spaces, and other amenities
appropriate to the allowed types of uses. (Ord. 29(2005) § 23: Ord. 19(2001) § 2.-
Ord.
:Ord. 3(2001) § 2)
12-61-2: PERMITTED USES.-
The
SES:The following uses shall be permitted in the H district.-
Bicycle
istrict:Bicycle and pedestrian paths.
Communications antennas and appurtenant equipment.
Employee housing units, as further regulated by chapter 13 of this title.
Passive outdoor recreation areas, and open space. (Ord. 12(2008) § 10)
12-61-4: ACCESSORY USES.-
The
SES:
The following accessory uses shall be permitted in the H 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.
Minor arcades.
Private greenhouses, toolsheds, playhouses, attached garages or carports,
swimming pools, or recreation facilities customarily incidental to permitted
residential uses.
Other uses customarily incidental and accessory to permitted or conditional uses,
and necessary for the operation thereof. (Ord. 29(2005) § 23: Ord. 19(2001) § 2.-
Ord.
:Ord. 3(2001) § 2)
12-61-5: SETBACKS.-
The
ETBACKS:The setbacks in this district shall be twenty feet (20) from the perimeter of the
zone district. At the discretion of the planning and environmental commission,
variations to the setback standards may be approved during the review of a
development plan 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 will provide adequate availability of light, air and
open space.
C. Proposed building setbacks will provide a compatible relationship with
buildings and uses on adjacent 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.
Variations to the twenty foot (20) setback shall not be allowed on property lines
adjacent to HR, SFR, R, PS, and RC zoned properties, unless a variance is
approved by the planning and environmental commission pursuant to chapter 17
of this title. (Ord. 19(2001) § 2: Ord. 3(2001) § 2)
12-61-6: SITE COVERAGE:
Site coverage shall not exceed fifty five percent (55%) of the total site area. At
the discretion of the planning and environmental commission, site coverage may
be increased if seventy five percent (75%) of the required parking spaces are
underground or enclosed, thus reducing the impacts of surface paving provided
within a development, and that the minimum landscape area requirement is met.
(Ord. 19(2001) § 2: Ord. 3(2001) § 2)
12-61-7: 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. 19(2001) § 2: Ord. 3(2001) § 2)
12-61-8: PARKING AND LOADING.-
Off
OADING:Off street parking shall be provided in accordance with chapter 10 of this title. No
parking or loading area shall be located within any required setback area. At the
discretion of the planning and environmental commission, variations to the
parking standards outlined in chapter 10 of this title may be approved during the
review of a development plan subject to a parking management plan. The
parking management plan shall be approved by the planning and environmental
commission and shall provide for a reduction in the parking requirements based
on a demonstrated need for fewer parking spaces than chapter 10 of this title
would require. For example, a demonstrated need for a reduction in the required
parking could include:
A. Proximity or availability of alternative modes of transportation including, but
not limited to, public transit or shuttle services.
B. A limitation placed in the deed restrictions limiting the number of cars for
each unit.
C. A demonstrated permanent program including, but not limited to, rideshare
programs, carshare programs, shuttle service, or staggered work shifts. (Ord.
19(2001) § 2: Ord. 3(2001) § 2)
12-61-9: LOCATION OF BUSINESS ACTIVITY:
A. Limitation, Exception: All conditional uses in section 12-61-3 of this article
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.
B. Outdoor Display Areas: The area to be used for outdoor display must be
located directly in front of the establishment displaying the goods and entirely
upon the establishment's own property. Sidewalks, building entrances and exits,
driveways and streets shall not be obstructed by outdoor display. (Ord. 19(2001)
§ 2: Ord. 3(2001) § 2)
12-61-10: OTHER DEVELOPMENT STANDARDS.-
A.
TANDARDS:A. Prescribed By Planning And Environmental Commission: In the H district,
development standards in each of the following categories shall be as proposed
by the applicant, as prescribed by the planning and environmental commission,
and as adopted on the approved development plan.-
1.
lan:1. Lot area and site dimensions.
2. Building height.
3. Density control (including gross residential floor area). (Ord. 19(2001) § 2.-
Ord.
:Ord. 3(2001) § 2)
12-61-11: DEVELOPMENT PLAN REQUIRED:
A. Compatibility With Intent: To ensure the unified development, the protection
of the natural environment, the compatibility with the surrounding area and to
assure that development in the housing district will meet the intent of the zone
district, an approved development plan shall be required.
B. Plan Process And Procedures: The proposed development plan shall be in
accordance with section 12-61-12 of this article and shall be submitted by the
developer to the administrator, who shall refer it to the planning and
environmental commission, which shall consider the plan at a regularly
scheduled meeting.
C. 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.
D. Plan As Guide: The approved development plan shall be used as the
principal guide for all development within the housing district.
E. Amendment Process: Amendments to the approved development plan will be
considered in accordance with the provisions of section 12-9A-10 of this title.
F. Design Review Board Approval Required: The development plan and any
subsequent amendments thereto shall require the approval of the design review
board in accordance with the applicable provisions of chapter 11 of this title prior
to the commencement of site preparation. (Ord. 29(2005) § 23: Ord. 19(2001) §
2: Ord. 3(2001) § 2)
12-61-12: DEVELOPMENT PLAN CONTENTS.-
The
ONTENTS:The administrator shall establish the submittal requirements for a development
plan 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. (Ord. 29(2005)
§ 23: Ord. 5(2003) § 3: Ord. 19(2001) § 2: Ord. 3(2001) § 2)
12-61-13: DEVELOPMENT STANDARDS/CRITERIA FOR EVALUATION:
The following criteria shall be used as the principal means for evaluating a
proposed development plan. It shall be the burden of the applicant to
demonstrate that the proposed development plan complies with all applicable
design criteria.
A. Building design with respect to architecture, character, scale, massing and
orientation is compatible with the site, adjacent properties and the surrounding
neighborhood.
B. Buildings, improvements, uses and activities are designed and located to
produce a functional development plan responsive to the site, the surrounding
neighborhood and uses, and the community as a whole.
C. Open space and landscaping are both functional and aesthetic, are designed
to preserve and enhance the natural features of the site, maximize opportunities
for access and use by the public, provide adequate buffering between the
proposed uses and surrounding properties, and, when possible, are integrated
with existing open space and recreation areas.
D. A pedestrian and vehicular circulation system is designed to provide safe,
efficient and aesthetically pleasing circulation to the site and throughout the
development.
E. Environmental impacts resulting from the proposal have been identified in the
project's environmental impact report, if not waived, and all necessary mitigating
measures are implemented as a part of the proposed development plan.
F. Compliance with the Vail comprehensive plan and other applicable plans.
(Ord. 29(2005) § 23: Ord. 19(2001) § 2: Ord. 3(2001) § 2)
Chapter 17 Variances (in part)
12-17-6: CRITERIA AND FINDINGS.-
A.
INDINGS:
A. Factors Enumerated: Before acting on a variance application, the planning
and environmental commission shall consider the following factors with respect
to the requested variance.-
1.
ariance:1. The relationship of the requested variance to other existing or potential
uses and structures in the vicinity.
2. The degree to which relief from the strict or literal interpretation and
enforcement of a specified regulation is necessary to achieve compatibility
and uniformity of treatment among sites in the vicinity, or to attain the
objectives of this title without grant of special privilege.
3. The effect of the requested variance on light and air, distribution of
population, transportation and traffic facilities, public facilities and utilities,
and public safety.
4. Such other factors and criteria as the commission deems applicable to
the proposed variance.
B. Necessary Findings: The planning and environmental commission shall
make the following findings before granting a variance:
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.
(Ord. 29(2005) § 39: Ord. 8(1973) § 19.600)
Chapter 21 Hazard Regulations (in part)
12-21-10: DEVELOPMENT RESTRICTED.-
A.
ESTRICTED:
A. No structure shall be built in any flood hazard zone or red avalanche hazard
area. 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. The term "structure" as used in this
section does not include recreational structures that are intended for seasonal
use, not including residential use.
Housing (H) Zone District Development Plan Process
The Housing (H) Zone District provides the Planning and Environmental Commission's
(PEC) with discretion to determine and establish the appropriate development
standards for a Development Plan. These include, Height, Density, Lot Area and Site
Dimensions. These are proposed by the applicant and reviewed by the PEC as part of
the Development Plan.
Staff has determined that the following provisions of the Town's Comprehensive Plan
are relevant to the review of this proposal. These documents identify the policy goals of
the community and should be weighed against the proposed Development Plan to
determine if the Plan is helping to advance the community's priorities.
VAIL TOWN COUNCIL ACTION PLAN 2018-2020
Our Mission - Grow a vibrant, diverse economy and community and preserve our
surrounding natural environment, providing our citizens and guests with exceptional
services and an abundance of premier recreational, cultural and educational
opportunities.
Community - Engage our community in honoring social, recreational, cultural, and
educational values that will guide sustainable strategies throughout our neighborhoods
as the foundation of our town's continued success. Ensure that our citizens are afforded
the opportunity to live and thrive in our community.
• Housing as necessary infrastructure to our community
Economy - Preserve our vibrant and diverse economy that keeps Vail at the forefront of
our resort competitors.
• Update long range strategic plans to enhance competitiveness of the Town of Vail
Experience - Deliver on the promise, "Vail. Like nothing on earth" that also supports
"preserving our natural environment".
Excellent municipal services
Convenient, efficient, and safe parking and transportation venues
Sustainability - Balance our economic, environmental, and social needs to deliver a
sustainable community.
• Strategic implementation of environmental programs
• Excellent stewardship by monitoring and maintaining our natural environment
• Climate action to achieve reduction of greenhouse gas emissions
• Reduce the environmental impact of transportation
• Explore and encourage sustainable building practices
VAIL HOUSING 2027
Goal: The Town of Vail will acquire 1,000 additional resident housing unit deed
restrictions by the year 2027.
These new deed restrictions will be acquired for both existing homes as well as for
homes that are newly constructed by both the Town of Vail and private sector
developers.
Vision: An Eye on the Future - We envision Vail as a diverse, resilient, inclusive,
vibrant and sustainable mountain resort community where year-round residents are
afforded the opportunity to live and thrive. We take a holistic approach to maintaining
community, with continuous improvement to our social, environmental, and economic
well being. We create housing solutions by recognizing and capitalizing on our unique
position as North America's premier international mountain resort community in order
to provide the highest quality of service to our guests, attract citizens of excellence and
foster their ability to live, work, and play in Vail throughout their lives.
Our strategic solutions and actions result in the retention of existing homes, creation of
new and diverse housing infrastructure, and collaboration with community partners. For
Vail, no problem is insurmountable. With a consistent, community -driven purpose and
an entrepreneurial spirit, Vail will lead the industry in innovative housing solutions for
the 21 st century. The Town is well positioned financially to undertake this significant
challenge.
Mission: Maintaining and Sustaining Community - We create, provide, and retain high
quality, affordable, and diverse housing opportunities for Vail residents to support a
sustainable year round economy and build a vibrant, inclusive and resilient community.
We do this through acquiring deed restrictions on homes so that our residents have a
place to live in Vail
Policy Statement: Resident Housing as Infrastructure - We acknowledge that the
acquisition of deed restrictions on homes for Vail residents is critical to maintaining
community. Therefore, we ensure an adequate supply and availability of homes for
residents and recognize housing as infrastructure in the Town of Vail; a community
support system not unlike roads, bridges, water and sewer systems, fire, police, and
other services of the municipal government.
VAIL LAND USE PLAN
CHAPTER 11— LAND USE PLAN GOALS / POLICIES.-
The
OLICIES:
The goals articulated here reflect the desires of the citizenry as expressed through the
series of public meetings that were held throughout the project. A set of initial goals
were developed which were then substantially revised after different types of opinions
were brought out in the second meeting. The goal statements were developed to reflect
a general consensus once the public had had the opportunity to reflect on the concepts
and ideas initially presented. The goal statements were then revised through the review
process with the Task Force, the Planning and Environmental Commission and Town
Council and now represent policy guidelines in the review process for new development
proposals. These goal statements should be used in conjunction with the adopted Land
Use Plan map, in the evaluation of any development proposal.
The goal statements which are reflected in the design of the proposed Plan are as
follows:
1. General Growth / Development
1.1 Vail should continue to grow in a controlled environment, maintaining a balance
between residential, commercial and recreational uses to serve both the visitor and
the permanent resident.
1.2 The quality of the environment including air, water and other natural resources
should be protected as the Town grows.
1.3. The quality of development should be maintained and upgraded whenever
possible.
1.6. Development proposals on the hillsides should be evaluated on a case by case
basis. Limited development may be permitted for some low intensity uses in areas
that are not highly visible from the Valley floor. New projects should be carefully
controlled and developed with sensitivity to the environment.
1.10 Development of Town owned lands by the Town of Vail (other than parks and open
space) may be permitted where no high hazards exist, if such development is for
public use.
1.12. Vail should accommodate most of the additional growth in existing developed
areas (infill areas).
5. Residential
5.1. Additional residential growth should continue to occur primarily in existing, platted
areas and as appropriate in new areas where high hazards do not exist.
5.3. Affordable employee housing should be made available through private efforts,
assisted by limited incentives, provided by the Town of Vail, with appropriate
restrictions.
5.4. Residential growth should keep pace with the market place demands for a full
range of housing types.
5.5 The existing employee housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied sites
throughout the community.
V. SURROUNDING LAND USES
Land Uses
North: Open Space
South: CDOT Frontage Road
East: Open Space
West: Deed Restricted Housing
VI. SITE ANALYSIS
Address:
Legal Description:
Existing Zoning:
Land Use Plan Designation
Current Land Use:
Geological Hazards:
Zoning
Natural Area Preservation (NAP)
No zoning
Natural Area Preservation (NAP)
Housing (H)
129 North Frontage Road West
Lot 3 Middle Creek Subdivision
Housing (H)
High Density Residential
School
Medium Severity Rock Fall, Steep Slopes
Development
Required by Town
Proposed
Change
Standard
Code
Lot Size
Prescribed by PEC
2.07 acres (90,169 sq.
No Change
ft.
Minimum Setbacks
Twenty Feet from
North: 20'
Complies
District Boundary
South: 20'
East: 20'
West: 9'
Maximum Height
Prescribed by PEC
80 ft. max*
To be determined
GRFA
Prescribed by PEC
57,656 sq. ft.
To be determined
Site coverage
Max. 55% of site area
17,756 sq. ft. or
Complies
maximum
or 49,593 sq. ft.
19.7%**
Minimum
Min. 30% of site area
52,077 sq. ft. or 57.7%
Complies
Landscaping
or 27,051 sq. ft.
Minimum Snow
Min. 30% of paved
5,201 sq. ft. or 30.6%
Complies
Storage
area or 5,095 sq. ft.
Required Parking
144 spaces
80 spaces***
Complies (With Mobility
Plan
*A height diagram was not submitted with this latest plan set. Staff is unable to confirm the
proposed height.
** The submitted coverage diagram does not include eaves beyond four feet from the
building in the calculation.
***Staff is unable to confirm the proposed parking quantity. The plans submitted lack
dimensions of the structural components and necessary clearances. It is suspected that
the actual yield of the tandem parking may be less then shown.
VII. REVIEW CRITERIA
Development Plan
The following criteria shall be used as the principal means for evaluating a proposed
development plan. It shall be the burden of the applicant to demonstrate that the proposed
development plan complies with all applicable design criteria.-
A.
riteria:
A. Building design with respect to architecture, character, scale, massing and
orientation is compatible with the site, adjacent properties and the surrounding
neighborhood.
The Lot 3 building is proposed in a similar location as the existing building on
the site and takes advantage of the existing entrance and parking area
grade. Due to the topography of the site this is the most reasonable location
where the building can be developed. The site is restricted by steep slopes to
the north for which a variance is also proposed to disturb a portion of those
slopes.
The site is designed to maximize solar exposure to the driveway and outdoor
parking area on the south side of the building. The building is 80' tall, but the
slope at the rear of the building should soften the height by providing a
backdrop. The added height will have no negative impacts on the adjacent
open space. Allowing a portion of the rear of the building to encroach onto
previously disturbed slopes greater than 40% will allow for development of
this lot in an appropriate manner.
Staff finds the proposed development plan meets this criterion.
B. Buildings, improvements, uses and activities are designed and located to
produce a functional development plan responsive to the site, the surrounding
neighborhood and uses, and the community as a whole.
The building, improvements, uses and activities have been designed and
located on the site to be functional and responsive to the site, the surrounding
neighborhood and the community as a whole. The Lot 3 property is zoned
Housing (H) district. The proposed use of the site, with 100% of the residential
units developed as deed restricted housing, is consistent with the intended
use of the site and the development objectives of the Town of Vail. The
provision of EHUs is further supported by numerous community policies, plans
and goals.
The building is designed to respond to the limitations of the site and to use the
site as efficiently as possible. A portion of the building footprint is on the flatter
portion of the site, while the rest of the building footprint (9,215 SF out of
15,779 SF) is located in steep slopes. A variance to allow this intrusion is being
reviewed concurrently. The proposed site plan will help to reduce site grading
by utilizing the existing driveway and parking area grade. The driveway is
proposed to be used in its existing condition.
Staff finds the proposed development plan, as conditioned, meets this
criterion.
C. Open space and landscaping are both functional and aesthetic, are designed to
preserve and enhance the natural features of the site, maximize opportunities
for access and use by the public, provide adequate buffering between the
proposed uses and surrounding properties, and, when possible, are integrated
with existing open space and recreation areas.
Functional open space on the property is limited due to the steep slope at the
rear of the building. While this area will remain open, it is too steep to be used
for recreational purposes. Because the adjacent property to the east and
north is open space, there will be adequate buffering between the proposed
uses and surrounding properties.
The proposed landscape plan is limited based on the reduced setbacks, and
the Town's Fire -Resistant Landscaping Guidelines, which recommend
keeping trees at least 15' from buildings. Landscaping is proposed on the
eastern and western boundaries of the site which will aid in screen the
property from adjacent properties. There is also screening proposed in the
CDOT right-of-way to screen the parking area from the frontage road. As a
condition of approval, the applicant will have to receive permission from
CDOT for this landscaping prior to building permit issuance.
Staff finds the proposed development plan, as conditioned, meets this
criterion.
D. A pedestrian and vehicular circulation system is designed to provide safe,
efficient and aesthetically pleasing circulation to the site and throughout the
development.
A pedestrian circulation system has been designed into the site plan, which
includes a sidewalk down to the frontage road sidewalk that connects to the
bust stop at Middle Creek Village. There is also a path down the sidewalk to
the east leading to the main Vail roundabout and Vail Village. These
sidewalks will provide for safe pedestrian connections to the existing sidewalk
along the N. Frontage Road.
Vehicular access is proposed in the same location in the existing driveway, at
the southwest corner of the property. The internal circulation lanes meet the
minimum for a parking area according to Section 14-5-1.
Staff finds the proposed development plan meets this criterion.
E. Environmental impacts resulting from the proposal have been identified in the
project's environmental impact report, if not waived, and all necessary
mitigating measures are implemented as a part of the proposed development
plan.
No significant environmental impacts were identified on the property as a
result of the applicant's proposal. The need for an environmental impact
report was waived due to the existence of the Middle Creek Village EIR
which included this area of development. The Community Development
Department does not believe that an environmental impact report is
necessary for this application.
Staff finds the proposed development plan meets this criterion.
F. Compliance with the Vail comprehensive plan and other applicable plans.
The Lot 3 Development Plan is in compliance with the Vail Comprehensive
Plan and advances the employee housing goals objectives of the Town. The
development of employee housing units is supported by the Vail Housing
2027 Strategic Plan, the Town of Vail Economic Development Plan, and the
Environmental Strategic Plan, and furthers the actions/strategies outlined
with the Vail 20/20 Strategic Plan.
The proposed development of deed restricted EHUs will help advance the
Town's goals of obtaining 1,000 new employee housing deed restrictions
over the next 10 years. By developing more EHUs within Town, total vehicle
miles traveled from workers commuting into Vail can be reduced, helping to
reduce the Town's greenhouse gas emissions. This development will
upgrade the existing employee housing base. Also, this infill project will allow
the community to grow in a controlled environment in an existing developed
area.
Staff finds the proposed development plan meets this criterion.
Variance
Factors Enumerated: Before acting on a variance application, the planning and
environmental commission shall consider the following factors with respect to the
requested variance.-
1.
ariance:
1. The relationship of the requested variance to other existing or potential uses
and structures in the vicinity.
Staff finds this proposal will not negatively affect the other existing or potential
uses and structures in the vicinity in comparison to existing conditions. The
portion of the site that is over 40% slope is at the rear of the building, and it will
have no impacts to other existing or potential uses and structures in the
vicinity. The hillside will be revegetated with natural grasses to appear similar
to its current condition.
Staff finds the proposed variance meets this 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.
Staff finds the proposed relief from the steep slope regulations is necessary to
achieve compatibility and uniformity of treatment among sites in the vicinity and
to attain the objectives of this title without a grant of special privilege. Similar
sites, including Solar Vail, were regraded to allow for intrusion into steep slopes
so this request does not qualify as a grand of special privilege.
Staff finds the proposed development plan meets this criterion.
3. The effect of the requested variance on light and air, distribution of population,
transportation and traffic facilities, public facilities and utilities, and public
safety.
The granting of a variance will have no impact on light and air, distribution of
population, transportation and traffic facilities, public facilities and utilities. There
is no anticipated impact to public safety as a result of this small amount of
development on steep slopes. A site-specific geologic investigation and report
has been submitted which does not include findings of any impact to public
safety.
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 approval of a variance from Section 12-21-10(A) Development Restricted,
Vail Town Code, pursuant to Section 12-17, Variances, Vail Town Code, to allow for the
development of a structure on a slope of forty percent or greater, located at 129 North
Frontage Road West/Lot3 Middle Creek Subdivision, and setting forth details in regard
thereto.
Should the Planning and Environmental Commission choose to approve this variance,
the Community Development Department recommends the Planning and Environmental
Commission pass the following motion:
"The Planning and Environmental Commission approves the applicant's request for a
variance from Section 12-21-10(A), Development Restricted, Vail Town Code pursuant
to Section 12-17, Variances, Vail Town Code, to allow for the development of a
structure on a slope of forty percent or greater, located at 129 North Frontage Road
West/Lot3 Middle Creek Subdivision, and setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to approve this variance,
the Community Development Departments recommends the Planning and Environmental
Commission makes the following findings:
"Based upon a review of Section VII of the May 10, 2021 staff memorandum to the
Planning and Environmental Commission, and the evidence and testimony presented, the
Planning and Environmental Commission finds.-
The
inds:
The granting of this variance will not constitute a granting of special privilege
inconsistent with the limitations on other properties classified in the Housing (H)
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 apply generally to
other properties in the Housing (H) 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 Housing (H) District."
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 approval, with conditions, of a Development Plan, pursuant to Section 12-
61-11, Development Plan Required, Vail Town Code, to construct 72 units of multi -family
deed -restricted housing, located at 129 North Frontage Road West/Lot 3 Middle Creek
Subdivision, and setting forth details in regard thereto.
Should the Planning and Environmental Commission choose to approve, with
conditions, this development plan, the Community Development Department
recommends the Planning and Environmental Commission pass the following motion:
"The Planning and Environmental Commission approves the applicant's request for a
development plan, pursuant to Section 12-61-11, Development Plan Required, Vail
Town Code, to construct 72 units of multi -family deed -restricted housing, located at
129 North Frontage Road West/Lot 3 Middle Creek Subdivision, and setting forth
details in regard thereto."
Should the Planning and Environmental Commission choose to approve, with
conditions, this development plan, the Community Development Department
recommends the Commission applies the following conditions:
1. The applicant shall submit and obtain approval of a Minor Subdivision to revise the
building envelope and address the sanitary sewer easement prior to issuance of a
building permit.
2. Approval of this development plan is contingent on the applicant obtaining Design
Review Board approval for this proposal.
3. The applicant shall provide an accurate site coverage diagram with the Design
Review Board submittal.
4. The applicant shall provide a building height diagram with the Design Review
Board submittal.
5. The applicant shall revise the snow storage area to not include transformers,
pedestals or retaining walls with a height above the parking level or submit a snow
storage plan with the Design Review Board submittal.
6. The applicant shall correct the unit descriptions on page A1.70 to accurately reflect
the makeup of the units with the Design Review Board submittal.
7. The applicant shall revise the material board to include only materials that are
permitted within the Town of Vail with the Design Review Board submittal.
8. The applicant shall remove A5.30 from the proposed plan set as the dumpster
enclosure is no longer proposed as an exterior site element with the Design Review
Board submittal.
9. The applicant shall obtain an Ability to Serve Letter from Eagle River Water and
Sanitation District prior to the issuance of a building permit.
10. The applicant shall work with Eagle River Water and Sanitation District to reduce
the customary dedication of water rights by developing an integrated water
efficiency plan into the project prior to issuance of a building permit.
11. The applicant shall provide approval from CDOT for the landscaping, community
area boulder retaining wall, stairs, and walkway that is located in the right-of-way
with the Design Review Board submittal.
12. The applicant shall revise the retaining wall on the east property line to be at least
two feet away from the property line with the Design Review Board submittal.
13. The applicant shall include the top of wall and bottom of wall elevations for the
community area retaining wall with the Design Review Board submittal.
14. The applicant shall remove the basketball hoop, trees, bike rack, pedestal,
transformer and any other obstructions that would impact the use of the dedicated
fire turnaround area to the east of the property with the Design Review Board
submittal.
15. The applicant shall revise the covered parking spaces to maintain the minimum
width of parking spaces accounting for the width of the supporting columns.
16. The applicant shall ensure any subsequent iterations of the plan that may change
through the DRB process will maintain a minimum of 76 parking spaces prior to
building permit submittal.
17. The applicant shall update page C2.0 with the appropriate section details to reflect
the revised building design with the Design Review Board Submittal.
18. The applicant shall ensure that the roof and siding will comply with ignition resistant
materials guidelines. This shall be validated through the Design Review Board
submittal process.
19. The applicant shall ensure that the landscaping will comply with ignition resistant
landscape standards, to be reviewed through the Design Review Board process.
Changes include, but are not limited to, the following:
a. Trees between frontage road and parking lot need to be separated either
individually or in clumps to meet spacing requirements.
b. Planting on East side will need to be modified to create separation.
c. A full landscape plan including species and size of proposed landscaping
shall be submitted, by the applicant as part of the Design Review Board
submittal.
Should the Planning and Environmental Commission choose to approve, with
conditions, this development plan, the Community Development Departments
recommends the Planning and Environmental Commission makes the following findings:
"Based upon a review of Section Vll of the May 10, 2021 staff memorandum to the
Planning and Environmental Commission, and the evidence and testimony presented, the
Planning and Environmental Commission finds.-
Proposed
inds:
Proposed building setbacks provide necessary separation between
buildings and riparian areas, geologically sensitive areas and other
environmentally sensitive areas.
2. Proposed building setbacks provide adequate availability of light, air and
open space.
3. Proposed building setbacks provide a compatible relationship with
buildings and uses on adjacent properties.
4. Proposed building setbacks result in creative design solutions or other
public benefits that could not otherwise be achieved by conformance with
prescribed setback standards.
5. Building design with respect to architecture, character, scale, massing and
orientation is compatible with the site, adjacent properties and the
surrounding neighborhood.
6. Buildings, improvements, uses and activities are designed and located to
produce a functional development plan responsive to the site, the
surrounding neighborhood and uses, and the community as a whole.
7. Open space and landscaping are both functional and aesthetic, are
designed to preserve and enhance the natural features of the site,
maximize opportunities for access and use by the public, provide adequate
buffering between the proposed uses and surrounding properties, and when
possible, are integrated with existing open space and recreation areas.
8. A pedestrian and vehicular circulation system is designed to provide safe,
efficient and aesthetically pleasing circulation to the site and throughout
the development.
9. An Environmental Impacts Report is waived for this project.
10. The project is in compliance with the Vail comprehensive plan and other
applicable plans."
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's Narrative, March 15, 2021
C. Plan Set, May 5, 2021
D. Transportation Impact Study, March 9, 2021
E. Parking Analysis, March 8, 2021
F. Geologic Hazards Assessment, March 10, 2021
G. Public Comment - Stephen Connolly March 31, 2021
H. Public Comment - Mike Coughlin April 5, 2021
I. EIR for Middle Creek Village, August, 2001
J. Mobility Plan May 5, 2021
K. Applicant's response to PEC Comments May 5, 2021
L. PEC Minutes April 12, 2021
M. PEC Minutes April 26, 2021
THE RESIDENCES AT MAIN VAIL
DEVELOPMENT PLAN APPLICATION & VARIANCE REQUEST
MARCH 15, 2021
Development Team
Co -Applicants
Mike Foster
Triumph Development West, LLC
12 Vail Road — Suite 700
Vail, CO 81657
Town of Vail
75 South Frontage Road
Vail, CO. 81657
Civil Engineer
Matt Wadey
Alpine Engineering, Inc.
34510 Highway 6 — Unit A9
Edwards, CO. 81632
Landscape Architect
Sandi Gibson
Outside L.A.
Boulder, CO
Steamboat Springs, CO
Design Architect
359 Designs
Western Ecosystems, Inc.
3630 Osage Street
Denver, CO. 80211
Traffic Consultant
Greg Schroeder
McDowell Engineering, LLC
PO Box 4259
Eagle, CO 81631
Geohazard Consultant
Darin Duran
Cesare, Inc.
7108 South Alton Way— Building B
Centennial, CO. 80112
The Residences at Main Vail 2
The Development
The Residences at Main Vail is an exciting new 100% deed -restricted residential development
that will help create, support, and sustain the community in the Town of Vail ("TOV"). With 72
new apartments, the development will make the most meaningful addition to resident housing
in the community in recent years.
Triumph Development and the Town of Vail have signed a Development Agreement forming a
public -private -partnership to redevelop the 2.1 -acre parcel that is currently zoned to the
Housing (H) District. The parcel was recently subdivided from the neighboring Middle Creek
Apartment parcel.
This application proposes to redevelop the site into a new apartment community that will add
to the availability of deed -restricted, resident -occupied homes in Vail. The proposed plan
includes 72 rental apartments including 58 two-bedroom and 14 one -bedroom homes, and 55
parking spaces. The homes will be deed -restricted EHUs under the Town of Vail municipal code.
In addition to the homes, the plan includes interior spaces for social gathering, laundry rooms,
ground floor storage lockers, ample bike storage, and a bike cleaning and maintenance area.
There will also be an outdoor passive recreation area at the rear of the new apartment building.
A roof -mounted solar panel system is proposed to reduce the environmental impacts of the
new building and generate on-site energy. While the applicant intends to manage the building
from its current office in Vail Village, this application anticipates being able to convert one of
the units into a manager's unit to include an on-site leasing and management office.
This development application includes all civil drawings, architectural drawings, landscape
plans, and consultant's reports required for approval by the PEC. In the Housing District,
building height, density, and GRFA are proposed by the applicant and established by the
Planning and Environmental Commission subject to an approved Development Plan. The
applicant's request is outlined below. This application includes a Mobility Management Plan
that embraces the recently adopted "Mobility" section of the Housing District regulations and
supports a reduction from the standard off-street parking requirements of the Town Code. The
proposed mobility plan focuses on meeting the transportation needs of the future residents,
rather than looking to the more antiquated parking -per-unit approach. The proposed
development plan requires one variance to construct a multiple family building on slopes
greater than 40%.
Existing Conditions
The Residences at Main Vail 3
Middle Creek Lot 3 is a Housing District parcel that is bounded by the Middle Creek Apartments
to the west, and Town of Vail property to the north and east, and the North Frontage Rd. to the
south. The parcel is rectangular in shape with more than 400 feet of frontage along the North
Frontage Road and varies in depth from approximately 250 feet on the east side of the parcel to
more than 320 feet on the west side of the parcel adjacent to Middle Creek Apartments.
The right of way in the front of the property includes a substantial cut slope and setback from
the North Frontage Road that varies between 35 to 60 feet from the property line.
The front portion of the site is developed as an early -childhood education facility and surface
parking lot. The rear two-thirds of the site are steep slopes greater than 40% that are held back
with a stepped retaining walls at north side of the parking lot. Due to the existing development
and grading of the site, the southern portion of the site best accommodates future
development.
All required utilities are available in the adjacent right-of-way and the applicant has confirmed
that each utility has adequate capacity to serve the development. There is a 20' sewer
easement that is at the southwest corner of the property in the approximate vicinity of the
current driveway which will remain in place with the proposed plan. There is also a drainage
and utility easement along the southern boundary of the property that will remain in place.
Finally, there is a platted building envelope line that runs along the north side of the existing
development footprint that dates to when the Middle Creek Apartments and the Children's
Garden of Learning were constructed. The building envelope line is intended to be abandoned
on Lot 3 via a revised Final Plat that can be processed concurrent with this application's final
approval.
Zoning Analysis
The Housing District is intended to provide housing development opportunities in TOV. Due to
the nature and varying characteristics of deed -restricted housing, a housing -oriented zone
district was specifically developed and adopted in the TOV Zoning Regulations. The stated
intent of the Housing District is to ensure that deed -restricted housing is appropriately located
and designed to meet the needs of Vail residents, to harmonize with surrounding uses, and to
ensure adequate light, air and open spaces. The district has a limited number of prescribed
requirements that are discussed below. The proposed development plan, the mobility
management plan, and variance request meets or exceeds all of these prescribed requirements.
Permitted. Conditional & Accessory Uses
The Residences at Main Vail 4
The proposed development program is outlined in the below table and are all permitted or
accessory uses in the Housing District.
Units
Count
GRFA/Unit
GRFA SF
EHU 2 Bedroom/1 Bath
31
_ 837
25,947
EHU 2 Bedroom/2 Bath
27
855
23,085
EHU 1 Bedroom/1 Bath
14
616
8,624
Total
72
57,656
All homes will be deed -restricted Employee Housing Units as defined by the TOV municipal
code. The outdoor passive recreation spaces at the rear of the property are also permitted
uses. The community amenities such as the public gathering spaces, laundry rooms and storage
areas are all Accessory Uses that are "customarily incidental and accessory" to the EHUs
allowed in the Housing District. The applicant also requests the ability to convert one of the
apartments into a manager's unit, subject to the applicant's discretion, that would include a
leasing office at some point in the future.
Setbacks
The required setback in the Housing District is twenty feet (20') from the perimeter of the zone
district (and as such there is no setback along the west property line as the Housing District
continues onto the Middle Creek Apartment parcel). All buildings and structures proposed in
the plan meet or exceed this setback requirement in all areas. The proposed approved
development plan complies with the Vail Town Code.
Site Coverage
The Housing District allows for a maximum site coverage of 55% of the total site area. The
proposed site coverage is 17,756 square feet or 19.7% of the parcel. The proposed approved
development plan complies with the Vail Town Code.
Landscaping and Site Development
The Housing District requires at least 30% of the total site area to be landscaped. The proposed
plan for The Residences includes landscape areas totaling 52,551 square feet or 58.6% of the
parcel. The proposed approved development plan complies with the Vail Town Code.
Snow Storage
The Parking Standards of the Town Code require a minimum functional area for snow storage
equaling at least 30% of the total paved area of the site for unheated drives. The site plan
includes more than 5,173 square feet of usable snow storage, or 32.9% of the total paved area.
The proposed approved development plan complies with the Vail Town Code.
Development Standards to be Approved by PEC
The Residences at Main Vail
The development standards of the Housing District for lot area, site dimensions, building
height, and density control shall be as proposed by the applicant and approved by the PEC
based on the Criteria for Evaluation that are discussed below.
Lot Area and Site Dimensions —The applicant proposed to develop a 2.1 -acre Housing Parcel as
demonstrated on the site development plans. A minor subdivision application has been
previously approved by TOV.
Building Height—The proposed building height is 82 feet with five levels of homes above a tuck -
under podium parking
Density Control— The proposed density for North Main community is 72 total units and 57,656
square feet of GRFA. If one considers the EHUs as counting towards density/units per acre (in
most zone districts they do not) the overall density of the site is 34.8 units per acre. By
comparison, the Middle Creek at Vail Apartments is approved at 30.8 units per acre.
Employee Housing Credits
The applicant will seek to utilize Sections 12-23-7 and 12-24-7 of the Vail Town Code
"Mitigation Bank" for deed -restricted EHUs constructed on the property. As proposed, the
application will generate 57,656 square feet of transferable EHU housing credits in each of the
72 EHU units. Under the terms of the public/private partnership between TOV and the
applicant, these employee housing credits shall accrue to TOV.
Mobility Management Plan and Parking
In November 2020, TOV adopted Ordinance No. 13, Series of 2020 which replaced the "Parking
and Loading" section of the Housing District language with a more progressive "Mobility"
requirement. The language of the ordinance recognizes that automobiles are no longer the
primary means of transportation for some people and that proximity to mass transit,
walkability, access to bicycle routes, and development plans that accommodate car -sharing and
bicycles all reduce the need for onsite parking. The North Main development is a prime
example of each of these mobility criteria and is an excellent candidate for the adoption of a
Mobility Management Plan.
Section 12-61-8 of the Town Code requires the submission of a Mobility Management Plan that
will be approved by the PEC. In accordance with this section, the applicant presents the
following information and Mobility Management Plan:
1. Layout of proposed covered and uncovered parking including applicable dimensions,
provisions for stacked parking and compact spaces, if proposed.
Architectural plan A1.00 shows the parking layout for the development with 55 total
parking spaces. This includes 28 standard surface parking spaces, 17 tuck -under
The Residences at Main Vail 6
standard parking spaces, 7 tuck -under compact spaces (labeled "C"), and 2 tucker -under
parking spaces allocated for car sharing (labeled "Z") should a car sharing company be
interested in placing cars at the site. There is also one dedicated delivery space (labeled
"D") for delivery vehicles or taxis/Ubers. The applicant will make all commercially
reasonable efforts to identify a company to provide a car sharing amenity for its
residents.
2. Information on how proposed parking spaces will be allocated to units and if this
allocation is on the form of a deed restriction.
All parking spaces will be numbered and signed for assignment to specific tenants. Each
parking spaces will be leased to residents as a separate fee from the lease for their
residential unit on a space available basis. The added expense for a market -rate parking
space will be an effective tool that attracts residents without cars and will incent
applicants to not bring a car to Vail should they have one. The applicant will gather
information about whether prospective tenants would like a parking space as part of the
initial lease application in order to easily identify if tenants have a car and prioritize
tenants who do not have a car. Leases will be explicit that, unless the tenant has a
leased parking space, a car is not permitted on the premises.
3. A professionally produced parking study, unless a determination is made by the
administrator that such study is unnecessary due to the scale and character of the
proposal.
See the "Vail Children's Garden Residential Parking Analysis — Affordable Housing
Apartments" memo from McDowell Engineering, LLC, dated March 8, 2021. As
described in this memo, the Institute of Transportation Engineers' Parking Generation
Manual states that the average peak period parking demand for a mid -rise apartment in
an urban environmental is 0.71 spaces per dwelling unit. This is slightly less than the
0.76 parking spaces proposed for The Residences at Main Vail.
4. Existence of any bike or vehicle share/shuttle program.
The new apartments are conveniently located less than 400 feet, or a 20 second walk at
3 mph, from the existing Middle Creek bus stop.
The plan also provides an opportunity for car -sharing vehicles in two dedicated spaces
conveniently located adjacent to the building's ground -floor lobby.
5. Provide covered/protected/secured bike parking/storage
The proposed development plan includes substantial covered bike parking as well as a
bike cleaning/tuning area at the western portion of the ground -floor level.
The Residences at Main Vail 7
6. Provisions for guest parking/management
All parking spaces will be assigned to individual tenants via lease and signed to prevent
unauthorized use. Fire department staging areas shall be signed and striped to prevent
unlawful parking and there will be signage that explains that violating vehicles will be
towed.
7. Seasonal variations in parking management plan.
None.
8. Provisions for off-site vehicle storage.
None.
The applicant is committed to the Performance Standards, Reporting Requirements, and
Enforcement Policy outlined in the Town Code for the Mobility Management Plan. Given the
above response, the proposed Mobility Management Plan complies with the Vail Town Code.
Compliance with the Development Plan Standards and Approval Criteria
Because of the nature and characteristics of deed -restricted housing that make development
difficult under prescribed development standards, the Housing District was created by TOV to
provide adequate sites for deed -restricted residential development. To ensure harmonious
development that is in keeping with the Town's development objectives, an applicant may
propose development standards, as depicted on a Development Plan, for approval by the
Town's Planning & Environmental Commission. According to Section 12-61-13 of the Zoning
Regulations, it shall be the burden of the applicant to demonstrate that the proposed
development complies with the six Design Criteria discussed below.
Design Criteria A - Building design with respect to architecture, character, scale, massing and
orientation is compatible with the site, adjacent properties and surrounding neighborhood.
Applicants Response:
Due to the unique nature and challenges of building housing in TOV, the Housing District does
not include traditional development limitations and offers the applicant flexibility in proposing
development on designated Housing District properties.
This development site - with its convenient location near the village cores, steep topography,
and prominent location - needs to balance the goal of creating meaningful housing on the
scarce remaining land owned by TOV and creating a development that is in scale with Vail's
nearby patterns of development — namely Middle Creek at Vail Apartments, the recently
The Residences at Main Vail 8
constructed Solar Vail Apartments, and the other large buildings that line the Frontage Roads
on either side of 1-70.
The adjacent Middle Creek development is a 142 -unit development that is sited on higher
ground than Middle Creek Lot 3 and includes seven total stories of development. The
Residences at Main Vail's six stories is compatible in scale and slightly smaller in total mass.
There are no other immediate neighbors to the property.
The Residences at Main Vail's architecture and character strives to mimic other successful
employee housing developments such as First Chair. The architecture includes pitched roofs of
varying heights to break up the ridge line, as well as bump -outs in the fagade with several feet
of relief to create shadow lines and opportunities for balconies for many homes. The primary
fagades are proposed with a mix of stucco, cementitious wood siding, and wood trim to
incorporate the new fire-resistant design recommendations of the fire department, as well as
long-term durability. These materials are mixed horizontally and vertically to break up the
massing of the buildings, and this variation is complimented with adjustments to the size of
windows. Roofs are pitched with asphalt shingles that match other Housing developments.
The building is responsive to the existing topography. The building is sited above and setback
substantially from the Frontage Road due to the large right-of-way in front of the property. The
building is built into the hillside at a location that takes advantage of the existing excavation
and retaining walls that prior development has created. The new parking lot with tuck under
parking is generally in the same location as the existing parking lot and will largely be hidden
from the North Frontage Road by grade and landscaping. The second level of apartments only
provides a half floorplate of homes facing south with the building serving as a retaining wall for
the grade behind. Above this level the building becomes a double -loaded corridor of
apartments with homes on both the north and south.
With architecture that borrows from Vail's architectural traditions, a material pallet that mimics
or even improves upon Vail's other housing developments, massing that is to scale with the
property next-door and other larger buildings that line the Frontage Roads, substantial setbacks
from the street, as well as an appropriate relationship to the surrounding topography—The
Residences at Main Vail development plan meets the Housing District requirements for
architecture, character, scale, massing and orientation that is compatible with the site and
neighborhood.
Design Criteria B - Buildings, improvements, uses and activities are designed and located to
produce a functional development plan responsive to the site, the surrounding neighborhood
and uses, and the community as a whole.
Applicant's Response:
The Residences at Main Vail 9
The applicant has prepared a functional development plan for The Residences at Main Vail that
balances the physical characteristics of the site, the surrounding slopes and open space, and
TOV's substantial need for housing.
All development has been consolidated onto the front third of the parcel. This development
footprint is the portion of the site with the least amount of natural grade, thereby minimizing
disturbance of the uphill natural vegetation or existing topography.
Pedestrian and vehicular access onto the site will be from the west to work with natural grade
and mimics the existing property entrance and parking. The proposed parking configuration,
access to buildings, site amenities, and public transportation will meet ADA requirements, as
well as emergency access and staging. The applicant has met with the Vail Fire Department and
taken its feedback into account to accommodate requirements for fire access, staging and
turnarounds for large vehicles. The functional site plan includes adequate parking for the
residents and a mobility plan that includes walking proximity to Vail's village core areas, easy
access to a public bus stop, and substantial storage for bikes.
Retaining walls have been kept to a minimum with the building foundation serving as the
primary "retaining wall" for development on the site. There are several small retaining walls at
the north and west of the site to create outdoor space for the residents. The only large
retaining walls are located at the eastern side of the buildings and are necessary to
accommodate the requested fire department turnaround and staging areas.
As Middle Creek Lot 3 is located in a rockfall hazard risk area as mapped by TOV, the applicant
has hired Cesare, Inc. to prepare a Geohazards Assessment dated March 10, 2021. The
conclusions of the Assessment indicate there are no substantial rockfall hazard risks.
The building has an efficient and functional layout with parking and storage on the ground floor
as well as a central building entry and lobby with an elevator. The apartment floors included
community amenities such as indoor gathering spaces and laundry rooms in a central location
near the elevator. At the third floor this indoor gathering space accesses a passive outdoor
recreation area and surrounding open space at the rear of the building.
The proposed plan is a functional development plan that looks to create a meaningful
multifamily housing development that primarily serves the employees working in the Town of
Vail.
Design Criteria C - Open space and landscaping are both functional and aesthetic, are
designed to preserve and enhance the natural features of the site, maximize opportunities for
access and use by the public, provide adequate buffering between the proposed uses and
surrounding properties, and when possible, are integrated with existing open space and
recreation areas.
The Residences at Main Vail 10
Applicants Response:
The Proposed site plan has been prepared to preserve and enhance the substantial open space
that surrounds the property. Due to the topography of the site, the development footprint has
been kept to the front of the site where development has already occurred — thus preserving
the vast majority of the hillside to the north in its natural state
The landscaping plan provides landscape buffering along the south side of the parking lot both
on the property and the right-of-way in front of the site. The applicant also intends to create a
small earthen berm at the south side of the parking lot to further screen this parking from the
frontage road where possible. The new building is also setback from Middle Creek apartments
by more than 70 feet and will not impact most of the existing trees between the properties.
While the topography of the site does not permit significant, level outdoor spaces, the plan
includes one central private outdoor recreation space on the north side of the building that
opens to the substantial open space and hillside to the north.
The combination of preserving the significant natural landscaping on the upper two-thirds of
the site, attractive manicured landscaped areas, community focused outdoor gathering and
recreating areas, ensures the North Main landscape plan is both aesthetic pleasing and
functionally appropriate
Design Criteria D - A pedestrian and vehicular circulation system designed to provide safe,
efficient and aesthetically pleasing circulation to the site and throughout the development.
Applicant Response:
A safe, efficient and aesthetically pleasing circulation system that integrates with the TOV bus
system is available for The Residences at Main Vail and its residents.
With direct access off the North Frontage Road and immediate proximity to 1-70, The
Residences will create minimal impact to the neighborhood streets. The accompanying
Transportation Impact Study by McDowell Engineering, LLC demonstrates relatively light traffic
with only 246 external vehicle trips over the course of an average weekday, and only 15 trips
during the morning peak hour and 25 trips during the afternoon/evening peak hour. These
numbers are below the amounts allowed by the current CDOT Access Permit for the existing
school use.
The vehicular and main pedestrian site access is from the west in the same location and
configuration as the current driveway and parking lot. This location allows a gradually sloping
driveway that meets the Town's design standards.
Pedestrian access is proposed from the west via a five-foot, ADA compliant sidewalk that goes
from the sidewalk at the driveway intersection up to a location at the center of the parking lot
The Residences at Main Vail 11
and directly across from the main building entrance. This sidewalk is separated from the
driveway and parking lot for pedestrian safety.
The driveway and parking lot fully complies with the TOV design standards (i.e. width, drainage,
site disturbance, turning movements, etc.) including emergency vehicle access. Due to the
length of the driveway, the drive aisle has been oversized to 26 feet to ensure adequate
circulation in the event an emergency vehicle is parked in this drive aisle. There is also a fire
truck turnaround and staging area at the far east side of the site that has been designed with
input from the Vail Fire Department.
Proximity to the West Vail Bus Route is one of the most advantageous aspects of the Middle
Creek Lot 3 parcel for resident housing. With direct access to TOV's public transit system, The
Residences at Main Vail will cater to residents whose lives are Vail -centric.
With all of these elements taken into account, the pedestrian and vehicular circulation system
has been designed to provide safe, efficient and aesthetically pleasing circulation to the site and
throughout the development.
Design Criteria E - Environmental impacts resulting from the proposal have been identified in
the project's environmental impact report, if not waived, and all necessary mitigating
measures are implemented as a part of the proposed development plan.
Applicants Response:
Given the sites prior development, the requirement for a new Environmental Impact Report
was waived by the Community Development Director.
Design Criteria F - Compliance with the Vail comprehensive plan and other applicable plans
Applicants Response:
The applicant has demonstrated that the proposal is consistent with the following provisions of
the Vail 20/20 Strategic Action Plan, Vail Land Use Plan, 2009 Environmental Sustainability
Strategic Plan, and the Vail Housing 2027 Plan
Vail 20/20 Focus on the Future — Strategic Action Plan:
The Vail 20/20 Strategic Action Plan is a visioning document that begins with a set of values that
outline what is truly important to the community. The plan then details land use and
development, parks and recreation, environment, housing, transportation, economy,
community and public safety topics, including specific vision statements, long-term goals, and
actions and strategies over the next 5 years to achieve those goals.
The Residences at Main Vail 12
LAND USE
Goal #4: Provide for enough deed -restricted housing for at least 30 percent of the
workforce through policies, regulations and publicly initiated development.
• Address the zoning regulations to provide more incentives for developers
build employee housing units.
ENVIRONMENTAL SUSTAINABILITY
Goal #2: Energy Management in Buildings and Transportation: Reduce the town's 2007
baseline green house gas emissions.
• Support employee housing initiatives in order to reduce trips into Vail.
HOUSING
Goal: 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.
• Conduct inventory of all sites with development potential and pursue
opportunities for acquiring undeveloped or underdeveloped properties.
• Update the Vail Land Use Plan and identify more areas for employee
housing.
ECONOMY
Goal #3: Maintain a town -wide workforce in which at least 30 percent of people who
work in Vail also live in Vail.
• Support the local economy by working with the business community to
address future workforce housing needs as they relate to business in Vail.
Vail Land Use Plan
The Land Use Plan is not intended to be regulatory in nature but is intended to provide a
general framework to guide decision making. The following goals and objectives support this
proposal:
Chapter II - Land Use Plan Goals / Policies (in part)
1. General Growth/Development
The Residences at Main Vail 13
1.1 Vail should continue to grow in a controlled environment, maintaining a balance
between residential, commercial and recreational uses to serve both the visitor and the
permanent resident.
1.2. The quality of the environment including air, water and other natural resources
should be protected as the Town grows.
1.12 Vail should accommodate most of the additional growth in existing developed areas
(infill areas).
5. Residential
5.3. Affordable employee housing should be made available through private efforts,
assisted by limited incentives, provided by the Town of Vail, with appropriate
restrictions.
5.4. Residential growth should keep pace with the market place demands for a full range
of housing types.
5.5. The existing employee housing base should be preserved and upgraded. Additional
employee housing needs should be accommodated at varied sites throughout the
community.
Vail Housing 2027 —A Strategic Plan for Maintaining and Sustaining Community
through the Creation and Support of Resident Housing in Vail
Ten Year Goal: "The Town of Vail will acquire 1,000 additional resident housing unit deed
restrictions by the year 2027."
Vision: We envision Vail as a diverse, resilient, inclusive, vibrant and sustainable
mountain resort community where year-round residents are afforded the opportunity to
live and thrive. We take a holistic approach to maintaining community, with continuous
improvement to our social, environmental, and economic well being. We create housing
solutions by recognizing and capitalizing on our unique position as North America's
premier international mountain resort community in order to provide the highest quality
of service to our guests, attract citizens of excellence and foster their ability to live, work,
and play in Vail throughout their lives.
Our strategic solutions and actions result in the retention of existing homes, creation of
new and diverse housing infrastructure, and collaboration with community partners. For
Vail, no problem is insurmountable. With a consistent, community -driven purpose and
an entrepreneurial spirit, Vail will lead the industry in innovative housing solutions for
the 21st century. The Town is well positioned financially to undertake this significant
challenge.
The Residences at Main Vail 14
Mission: Maintaining and Sustaining Community
"We create, provide, and retain high quality, affordable, and diverse housing
opportunities for Vail residents to support a sustainable year round economy and build a
vibrant, inclusive and resilient community. We do this through acquiring deed
restrictions on homes so that our residents have a place to live in Vail."
Policy Statement - Resident Housing as Infrastructure
"We acknowledge that the acquisition of deed restrictions on homes for Vail residents is
critical to maintaining community. Therefore, we ensure an adequate supply and
availability of homes for residents and recognize housing as infrastructure in the Town of
Vail, a community support system not unlike roads, bridges, water and sewer systems,
fire, police, and other services of the
municipal government."
2009 Environmental Sustainability Strategic Plan
The purpose of this plan is to define a strategy that consists of measurable goals, objectives,
and actions that will help the Town coordinate efforts to achieve the environmental vision of
the community.
Goal #2 — Energy Efficiency: Reduce the Town of Vail municipal and community energy
use by 20% below 2006 levels by 2020, in order to effectively reduce the Town's
contribution to greenhouse gas emissions and impact on global climate change.
Goal #3 — Ecosystem Health: Ensure that the natural environment, specifically air and
water quality, water quantity, land use and habitat are maintained to current or
improved levels of biological health.
Goal #6 — Transportation — Reduce the environmental impact of transportation by
supporting efforts within the Eagle Valley to decrease total Vehicle Miles
Traveled (VMT) by commuters and guests by 20% by 2020.
Variance Request for Development on Steep Slopes
Section 12-21-10-A of the TOV Zoning Regulations states:
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."
The Residences at Main Vail 15
The applicant is requesting a variance from this section of the Zoning Regulations to permit
building on a site with slopes greater than 40 percent. Based on Section 12-17-6 of the Zoning
Regulations, the PEC is instructed to consider the following factors:
1. The relationship of the requested variance to other existing or potential uses and
structures in the vicinity.
Applicants Response:
There is a prior history of development on both this parcel as well as the adjacent Middle Creek
Apartments that also includes steep slopes greater than 40 percent.
This Development Plan seeks to replicate the existing development footprint by keeping
development to front portion of the site which best accommodates development. Though
more cut is required, the proposed building is in the general vicinity of the current retaining
walls and buildings constructed with the school.
In addition, the development of the Middle Creek Apartments next-door, along with its
substantial underground parking structure, established a development pattern for housing in
the vicinity.
In addition, the Town has granted variance approvals for similar multiple family residential
developments on site with slopes in excess of 40%. Those sites included, Middle Creek at Vail
Apartments, Timber Ridge Village Apartments, Solar Vail Apartments, and the Vail Mountain
Chalets.
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.
This variance request does not grant a special privilege as the site has been developed in the
past, as has the adjacent property at Middle Creek. In addition, and in contrast to Middle
Creek, this Development Plan minimizes the development footprint on areas in excess of 40%
slopes only to the degree necessary by keeping development to the front of the site. In the
absence of a variance request approval, the applicant is denied the same abilities to develop
multiple family development previously granted to other sites in the same zone district in Vail.
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.
There is no negative impact of this variance on light and air as the development has no
neighbors to the north and substantial setbacks from the buildings to the west.
The Residences at Main Vail 16
With residential development to the west and the property zoned to the Housing District,
development of the site is consistent with the existing and desired distribution of population in
TOV.
Traffic impact from this development is less than the currently approved Access Permit. With a
bus stop within 400 feet of the site, the development will not only be walkable to the village
cores, but easily utilize the existing TOV bus system.
The applicant has confirmed that the required utilities are nearby and available, as are public
facilities such as bike paths and safe pedestrian access to Vail's village core areas.
Applicants Conclusion on the Variance:
Based on the above criteria, the applicant has demonstrated that the PEC can find that: (1) 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) The granting of the
variance will not be detrimental to the public health, safety, or welfare, or materially injurious
to properties or improvements in the vicinity; and (3) the variance is warranted because 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.
Applicant Request of the Planning & Environmental Commission
With 72 new homes, the proposed Residences at Main Vail will accomplish more than 7% of
TOV's 10 -year housing goal as identified in the Vail Housing 2027 Strategic Plan. This infill
project in a prime location strives to balance the need for substantial housing and the
architectural demands of this highly visible location.
In closing, the applicant believes that it has successfully demonstrated compliance with the
Development Standards and Criteria for Evaluation for development in the Housing district as
illustrated on the proposed plans and through our response to the six design criteria above.
The applicant also believe it has met all criteria for a variance to construct buildings on a slope
greater than 40%. Therefore, the applicant requests that the TOV Planning & Environmental
Commission approve the development plan for The Residences at Main Vail.
The Residences at Main Vail 17
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6 192 3
Transportation Impact Study
for
Middle Creek Subdivision, Lot 3
March 9, 2021
PREPARED FOR:
Triumph Development
Attn. Michael O'Connor
12 Vail Road, Suite 700
Vail, CO 81657
PREPARED BY:
McDowell Engineering, LLC
PO Box 4259
Eagle, CO 81631
970.623.0788
Contact: Kari J. McDowell Schroeder, PE, PTOE
Project Number: 1502
Statement of Engineering Qualifications
Kari J. McDowell Schroeder, PE, PTOE is a Transportation and Traffic Engineer for McDowell
Engineering, LLC. Ms. McDowell Schroeder has over twenty-four years of extensive traffic and
transportation engineering experience. She has completed numerous transportation studies and
roadway design projects throughout the State of Colorado. Ms. McDowell Schroeder is a licensed
Professional Engineer in the State of Colorado and has her certification as a Professional Traffic
Operations Engineer from the Institute of Transportation Engineers.
Middle Creek Subdivision, Lot 3 March 9, 2021 Page 2
Transportation Impact Study for East Vail Residential
Table of Contents
1.0
PROJECT DESCRIPTION...............................................................................................................................4
2.0
EXISTING CONDITIONS...............................................................................................................................6
2.1
DESCRIPTION OF EXISTING TRANSPORTATION SYSTEM................................................................................................6
2.2
TRAFFIC DATA COLLECTION..................................................................................................................................6
3.0
FUTURE TRAFFIC PROJECTIONS..................................................................................................................6
3.1
EXISTING & COMMITTED CAPITAL IMPROVEMENT PROJECTS.......................................................................................6
3.2
PLANNED OR EXISTING LAND DEVELOPMENT PROJECTS..............................................................................................6
3.3
SEASONAL ADJUSTMENT FACTOR...........................................................................................................................6
3.4
BACKGROUND TRAFFIC GROWTH...........................................................................................................................6
4.0
PROJECT TRAFFIC........................................................................................................................................7
4.1
PROPOSED LAND USE..........................................................................................................................................7
4.2
TRIP GENERATION ANALYSIS.................................................................................................................................7
4.3
MULTIMODAL REDUCTION...................................................................................................................................7
4.4
SITE -GENERATED TRAFFIC....................................................................................................................................7
4.5
SITE -GENERATED DIRECTIONAL DISTRIBUTION..........................................................................................................7
4.6
TRAFFIC VOLUMES..............................................................................................................................................8
5.0
TRANSPORTATION IMPACT ANALYSIS......................................................................................................10
5.1
SITE DESIGN AND TRAFFIC CIRCULATION EVALUATION.............................................................................................10
5.2
AUXILIARYTURN LANE REQUIREMENTS.................................................................................................................10
5.3
SITE ACCESS SIGHT DISTANCE..............................................................................................................................10
5.4
STATE H IG HWAY ACCESS PERMIT.........................................................................................................................10
6.0
RECOMMENDATIONS AND CONCLUSIONS...............................................................................................11
7.0
APPENDIX.................................................................................................................................................12
Middle Creek Subdivision, Lot 3 March 9, 2021 Page 3
1.0 Project Description
The Town of Vail is planning to change the land use of the property at 129 N Frontage
Road W (Middle Creek Subdivision, Lot 3). The existing use is Children's Garden of
Learning, a childcare facility. That facility will be removed and a new 72 -unit
affordable housing facility will be constructed.
The purpose of this CDOT Level 2 study is to forecast and analyze the impacts of the
proposed development's traffic volumes on the surrounding roadway network. This
traffic analysis was scoped with both the Town of Vail and CDOT prior to completion.
The proposed site is located northwest of the Main Vail interchange on 1-70, Exit 176.
The developer is proposing to continue using the existing access onto the north 1-70
Frontage Road. The project location is shown in Figure 1. A conceptual site plan is
shown in Figure 2.
Figure 1: Vicinity Map
Middle Creek Subdivision, Lot 3 March 9, 2021 Page 4
Figure 2: Conceptual Site Plan
ROOF LEVEL
T' = 40'-0"
_70 N Frontage Road
Middle Creek Subdivision, Lot 3 March 9, 2021 Page 5
2.0 Existing Conditions
2.1 Description of Existing Transportation System
1-70 North Frontage Road: The 1-70 North Frontage Road is a two-lane, paved roadway
that parallels the north side of 1-70. This frontage road connects Main Vail to West
Vail. In the vicinity of the site, 1-70 North Frontage Road has posted speed limits of
25 mph eastbound and 35 mph westbound.
2.2 Traffic Data Collection
Existing Traffic Volumes: Existing turning movement counts were collected by
McDowell Engineering. Traffic data was collected on Tuesday, December 28, 2020.
Turning movement counts were collected from 7:00 to 9:00 am and 4:00 to 6:00 pm.
This count date and time are considered a seasonal peak for the Town of Vail. The raw
traffic data is included in the Appendix.
3.0 Future Traffic Projections
3.1 Existing & Committed Capital Improvement Projects
There are no existing or committed capital improvement projects that will impact this
analysis.
3.2 Planned or Existing Land Development Projects
There are no planned or existing land development projects in the immediate vicinity.
3.3 Seasonal Adjustment Factor
The data collection date and times are considered a seasonal peak for the Town of
Vail. Therefore, no seasonal adjustment factor is required for this analysis.
3.4 Background Traffic Growth
Long-term background growth was based upon the Town of Vail's historic 1.5% annual
growth rate. This is consistent with the Town's latest Vail Master Plan forecast
methods. The resulting peak hour forecasted Year 2021 and forecasted Year 2041
background traffic volumes can be seen in Figure 3.
Middle Creek Subdivision, Lot 3 March 9, 2021 Page 6
4.0 Project Traffic
4.1 Proposed Land Use
The proposed development will include 72 affordable housing units in a single
building.
4.2 Trip Generation Analysis
Trip generation rates were established for affordable housing within the Town of Vail
by analyzing traffic counts performed at the Timer Ridge and Lion's Ridge Apartments.
See the Trip Generation for Town of Vail Affordable Housing memorandum dated
January 13, 2021 in the Appendix. These rates were used to predict the traffic
volumes to be generated by the proposed facility, as shown in Table 1.
Table 1: Proiect Trip Generation
[1] Town of Vail trip generation rates for Affordable Housing developments within the town limits
4.3 Multimodal Reduction
The Town of Vail's trip generation rate includes the multimodal reduction, so no
additional reduction has been applied.
4.4 Site -Generated Traffic
The buildout of the site is expected to generate a total of 246 external vehicle trips
over the course of an average weekday, including 15 trips during the morning peak
hour and 25 trips during the afternoon/evening peak hour.
4.5 Site -Generated Directional Distribution
The directional distribution of site -generated traffic on adjacent roadways is
influenced by several factors, including the following:
• The location of the site relative to other facilities and the roadway network,
• The configuration of the existing and proposed adjacent roadway network,
• Relative location of neighboring population centers.
The trip distribution was assumed to be 60% to and from the east and 40% to and
from the west.
Middle Creek Subdivision, Lot 3 March 9, 2021 Page 7
Average Weekday
AM Peak Hour
PM Peak Hour
Average Enter Exit
Average Enter Exit
Average Enter Exit
Land Use Description
Units
Rate (vpd) (vpd)
Rate (vph) (vph)
Rate (vph) (vph)
Proposed
50% 50%
32% 68%
53% 47%
Dwelling
Vail Affordable Housing [1]
72 Units
3.43 123 123
0.21 5 10
0.34 13 12
[1] Town of Vail trip generation rates for Affordable Housing developments within the town limits
4.3 Multimodal Reduction
The Town of Vail's trip generation rate includes the multimodal reduction, so no
additional reduction has been applied.
4.4 Site -Generated Traffic
The buildout of the site is expected to generate a total of 246 external vehicle trips
over the course of an average weekday, including 15 trips during the morning peak
hour and 25 trips during the afternoon/evening peak hour.
4.5 Site -Generated Directional Distribution
The directional distribution of site -generated traffic on adjacent roadways is
influenced by several factors, including the following:
• The location of the site relative to other facilities and the roadway network,
• The configuration of the existing and proposed adjacent roadway network,
• Relative location of neighboring population centers.
The trip distribution was assumed to be 60% to and from the east and 40% to and
from the west.
Middle Creek Subdivision, Lot 3 March 9, 2021 Page 7
4.6 Traffic Volumes
The trip distribution assumptions were applied to the trip generation volumes to
determine the turning movement volumes for the site traffic. The background
through volumes on the frontage road for 2021 and 2041 were determined by
applying the Town of Vail's standard growth rate of 1.5% per year to the 2020 traffic
count volumes. The peak hour site -generated traffic, the 2021 and 2041 background
traffic volumes, and the 2021 and 2041 total traffic volumes are shown in Figure 3.
Middle Creek Subdivision, Lot 3 March 9, 2021 Page 8
Figure 3: Middle Creek Subd. Lot 3, Affordable Housing Project
tires _.
~ /- Middle Creek Subd. Lot 3
�Myf 129 N Frontage Road W
~� .. - '=Y • ....... a --_ _� t �•� _ 4r� r
40% /}
N Frontage ,
Road 60%
Existing Access
070A-NFR 195.96 L '
,W*
_;
SiteTrafFc
L 3/8
c co
LO
2/5 J
SiteTrafFc
L3/8
c m
LO
2/5 J
/-;70 westbound
l ;70 Eastbound
2021 Background
L
4om 155 / 294
OJI LO
J
242 / 175 mE*
2041 Background
4--209/396
L4
J
325/235-00
0�
* S,or
~T aaa�e ire
c P�qa
2021 Total Traffic
L3/8
LO r- 155/294
4 co
LO
2/5r
242 / 175 EE*
2041 Total Traffic
L3/8
LO r-
4om 155 / 294
c m
LO
2/5 J
242 / 175 E-�
�I LEGEND
tNGI N EE '� XXM = AM/PM Volumes (vph)
A -.1 ENGINEE.RIN..� . (NTS)
Project Number: M1502 Turning Movements t %~
Prepared by: TO
Middle Creek Subd. Lot 3 March 9, 2021
Vail
5.0 Transportation Impact Analysis
5.1 Site Design and Traffic Circulation Evaluation
The existing access to the Children's Garden of Learning will be used as the access to
the proposed affordable housing facility. The access is a 24 -foot paved driveway
accommodating two-way traffic. Internal circulation has been designed to
accommodate two-way traffic with backing motions from parking stalls. Some of the
parking will be in the lowest level of the building.
5.2 Auxiliary Turn Lane Requirements
Turn lane requirements are based on the access classification of the highway, the
speed limit and the turning movement volumes. The highway's access classification is
FR — Frontage Road. The speed limit is less than 45 mph (25 mph eastbound and 35
mph westbound). As shown in Table 2, the turning volumes do not trigger any
requirements for turn lanes.
There is an existing left -turn deceleration lane which, though not required, will remain
in use.
Table 2: Auxiliary turn lane requirements
Intersection
Type of lane
Weekday AM
Peak Hour
Volume
(pce-vph)
Weekday PM
Peak Hour
Volume
(pce-vph)
Trigger
Volume [1]
(pce-vph)
Required by
SHAC?
1-70 North Frontage
Road and site access
Left turn decel.
2
5
>25
No
Right turn decel. 3
8 >50
No
Right turn accel. 4
5 S&O [2]
No
Left turn accel. 6
7 S&O [2]
No
[ 1 ] Category F -R, — 40 mph, SHAC §3.13(4)
[2] S&O = Safety and Operation triggers may apply. No traffic volume trigger.
5.3 Site Access Sight Distance
The site access has adequate sight distance in both directions, exceeding the 450'
requirement per Table 4-2 of the State Highway Access Code to the west and
extending into the Exit 176 roundabout to the east.
5.4 State Highway Access Permit
CDOT Access Permit Number 303014 was issued to the Town of Vail in 2003 for the
north side of 1-70 frontage MP 175.930 for a Day Care Center with a volume "not to
exceed 100 DHV". The proposed development will not require a new State Highway
Access Permit since the volume will still be below the permit volume.
Middle Creek Subdivision, Lot 3 March 9, 2021 Page 10
6.0 Recommendations and Conclusions
The Town of Vail is proposing to construct new 72 -unit affordable housing facility at
129 N Frontage Road W (Middle Creek Subdivision, Lot 3). This will be a change in use
for the property. The existing use is Children's Garden of Learning, a childcare facility.
That facility will be removed.
The purpose of this CDOT Level 2 study is to forecast and analyze the impacts of the
site's traffic volumes on the surrounding roadway network. This traffic analysis was
scoped with both the Town of Vail and CDOT prior to completion.
Site Access and Circulation: The project is proposing to use the existing access onto
the 1-70 frontage road. Sight distance meets the minimum spacing sight distance
requirements per CDOT's State Highway Access Code.
Trip Generation: The buildout of the site is expected to generate a total of 246
external vehicle trips over the course of an average weekday, including 15 trips during
the morning peak hour and 25 trips during the afternoon/evening peak hour.
Auxiliary Turn Lane Requirements: No additional auxiliary turn lane construction is
required.
State Highway Access Permit: There is a State Highway Access Permit in place for the
existing access with a permit volume "not to exceed 100 DHV". The peak hour volume
from the proposed facility will remain below the permit volume, so a new access
permit is not required.
Transportation Recommendations: Based upon the analysis and recommendations
presented in this report, the proposed affordable housing facility is anticipated to be
successfully incorporated into the Town of Vail's roadway network.
Middle Creek Subdivision, Lot 3 March 9, 2021 Page 11
7.0 Appendix
Reference Documents
1. State Highway Access Code. State of Colorado, 2002.
2. CDOT OTIS Data. http://dtdapps.coloradodot.inf%tis
Included Documents
1. Approved Methodology Form
Includes Trip Generation for Town of Vail Affordable Housing, January 13,
2021
2. Traffic Counts, December 28, 2020
Middle Creek Subdivision, Lot 3 March 9, 2021 Page 12
3/9/2021 McDowell Engineering Mail - TIS Scoping Form for proposed Multifamily Development in Vail
Mmail Greg Schroeder <greg@mcdowelleng.com>
TIS Scoping Form for proposed Multifamily Development in Vail
Bunnell - CDOT, Mark <mark.bunnell@state.co.us> Thu, Jan 14, 2021 at 2:24 PM
To: Greg Schroeder <greg@mcdowelleng.com>
Cc: Kari McDowell Schroeder <kari@mcdowelleng.com>, Brian Killian - CDOT <brian.killian@state.co.us>, Tom Kassmel <tkassmel@vailgov.com>, Michael O'Connor
<michael@triumphdev.com>, Kent Harbert <kent@mcdowelleng.com>, Dan Roussin <Daniel.Roussin@state.co.us>
Greg,
Thank you for including the trip generation data and calculations. The Methodology is acceptable to CDOT.
Thanks,
Mark Bunnell, PE, PTOE
Resident Engineer
Region 3 Traffic and Safety
110-0 �
COLORADO
IW Department of Transportation
P 970.683.6276 1 C 970.640.2677
222 6th Street, Room 100 Grand Junction, CO 81501
mark. bunnell@state.co.us I www.codot.gov I www.cotrip.org
[Quoted text hidden]
https://mail.google.com/mail/u/1 ?ik=6961 f4f987&view=pt&search=all&permmsgid=msg-f%3A1688898936128981725&simpl=msg-f%3A168889893612... 1/1
Im
COLORADO
Department of Transportation
Region 3
Transportation Impact Study
Methodology Form
Prior to starting a traffic impact study, a Methodology Form must be submitted for review and signed by the Region 3
Access Engineer. It shall be included as part of the study.
Consultant: Name: McDowell Enpineerinp,
Telephone: 970-623-0788
Email: RreR@mcdowellenR.com
Developer/Owner Name. Town of Vail / Triumph Development
PROJECT•• •
Project Name
Middle Creek Lot 3 (Former Childrens Garden of Learning Site)
Project Location
129 N Frontage Rd W, Vail, CO 81657, 550' west of 1-70 North RAB
Project Description
(Attached proposed site plan)
Proposed Multifamily Development - 56 Multifamily Units
State Highway
North Frontage Road West - Frontage Road
County
Eagle
Mile Post
175.95
Posted Speed Limit T5mph
EB, 35mph WB
ASSUMPTIONSTIS
Study Years
Current Year: 2020 Buildout Year: 2022 Long Term Year: 2045
Traffic Assessment Level
(Provide justification)
CDOT Level 2 - Auxiliary Turn Lane Assessment. Anticipated trip generation to be less
than 100 DHV per CDOT R3 Levels of Traffic Assessments (Attached)
Study Intersections
1. Site Access and N Frontage Road W
6.
2.
7.
3.
8.
4.
9.
5.
10.
Future Growth Rate
❑ OTIS
❑ Regional TDM
Q OtherTOV Std. 1.5%
Seasonal Adjustment Factor
SAF by nearest continuous CDOT counter
Page 1
COLORADO
Department of Transportation
Recrion 3
ASSUMPTIONS•
Project Trip Distribution
Assume 40% to/from the west and 60% to/from the east
(State assumptions and
attach sketch that shows
individual movements.)
Trip Reduction Percentage
Internal Capture:
Pass By:
Multi -Modal:
Other:
Study Time Periods
■❑ AM (7-9)
■❑ PM (4-6)
❑ Weekday
❑ SAT (Midday)
❑ Other
(Check all that apply)
Existing and Proposed ITE
Trip Generation Rates will be based off of similar multifamily developments in the vicinity
Trip Generation Land Use
that were previously counted. Traffic counts and trip generation data will be included for
these similar multifamily developments. See attached memorandum
Analysis Methods
(Check all that apply)
❑ Synchro or ❑ HCS
(isolated intersections only)
❑ SimTraffic or ❑ Other
(closely spaced intersections or when
known/expected queuing issue)
❑ Signal Warrants■❑
Pedestrian/Transit/Bicycle
■❑ Safety/Sight Distance
❑ Queuing and Storage
❑ Other
Notes and Other
Assumptions
Crash Data
CDOT will perform a crash data analysis for the highway in the vicinity of the proposed
access and provide to the consultant. As a part of the study consultant shall recommend
mitigation measures for any identified safety issues.
Simulation Input Files
Consultant to provide computer files used for analysis with a signed and sealed copy of
the study.
Review Comments
❑ Revise and Resubmit
JEngineer Signature/Date I ❑ Approved
Page 2
CDOT R3 Traffic Section 11/29/05
Levels of Traffic Assessments for CDOT R3 Access Permits
Section 2.3(5) of The State Highway Access Code (SHAC) specifies the thresholds and general requirements of a
traffic impact study (TIS). A TIS is required when the proposed land use will generate a Design Hour Volume
(DHV) of 100 vehicles or more, or when considered necessary or desirable by CDOT. However, the SHAC
provides little detail about traffic assessment requirements for projects generating less than 100 vehicles per hour.
This document describes the three levels of traffic assessments required for access permitting in CDOT Region 3.
The permit applicant should contact CDOT R3 access permitting (970-248-7230) to determine the appropriate
level of traffic evaluation and the specific requirements for each individual application.
Level One — Trip Generation Assessment
The purpose of a Level One Assessment is to document the project trip generation and to confirm that auxiliary
turn lanes are not required at the proposed access point.
A Level One Assessment is required for all projects that generate less than ten trips in the peak hour. A single
family home usually generates one trip in the peak hour so a project with nine or fewer homes would fit in this
category. It is unlikely that any commercial or industrial development would fit in this category.
The Level One Assessment shall include the following:
• Description of project size and location
• Trip Generation Calculations per the Institute of Transportation Engineers Trip Generation document
(latest version)
• A Professional Engineer's seal on the calculation is preferred, but not required.
Level Two — Auxiliary Turn Lane Assessment
The purpose of a Level Two Assessment is to document the project trip generation and to determine auxiliary turn
lane requirements at the proposed access points. The results of this assessment may reveal that no turn lanes are
needed. The assessment may also reveal that a Traffic Impact Study is necessary (see Level Three), as
determined by CDOT. It is strongly recommended that all assumptions be confirmed with the CDOT traffic
engineer prior to completing the assessment.
A Level Two Assessment shall be required for all projects that generate between 10 and 99 trips in the peak hour.
It shall include the following:
• Description of project size and location, include site & location maps
• Trip Generation Calculations per the ITE Trip Generation document (latest version)
• Diagram or table showing existing driveways and side roads within 1000 feet from the access
• A detailed statement of directional distribution assumptions for project traffic, include all correspondence;
phone, emails etc., with local authorities concerning directional distribution.
• A detailed statement of the 20 year background traffic growth calculation (source of existing data, growth
rate, factors, etc)
• Diagram or table showing am & pm peak -hour traffic volumes for:
Short Term Traffic — existing, site generated, & total
Long Term Traffic (20 Year) — background, site generated, & total
• Recommendations for auxiliary turn lanes per the SHAC
• Entering site distance at proposed access, include relative photos
• A Professional Engineer's seal and signature is required
Level Three — Traffic Impact Study
The purpose of a TIS is to understand the full traffic impact of the proposed development, and to identify traffic
mitigation measures. A TIS is required when the proposed land use will generate a DHV of 100 vehicles or more,
or when considered necessary or desirable by CDOT. Section 2.3(5) of the SHAC specifies the thresholds and
general requirements of a TIS. A Professional Engineer's seal is required. It is strongly recommended that all
assumptions be confirmed with the CDOT traffic engineer prior to completing the study.
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TRIP GENERATION FOR TOWN OF VAIL AFFORDABLE HOUSING
January 13, 2021
Purpose
The purpose of this memorandum is to provide trip generation rates for affordable housing within the
Town of Vail.
Site
The Timber Ridge and Lion's Ridge Apartments are located at 1280 N Frontage Road West and 1265 N
Frontage Road West respectively, in Vail, CO. Collectively, there are a total of 210 dwelling units. Figure 1
shows the vicinity map and the two accesses to the frontage road for the apartments.
Figure 1: Vicinity Map
Traffic Counts
Traffic counts were taken onsite on December 1, 2018. Counts are enclosed with this memorandum.
Table 1 and Table 2 summarize the inbound, outbound and total volumes for both accesses in Vehicles
per Hour (vph):
Table 1: Summary of Access Volumes for AM Peak (in Vehicles per Hour)
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Table 2: Summary of Access Volumes for PM Peak (in Vehicles per Hour)
Trip Generation Rates
The trip generation rates for AM and PM peaks are derived by dividing the total volume of both accesses
by the number of dwelling units. The weekday rate is calculated by assuming the average daily traffic
(ADT) is ten percent (10%) of the highest design hourly volume (DHV). Table 3 summarizes these
calculations below:
Table 3: Trio Generation Rate Calculations
* Weekday trip generation rates are estimated by assuming a DHV (design hourly volume) of 10% of ADT (average
daily traffic)
Directional Distribution
Directional Distribution is calculated by taking the percentage of the inbound and outbound traffic of the
total traffic. Table 4 summarizes these calculations:
Table 4: Directional Distribution for AM and PM Peaks
Multimodal Reductions
The Timber Ridge and Lion's Ridge Apartments are located within close proximity of a bus stop, and there
are multimodal paths adjacent to the properties. Therefore, these rates include multimodal reductions,
as the counted access volumes were taken when residents were using these facilities.
Summary
The trip generation rates presented in this memorandum are appropriate for proposed sites that look to
construct affordable or multifamily housing within the Town of Vail or other similar communities. The
proposed sites should have close access to multimodal facilities including bus stops and multimodal paths.
CDOWELL Page 2of2
ENGINEERING1c
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Town of Vail
Attn: Tom Kassmel
75 S. Frontage Road
Vail, CO 81657
March 8, 2021
Re: Vail Children's Garden Residential Parking Analysis — Affordable Housing Apartments
Vail, Colorado
Purpose:
This memorandum was developed to give a recommendation for the affordable housing apartments being
proposed as part of Triumph's Vail Children's Garden Residential development project. The
recommendation is based upon two methodologies.
• Institute of Transportation Engineers' (ITE) parking demand data
• Local parking rates at comparable apartment complexes
National Parking Rate:
The Institute of Transportation Engineers' Parking Generation Manual' states that the average peak
period parking demand for a mid -rise apartment (Land Use #221) is 0.71 spaces per dwelling unit. The
statistic is given based upon the 95th Percent Confidence Interval for a nationwide study of 43 apartment
complexes. The 95th Percent Confidence Interval indicates that there is a 95% likelihood that the parking
demand will fall within 0.61 to 0.81 parking spaces per unit. These rates were taken in dense multi -use
urban complexes throughout the United States and are located within % mile to rail transit. The Parking
Generation Manual does not specify the number of bedrooms for the multifamily units, but given the
broad range of studies, it is anticipated that the individual studies contained a mix of 1, 2, and 3 -bedroom
units.
Observed Local 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 can provide another viewpoint of parking for Vail's local workforce housing. The
Middle Creek Village Apartments located directly west of the Children's Garden site have similar
characteristics to the proposed residential apartments. They primarily serve work force housing, have
1 AParking Generation Manual, 5th Edition, Institute of Transportation Engineers, 2019
�� 1
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similar amenities, and have direct access to Vail's transit system. The site is located within walking and
bus proximity to recreation and amenities.
Parking counts were performed at the Middle Creek Village Apartments on December 29, 2020. Counts
were taken at 4:OOAM, 10:OOAM, and 6:0013M. Results are shown in Table 1 and Figure 1 below.
Table 1: Middle Creek Village Parkina Count Data for December 29. 2020
Figure 1: Middle Creek Village Parking Count Data for December 29, 2020
300
250
200
150
16
100
50 148 119 123
0
4AM 10AM 6PM
Occupied Spaces Spaces Utilized as Storage ■ Surplus Spaces
The observed parking rate is as shown in Table 2. The spaces used as storage were not included in this
calculation.
Table 2: Middle Creek Village Observed Parking Rates
It should be noted that there is a high percentage of surplus parking at Middle Creek. This is evident based
upon the overnight parking spaces (83) as well as sixteen (16) spaces being used as "storage." A significant
difference between the Middle Creek Village apartments and the proposed Children's Garden is the
amount of surplus parking that will be made available.
2
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ENGINEERING
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TRANSPORTATION ENGINEERING
Proposed Parking Rate:
A parking rate of 0.71 spaces per dwelling unit consistent with the ITE rate is recommended for the
Children's Garden site. Triumph Development is proposing to provide 55 parking spaces for 72 affordable
housing apartments. This equates to a parking rate of 0.76 spaces per unit.
The parking rate observed at the adjacent Middle Creek Village is higher that the ITE parking rate and the
proposed Children's Garden rate. This could be due to the following reasons:
There is a significant number of excess parking spaces available. This encourages residents to use
these underutilized spaces in inefficient ways.
It is evident that storage was being utilized at the site. If the available parking were closer to the
actual parking demand, the storage likely would not occur.
It is possible that some vehicles could also be used as storage on site. However, it is difficult to
discern which of these vehicles might be utilized as storage.
The Children's Garden site should utilize the parking management strategies to best manage the available
parking spaces. Strategies include the following recommendations:
• Allocation of parking spaces per tenant or unit, including seasonal variations
• Promotion of bicycle or vehicle share and/or shuttle programs
• Provision of secured and protected bike parking and storage
• Guest parking provisions and management
• Off-site vehicle storage
Therefore, with proper parking management strategies, it is anticipated that a parking rate of 0.71 spaces
per unit will be adequate for the proposed workforce housing facility.
Please call if you would like any additional information or have any questions regarding this matter.
Sincerely,
McDowell Engineering, LLC
./ (A1441V7__1114W4
Kari J. McDowell Schroeder, PE, PTOE
Traffic Engineer
Enc: ITE Parking Generation Manual, 5t" Edition, Multifamily Housing (Mid -Rise) (221), Page 116
3
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TRANSPORTATION ENGINEERING CGNGLILTANTS
Multifamily Housing (Mid -Rise)
(221)
Peak Period Parking Demand vs: Dwelling Units
On a: Weekday (Monday - Friday)
Setting/Location: Dense Multi -Use Urban (< 1/2 mile to rail transit)
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 43
Avg. Num. of Dwelling Units: 121
Peak Period Parking Demand per Dwelling Unit
Average Rate
Range of Rates
33rd / 85th Percentile
95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.71
0.17-1.50
0.47/1.17
0.61 -0.81
0.32(45%)
116 Parking Generation Manual, 5th Edition i N97V
EJEJANNUEJ
SARE, INC.
Geotechnical Engineers A Construction Sletufals Consuhann
March 10, 2021
Mr. Michael O'Connor
Triumph Development West, LLC
12 Vail Road, Suite 700
Vail, CO 81657
Subject: Proposed Geologic Hazards Assessment
Middle Creek Housing Lot 3
Vail, Colorado
Project Number 21.5015.A
Dear Mr. O'Connor:
Cesare, Inc. (Cesare) performed a geologic hazards assessment for Triumph Development West, LLC
(Client) for the proposed Middle Creek Housing in Vail, Colorado. A vicinity map of the site is shown
in Exhibit 1.
EXHIBIT 1. Vicinity Map
1. SCOPE
Cesare has not visited the site at the time of this letter. A visit to verify Cesare's findings will be made
Corporate Office: 7108 South Alton Way, Building B Centennial, CO 80112
Locations: Centennial + Frederick Silverthorne Salida/Crested Butte
Phone 303-220-0300 www.cesareinc.com
CESARE, INC.
in the spring after the ground is substantially free of snow cover. This assessment addresses geologic
hazards consistent with Colorado Senate Bill 35 (1972), House Bill 1041 (1974), and Eagle County
land use code requirements that could impact site development.
2. SITE CONDITIONS
The site is located north of Interstate 70 in Vail, Colorado. The site slopes down from north to south.
The site is currently a preschool known as the Children's Garden of Learning. Cesare understands
that development will consist of demolishing the existing building and parking lot and replacing with
a building about 55 feet by 300 feet in plan dimension. The building will be stepped to fit the slope
of the site, with four stories on the uphill side and five stories on the downhill side. The lower level
of the five -story section will be parking. Based on current drawings, excavations about 20 feet deep
will be required for the structure. In addition to excavations, current plans indicate as much as 15
feet of fill will change existing site grades.
3. SITE GEOLOGY
The "Geologic map of the Vail West quadrangle, Eagle County, Colorado," by Scott, R.B., et al., USGS
MF -2369, 2002, indicates that the surficial deposits at the site consist of glacial till. The bedrock at
the site consists of the Minturn Formation, which is an interbedded sandstone, siltstone, and
claystone.
4. HAZARDS ASSESSMENT
The Eagle County geohazards assessment maps do not list any hazards on the site. There are
landslide and rockfall hazard areas mapped to the east, debris fans mapped to the south, and rockfall
and debris flow areas to the northwest. A portion of the geologic hazards map for the area is included
as Exhibit 2. Cesare reviewed a preliminary geohazards study for the site by Koechlein Consulting
Engineers, Inc., dated August 23, 2001. The preliminary geohazards study includes a larger area
than this letter. The preliminary geohazards study lists rockfall and debris flow hazards for the site
and notes that both hazards can be mitigated. The following sections address additional hazards that
may be affect the site.
21.5015.A Middle Creek Housing Lot 3 Letter 03.10.21
CESARE, INC.
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EXHIBIT 2. Portion of Geologic Hazards Map
4.1 FLOODING HAZARD ASSESSMENT
According to the Eagle County flood maps, the site is mapped as Zone X area of minimal flood hazard.
Cesare opines that because of the steep sides of the valley and that the site is located well above
Gore Creek, flood hazard will be minimal.
4.2 RADON
The U.S. Environmental Protection Agency map of radon zones indicates that virtually all of western
Colorado, including Eagle County, is in Zone 1 (www.epa.gov/radon/zonemap.htmi). Although there
is no known safe level of radon, Zone 1 is the zone of highest risk for exposure to radon gas (i.e.,
greater than 4 picocudes per Liter (PCi/1)). The Colorado Geological Survey (CGS) participated in an
EPA study in 1987 and 1988 to record indoor radon levels throughout Colorado residences and
compiled its results in a report that related geologic setting and building construction with radon
levels (CGS 1991 Open -File Report 91-4). Residences with basements had higher levels of radon than
residences built on grade on the same geologic material. The CGS is careful to state that radon
potential can vary considerably within the same geologic unit due to the nonuniform distribution of
uranium, secondary leaching, and the accumulation of uranium and other radioactive elements into
other strata.
Based on levels of radon recorded in existing residences in the region and the presence of rock types
that are known to produce radon, it is reasonable to assume that radon emissions into buildings is
occurring in the Vail area. The EPA, the Colorado Department of Public Health and Environment
(CDPHE) Radiation Management Division, and the National Association of Home Builders (NAHB)
recommend that all new residences constructed in Zone 1 should include radon resistant features.
These organizations also recommend that after the building is constructed, radon should be
measured and if the results are greater than 4 pCi/L, the system should be upgraded from passive
21.5015.A Middle Creek Housing Lot 3 letter 03.10.21
CESARE, INC.
to active (usually by installing a fan). In the EPA publication titled, "Building Radon Out: a Step -by -
Step Guide on How to Build Radon -Resistant Homes" (USEPA Office of Air and Radiation EPA/402-K-
01-002, April 2001), three practical and inexpensive alternatives for passive, sub -slab
depressurization systems are presented; gravel with vents, perforated pipes, or soil gas collection
mats. Recommendations for passive and active design and construction techniques for reducing
radon gas can be found on the EPA radon website www.epa.govLadon or the CDPHE radon website
www.odphe.state.co.us/hm/rad/radon .
4.4 LANDSLIDES
There are steep slopes above the site and landslides are mapped at a similar elevation along the
valley. Cesare will conduct a site visit to look for physical signs of landslides, i.e., tension cracks,
hummocky terrain, pistol butting of trees. At this time, Cesare is not aware of any active landslides
on the site; however, construction and development of this site should include a slope stability
analysis. Slope stability analysis of the site should include any excavations or fills planned for the site,
as changes in grading can destabilize an otherwise stable site.
4.5 ROCKFALL
The Minturn and Maroon Formations include some cliff forming members that are often source areas
for rockfall. There are areas of rockfall hazard mapped both east and west of the site. The site is not
mapped as an area of rockfall hazard. During Cesare's site visit, after snowmelt, it will confirm if any
rockfall exists at or above the site and any potential source areas.
4.6 AVALANCHE
Slopes north of the site are steep enough to generate an avalanche, however, no avalanche hazard
is mapped on or above the site. Cesare has not observed any avalanche paths or scars on or adjacent
to the site. Cesare judges the avalanche hazard at the site to be low. In Cesare's opinion, no
avalanche mitigation will be necessary at the site.
4.7 ABANDONED MINES
No abandoned mines are known to exist below or in the vicinity of the property. Risks associated
with settlement due to abandoned mines is considered nil.
4.8 DEBRIS FLOWS
Two debris flow fans are mapped south and southeast of the site. The debris fans sit at the mouths
of Spraddle Creek and Middle Creek, downhill from the site. The Robson geohazards map explanation
descri bes the debris fans as "Areas 0possid/e recurrent flooding, debris flows and hydrocompaction".
Potential for hydrocompaction of debris fan material should be evaluated in a design level
geotechnical report. Hydrocompaction reduced or managed in several ways, including deep
foundations, overexcavation, and managing drainage. A design level geotechnical report should
include testing for collapse potential to evaluate the risk of hydrocompaction of any debris flow
material on the site.
21.5015.A Middle Creek Housing Lot 3 Letter 03.10.21 4
CESARE, INC.
5. CONCLUSIONS
There are no geologic hazards in the literature reviewed by Cesare that preclude development of the
site. Cesare will visit the site, after snowmelt, to verify the findings in the literature. Slope stability,
and hydrocompaction should be evaluated in a design level report.
6. LIMITATIONS
This letter has been prepared for the exclusive use of Cesare's Client for specific application of the
project discussed and has been prepared in accordance with generally accepted geologic and
geotechnical engineering practices. No warranties, either expressed or implied, are intended or made.
In the event that changes in the nature, design, or location of the project as outlined in this letter
are planned, the conclusions and recommendations contained in this letter shall not be considered
valid unless Cesare reviews the changes and either verifies or modifies the conclusions of this letter
in writing.
Please contact Cesare with any questions or comments regarding this information.
Sincerely,
CESARE, Inc.
Ian Campbell, E.I.
Staff Engineer
IFC/ksm
21.5015.A Middle Creek Housing lot 3 Letter 03,10.21
33919
oS y03/10121
�SS�ON AL •F -NG
Darin R. Duran, P.E.
Principal, Manager - Salida and Crested Butte
From: Stephen Connolly
To: DRB; PEC; Grea Roy; Jonathan Spence
Cc: George Ruther; Council Dist List
Subject: Lot 3 at Middle Creek
Date: Tuesday, March 30, 20219:45:00 AM
Attachments: imaae001.wa
The current look of "Lot 3" is NOT compatible with Middle Creek. Change the lines to make it more
interesting. The near by Fessler building, while a great project, looks so boring and out of place
where it is now.
MOST IMPORTANTLY : Fix the darn rules for parking requirements re: deed restricted and workforce
housing!
We have talked about changing the requirements for years. Do it now. What was done with the
space for the Timber Ridge Remodel/Phase II was ridiculous. Stop wasting space on parking that is
NOT necessary with our bus system. (And don't go down that alley about pets again. )
Finally, find a new name for this project. Before you know it, you will have a name that sounds like
the '99 World Champs looked like.
sfc
P.s. Stay the course on Booth Heights. We need all the beds we can get. Separate emotions from facts
when dealing with this project.
Stephen Connolly
sfcvai I _ hotmai I.com
970-376-5798 (cell)
970-476-6826 (phone and voicemail)
Looking for a great little Bed and Breakfast in Vail?
https://airbnb.com/h/vai Ibnb
https://www.airbnb.com/rooms/4015461
16;q
tORethink * Reduce * Reuse * Recycle
To: Members of the Planning and Environmental Commissions
Members of the Design Review Board
From: Mike Coughlin, Owner, Middle Creek Village
RE: Middle Creek Parking — Response to Parking Study in LOT 3 Approval Packet
Date: April 5, 2021
I am the owner of Middle Creek Village and have been personally involved in the development and
operation of Middle Creek since we made our initial development plan submissions nearly 20 years ago.
I am reaching out to you regarding the parking plan and the newly proposed Lot 3 development to share
with you some concerns/thoughts, but most especially to let you know that the parking study that is
included in public materials from McDowell Engineering as relates to Middle Creek and its "surplus
spaces" is entirely wrong. I had no idea that this study was underway and I came to know about it only
by chance when I was on the Town website. Frankly, the conclusions and statements in the study
shocked me.
The conclusion of the study, based on a parking count that someone at McDowell did on one night in
late December, is that Middle Creek has AT LEAST 85 vacant/surplus parking space. The reality,
however, is that our 247 parking are always/almost always 100% leased to residents at Middle Creek
or are used for other key property needs (vendor parking, maintenance parking, Uber/pizza delivery,
mail and package delivery, etc.). While in some years we have a handful of extra spaces, more often
than not we are 100% leased and regularly turn down tenants' requests for parking. All parking spaces
at Middle Creek are reserved/registered to specific residents and their specific personal vehicles.
Tenants pay monthly rent for the use of their assigned parking spaces, so we have detailed records and
parking controls in place at all times. We boot illegal vehicles, and we maintain waitlists for spaces that
come available. Per our on-site Property Manager (who has been with us for nearly 9 years) in an email
to me last week, "Our parking is usually/always full and we still have tenants complain about not having
parking."
After reading the Parking report from McDowell, I reviewed the specifics of parking at Middle Creek on
12/29/2020, which of course mirrors the reservations and utilization that we have on the books this
year. Below is a summary of the facts:
On 12/29/2020 (and generally also for the 2020/2021 leasing year), all 247 of our parking spaces were
reserved for and used exclusively by Middle Creek residents, EXCEPT for:
• 1 single car space in the garage (I believe vacant due to a tenant "skip" in earlier December)
• Three 2 -car tandem spaces in the garage, and we use 2 of these 3 spaces for residents to
temporarily park in when someone has illegally parked in their reserved space and their space is
therefore blocked by an illegal (booted) vehicle. Over the years, we have learned to plan for
some illegal parking and this system has reduced headaches and complaining from our residents
if we can park them in another spot while we deal with the interloper. Illegal parking in
reserved spaces happens a lot, although it may not or may not have happened on the specific
night of 12/29/2020. We frequently have 2-3 separate cars booted at the same time, and we
could perhaps have more except that we only own 3 boots.
In summary, there were essentially 3 parking spaces out of 247 on 12/29/20 that we were "vacant"
and could have been rented to new parkers.
In addition to those parking spaces reserved and assigned to tenants, we have 6 spaces right at our front
door that we reserve for short term use (30 minutes), which is for mail delivery, package delivery,
visitors to our office, etc. We also reserved 10 other surface parking spaces for overnight visitors, which
is specifically for vehicles that register with us in advance for short stays visiting family and friends who
live at Middle Creek.
If you add all that up, on 12/29/20 and generally for this season (and generally for all of our 16 seasons),
we use our parking as follows:
Middle Creek Parking Summary
Winter 2020/2021
% of
If Middle Creek really is a proxy for what might be or could be expected on Lot 3 given the similar
characteristics of the apartments and similar populations served, as the McDowell study asserts, that
would indicate that 55 spaces would be dramatically under -parked.
Middle Creek has 247 spaces/142 units = 1.74 spaces/dwelling unit. I personally think it is also relevant
to gauge the parking spaces to the number of adult residents who live at the property, especially since
employee housing in resort communities is more densely occupied with roommates than generic mid-
level apartments elsewhere. At Middle Creek, we sometimes have 2 roommates who share a
bedroom; the Lot 3 architectural plan shows that the 2 bedroom/2 Bath units will be set up for 4
residents, and the 1 bedroom units will be set up for 2 residents, etc. Lot 3 Plan therefore appears to
be very dense, accommodating 200+ residents. We typically have about 300 adult residents living at
Middle Creek, so we have 247 spaces/300 adults residents = 0.82 parking spaces per adult resident. At
200 residents in the Lot 3 development proposal, the 55 parking spaces proposed would result in 0.27
parking spaces per adult resident and 0.76 parking spaces per dwelling unit. On both measures, Lot 3
would have dramatically less parking than we have at Middle Creek, even though our resident profile
would be similar. Look at it this way: If Middle Creek was parked at 0.27 parking spaces per adult
resident, as is proposed on Lot 3, that would mean that we would have just 81 parking spaces at Middle
Creek versus the 247 parking spaces that we actually have. Candidly, that would be a disaster.
dumber
Total
Reserved Parking For Residents
224
91`io
Short term spaces at office
6
2%
Registered Visitor Spaces
10
4%
Temporary Space if Tenant -reserved space is illegally occupied
4
2%
Vacant/Available to rent
3
1%
Total
247
100%
If Middle Creek really is a proxy for what might be or could be expected on Lot 3 given the similar
characteristics of the apartments and similar populations served, as the McDowell study asserts, that
would indicate that 55 spaces would be dramatically under -parked.
Middle Creek has 247 spaces/142 units = 1.74 spaces/dwelling unit. I personally think it is also relevant
to gauge the parking spaces to the number of adult residents who live at the property, especially since
employee housing in resort communities is more densely occupied with roommates than generic mid-
level apartments elsewhere. At Middle Creek, we sometimes have 2 roommates who share a
bedroom; the Lot 3 architectural plan shows that the 2 bedroom/2 Bath units will be set up for 4
residents, and the 1 bedroom units will be set up for 2 residents, etc. Lot 3 Plan therefore appears to
be very dense, accommodating 200+ residents. We typically have about 300 adult residents living at
Middle Creek, so we have 247 spaces/300 adults residents = 0.82 parking spaces per adult resident. At
200 residents in the Lot 3 development proposal, the 55 parking spaces proposed would result in 0.27
parking spaces per adult resident and 0.76 parking spaces per dwelling unit. On both measures, Lot 3
would have dramatically less parking than we have at Middle Creek, even though our resident profile
would be similar. Look at it this way: If Middle Creek was parked at 0.27 parking spaces per adult
resident, as is proposed on Lot 3, that would mean that we would have just 81 parking spaces at Middle
Creek versus the 247 parking spaces that we actually have. Candidly, that would be a disaster.
Whatever the Town decides relative to parking on Lot 3, 1 wanted to make sure that a decision in favor
of significantly reduced parking is not based on incorrect data about Middle Creek.
STEWART ENVIRONMENTAL CONSULTANTS, INC.
Consulting Engineers and Scientists
Office &laboratory.
3801 Automation Way. Suite 204
Fort Collins, Colaradc 80525
(970) 226-5500
FAX (970) 226.4946
stewart@webacress.net
Environmental Impact Re -Port
for the proposed
Middle Creek Village
Vail, Colorado
Prepared by.-
Stewart
y:
Stewart Environmental Consultants, Inc.
Consulting Engineers and Scientists
Fort Collins, Colorado
0 0
TABLE OF CONTENTS
Page
C. INTRODUCTION ...... :.............................. ....................................................................................................,. 1
II. PURPOSE............................................................................................,..,.......,...,.........,,............................. 1
III, PROJECT BACKGROUND AND DESCRIPTION....................................................................................... 2
SiteConcept .............................................................................................................................................. ... 2
BuildingConcept.......................................................................................................................................... 2
IV. SITE DESCRIPTION AND ENVIRONMENTAL INVENTORY.................................................................... 3
Location........................................................................................................................................................ 3
Zoning........... ................................................................................................................................................ 3
SiteUsage .................. .......................................................................................................................... ..._... 3
HydrologicConditions.................................................................................................................................. 3
GeologicConditions..................................................................................................................................... 4
BioticConditions . ...................................... .......................................................... --- .................................... 4
V. ENVIRONMENTAL CONCERNS AND RECOMMENDATIONS................................................................. 5
VI. OTHER ENVIRONMENTAL CONDITIONS ............ .........................••---..................................................... 7
A. Land Acquisitions and Displacements..................................................................................................... 7
B. Land Use and Zoning.............................................................................................................................. 7
C. Visual Conditions..................................................................................................................................... 7
D. Air Quality................................................................................................................................................ 7
E. Noise........................................................................................................................................................ a
F. Light Pollution........................................................................................................................................... a
G. Flooding................................................................................................................................................. 8
H. Navigable Waterways and Coastal Zones............................................................................................... 8
I. Traffic and Parking ................................................................,..............,................................................. 8
J. Energy Requirements and Potential for Conservation ....... ................................. :.................. ................... 8
K. Construction............................................................................................................. .......
L. Aesthetics............................................................................................................................................... 10
M. Community Disruption ......... ............................ ..... 107
N. Secondary Development.... . ....................................................................... ............................ ............. 11
O. AGENCIES AND PERSONS CONSULTED........................................................................................ 11
VII. SUMMARY.. ............................................................................................................................ ---------------- 11
VIII. ASSESSOR QUALIFICATIONS............................................................................................................. 14
FIGURES
1. Location Map
2. Ae�al Photo
3. Site Map
4. Photographs
APPENDICES
A. Eagle County List
0 0
I. INTRODUCTION
Odell Architects, PC retained Stewart Environmental Consultants Inc. to perform an
Environmental Impact Assessment of the proposed Middle Creek Village development. The
property is located adjacent to the Mountain Bell facility, directly north across Interstate 70 from
Vail Village. The proposed project consists of multi -family housing constructed an a 6.5 -acre
site owned by the Town of Vail. The purpose of the project is to provide affordable housing for
people currently employed in Vail, who are presently living in or near the community. The
project owner is Coughlin and Company, 140 East 19`"
Ave., Suite 700, Denver, Colorado
80203-1035.
The site location is depicted on Figures 1 through 3. Photographs of the site are provided as
Figure 4.
11. PURPOSE
The purpose of performing the Environmental Impact Assessment is to achieve the following
objectives:
A. Availability of Information: To ensure that complete information an the environmental
effects of the proposed project is available to the Town Council, the Planning and
Environmental Commission, and the general public.
B. Environmental Protection A Criterion: To ensure that long-term protection of the
environment is a guiding criterion in project planning, and that land use and development
decisions, both public and private, take into account the relative merits of possible
alternative actions.
C. Review and Evaluation Procedure: To provide procedures for local review and
evaluation of the environmental effects of proposed projects prior to granting of permits
or other authorizations for commencement of development.
D. Avoid Geologic Hazard Areas: To ensure that the buildings are not constructed in
geologic hazard areas, by way of illustration, flood plains, avalanche paths, rockfall
areas, where such hazard cannot practically be mitigated to the satisfaction of the
Planning and Environmental Commission and the Town Council.
E. Protect Water Quality: To ensure that the quality of surface water and ground water
within the Town of Vail will be protected from adverse impacts and/or degradation due to
construction activities. [Ord. 37 (1980) 10: Ord, 19 (1976) 14: Ord. 8 (1973) 16.100]
2850-001 Environmental Impact Report Page 1 of 14
Middle Creek Village
Vail, Colorado
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111. PROJECT BACKGROUND AND DESCRIPTION
Site Cv_nce t
The initial conceptual design approach for Middle Creek Village housing is meant to reflect a
new model of multi family housing in mountain communities. The site parameters and
community context were the prime motivators for the layout of the buildings and parking;
however, the solution incorporates some planning principles of a more "urban" nature.
The buildings are arranged around a pedestrian oriented "street" which creates an axis running
east to west across the site. The "street" rises to the center of the project, following the
contours of the site. Entries into individual units as well as project amenities will occur along the
path, and it is envisioned to include both hardscape and landscape areas. The pedestrian
street will be an active place reminiscent of other village centers in the community.
Encouraging the use of alternate transportation, our team proposes to work with the Colorado
Department of Transportation and the Town of Vail to create a project specific transit step, as
well as develop pedestrian and bicycle access from the site into town. These are accessible to
the residences along a central pedestrian spine that nuns down the hill and through a two-story
opening in the center building, ending at the proposed transit stop. Given that a large segment
of the market for this project will be seasonal employees, our team believes the daily use of the
automobile can be minimal. Consequently, the relationship between the car and the building is
downplayed in our solution.
Separating vehicle parking from the buildings allows the project to create a pedestrian oriented
"village" character and allows the buildings to be sited closer together, thus visually reinforcing
this image. This is similar to the exterior pedestrian spaces created by the architecture at areas
such as Bridge Street in Vail Village and Lionshead Village. The siting of the parking areas
behind the buildings will also help shield views of the lots from the frontage road and from
across the valley.
The Early Learning Center has been sited to the far eastern edge of the site, but is easily
accessible from the residences on the loop road. This configuration provides a nicely separated
site for the children's facility.
The overall site concept adheres closely to the existing contours of the site. The buildings rise
and fall across the length of the site with the terrain, creating an undulating profile that further
reinforces the "village" concept.
Building Conce
Further reinforcing the "village" concept, the buildings are designed as three separate building
types. All the buildings will be one unit deep, creating crass flow ventilation and economy of
construction. There are no enclosed walkways or stair towers, as the site allows the majority of
units to be accessed at grade. Internal floor plans will develop stacked plumbing cores, and the
mix of units will be designed to minimize structural offsets and maximize construction simplicity.
Each of the six residential buildings includes a one-story element on the end which houses
laundry and storage facilities for that building. The building orientation creates maximum
2850-001 Environmental Impact Report Page 2 of 14
Middle Creek Village
Vail, Colorado
Stewart Environmental Consultants, Inc.
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southern exposure for every unit. The fact that the buildings are simply one unit deepereates
excellent opportunities for flow-through ventilation. Our proposal will incorporate highly efficient
mechanical and electrical designs. We believe on a scale of zero to five our development will
achieve a five, or the highest efficiency rating available. Since all units are accessed from grade
or a small stair, there are no interior corridors to heat or cool, further enhancing overall energy
efficiency. Please refer to our preliminary LEER evaluation in Section VI -J for additional
information on energy and sustainability.
The overall character of the building design is meant to reinforce the "villager' concept, with
varying building types, massing, and styles creating a cohesive whole. Stylistically, we will
incorporate the tradition of Vail Valley architecture while maintaining an economical design_
Thiscan be achieved by the judicious use of distinct design elements throughout the project. In
a cost sensitive project, forms may be simple, but the sensitive use of massing, scale, and
rhythm can create an architecture that is respectful of, and complimentary to, the surrounding
architecture of Vail Valley, The exciting architectural design and pedestrian street space will
create a of choice for potential employees.
IV. SITE DESCRIPTION AND ENVIRONMENTAL INVENTORY
Location
The subject property is an irregular shaped, approximate 6.5 -acre mountainside site; its location
is described as a part of the South 1/2 of the Southeast % of Section 6, Township 5 South,
Range 80 West of the 6'h PM, Town of Vail, Eagle County, Colorado. The property adjoins the
existing Mountain Bell property located north of the 1-70 North Frontage Road,
Zoning
A majority of the subject site is presently zoned "NAPID" (Natural Area Preservation District),
and a small portion of the site where two early learning centers are located is zoned "G"
(General). The proposed project will require rezoning the 6.5 -acre site to the designation "H"
(Housing).
Site Usag
The property is owned by the Town of Vail. Onsite development includes two small wooden
structures presently housing early childhood learning centers. They are located directly east of
the offsite Mountain Bell structure. Site development plans call for demolition of the two early
childhood learning facility StrUCtLiVeS With construction of a new learning center at the southeast
portion of the site. 'The remainder of the site is undeveloped open land except for the existing
road and parking area that serves the off-site Mountain Bell facility and the onsiteearly learning
facilities. The proposed use of the property was described in Section 1, above.
Hydrologic Conditions
No surface bodies of water are located on the proposed project site. Onsite surface drainage is
mainly via sheet flow and is generally southerly, although the western portion of the site likely
drains to Middle Creek, located off site just to the west of the entry road. A man-made drainage
2850-001 Environmental Impact Report Page 3 of 14
Middle Creek Village
Vail, Colorado
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channel adjoins the eastern side of the Mountain Be]] structure. Soil and drainage issues are
described in reports provided under separate cover by Koechlein Engineering and Peak Land
Consultants, Inc.
Geoloclic Conditions
A geologic report by RJ Irish, Consulting Engineering Geologist, Inc. is provided under separate
cover.
Biotic Conditions
Ecologically, the property is located in the Montane Zone at elevations of approximately 8r220 to
8,300 feet above mean sea level on a southerly aspect. Regarding plant communities, the site
is described as complex as it contains elements of several communities. These include
Montane Grasslands and Mixed Mountain Shrubland located on the eastern portion of the
mountainside with Aspen stands occurring at the southeastern portion of the site. These
communities include representatives of most of the life forms of the plant kingdom including
ferns, grasses, forbes, shrubs, and trees. Native and non-native vegetation is present including
invasive species of noxious weeds. The western area of the property is mainly Montane
Riparian Forest dominated by Narrow -leaf Cottonwoods (Pcpulus angustafolia) and a scattering
of Thin -leaf Alder (Alnus incana) and Aspen (Populus tremuloides). Presence of Aspen as well
as species of invasive weedy forbes indicate the likelihood of past disturbance such as fire.
Climax community species such as Colorado Blue Spruce (Picea pungens) are located off site
higher up the Middle Creek drainage, but Blue Spruce and other climax community trees were
not observed on site.
Wildlife uses the site; large mammals including deer and elk browse on the Serviceberry and
Current located in the Mixed Mountain Shrubland Community. Other mammals including Black
Bear, Coyote, Fox, Rabbits, Chipmunks, Golden -mantle Ground Squirrels, Pocket Gophers, and
other rodent species likely feed and/or inhabit the site. Reptiles, such as species of Garter
Snakes also likely inhabit the site. No major wildlife migratory routes appear to be located on
site. Although Middle Creek is located off site directly west of the property's western boundary,
the creek is not likely used as a migratory corridor. Inter,5tate70 and development adjoining the
south side of 1-70 preclude use of the corridor for migratory use. Middle Creek is contained
within a culvert from the north side of 1-70 to its confluence with Gore Creek south of 1-70.
No known threatened or endangered species of plants or animals have been identified at the
site. However, no onsite surveys for such species are known to have been per -formed. The
Colorado Natural Heritage Program's Conservation Status Handbook (1999) lists the status of
various animals, plants, and plant communities found in Eagle County. A copy of the Eagle
County list is provided in Appendix A.
We recommend having the Colorado Natural Heritage Program perform a GIS "Environmental
Review' of the subject site and adjacent area. The review searches known ecological
information regarding the status of plants, plant communities, and animals within a specified
radius of the subject property. The review will report the status of these communities,
Middle Creek, a relatively pristine stream that likely contains Native Cutthroat Trout, traverses
the adjacent property to the west of the subject site. The creek flows out of a saddle located to
2850-001 Environmental Impact Report Page 4 of 14
Middle Creek Village
Vail, Colorado
Stewart Environmental Consultants, Inc.
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the north upslope from the site, It flaws southerly down slope, jogs west around the Mountain
Bell building, and then flows southerly for approximately 150 feet paralleling the west side of the
entry road to Mountain Bell. It enters a culvert beneath 1-70 and the associated frontage roads
and flows through the culvert south of 1-70 to its discharge point into Gore Creek south of the
interstate. Gare Greek flaws westerly to its confluence with the Eagle River near Minturn,
The existing creek channel may not be the historic creek channel. Stream modification
(channelization) appears to have been conducted upstream of the culvert adjacent to the entry
road. This 150 -foot reach is likely the closest location of the stream to the subject property.
The stream bank, as well as its associated vegetation, appears disturbed along this reach..
Observed vegetation was mainly upland in nature with both native (Western wheat grass-
Agropyron sp.) and non-native species of grasses (brome-Bromus enur+mus), as well as
invasive noxious weeds (See Figure 4 photographs, page 2). Upstream from this reach and off
site from the subject property, a riparian corridor of wetland vegetation adjoins the stream
channel.
Adjoining the east side of the entry road, adjacent to its 150 -fact north/south orientation, is a
Narrow -leaf Cottonwood (Populus angustifolia) community. This species is referenced in the
U.S. Department of the Interior, Fish and Wildlife Service publication, National List of Plant
Species That Occur In Wetlands: Intermountain {Region 8}. Its indicator category is listed as
"Facultative", which is described as "Equally likely to occur in wetlands or nonwetlands
(estimated probability 34%-66%). The presence of this community may be due to a former
location of the stream channel or may be due to high groundwater conditions existing near the
stream channel.
The Narrow -leaf Cottonwood Community continues to the north (off site) and south (on site) of
the entry road after the road turns east. Figure 4 Photographs, page 2, depicts the entry road
along its east/west orientation with the Narrow -leaf Cottonwood Community adjoining both sides
of the road. The presence of this community is an indicator of the potential existence of
wetlands; it does not necessarily confirm their presence. Actual wetland existence can only be
determined by performing a wetland assessment, which not only considers vegetation type, but
also investigates other factors including the presence of hydric soils and wetland hydrology,
Montane Environmental Solutions of Vail, Colorado is presently investigating wetland issues at
the site. A letter regarding the status of their investigation is provided under separate cover,
V. ENVIRONMENTAL CONCERNS AND RECOMMENDATIONS
The proposed Middle Creek Village will impact plant and animal communities presently
inhabiting the property. Site development including earth roving activities and building/parking
lot construction will strip a majority of the existing native and non-native vegetation and displace
wildlife from the approximate 6.5 -acre site. However, existing vegetation and wildlife are not
site specific. Surrounding property to the north, east, and west contain vast square miles of
similar plant communities, wildlife habitat, and wildlife species, The loss of these 6.5 acres
does not represent a significant impact to the plant and animal communities. Displaced wildlife
will find and inhabit nearby similar habitat -
2850 -001 Environmental Impact Report Page 5 of 14
Middle Creek Village
Vail, Colorado
Stewart Environmental Consultants, Inc..
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Landscaping including grass, shrubs, and trees will cover a min ' minimum of 30% of the developed
site. Middle Creek Village will be sensitively integrated into environmental surroundings, Birds,
insects, and possibly small mammals will utilize the landscaped areas, which will mitigate some
habitat loss.
The presence of Middle Creek Village will have impacts on use of adjacent property by wildlife --
particularly large mammals. Increased human presence and reflected light may influence
adjoining habitat use. Adjoining property is private so that residents of the village should not be
using adjoining properties. Human/bear interaction is possible. All trash dumpsters will need to
be covered and otherwise made bear proof. Lighting designed to reduce reflected light and
conform to the Town of Vail building code will be incorporated into the site design.
Impact to Middle Creek from surface runoff will be minimized. Potential impacts include
grease/oil runoff from paved parking areas and sand/gravel runoff from winter sanding of roads,
The location of accumulated snow piles resulting from plowing will be addressed. The piles will
be located such that snowmelt containing grease, oil, silt, sand, and gravel do not impact Middle
and Gore Creeks- Any such contaminants discharged to Middle Creek may impair water
quality of the creek and potentially impact the fisheries of both Middle and Gore Creeks.
Engineered drainage swales, berms, dikes, etc. will be incorporated into the project design to
prevent impact to Middle Creek. Construction will be in accordance with all applicable local,
state, and federal regulations and standards. If dewatering is required during construction,
water will be retained on site. As previously referenced, drainage issues are addressed in a
report under separate cover.
Montane Environmental Solutions is performing a wetland assessment. As previously
referenced, a potential exists for the existence of jurisdictional wetlands in the vicinity of the
Marrow -leaf Cottonwood Forest located adjacent to the existing access road. The presence of
this community is an indicator of the potential existence of wetlands- it does not necessarily
confirm their presence. We recommend performing a wetland assessment conforming to US
Army Corps of Engineers (The Corps) guidelines, If on-site wetlands are identified, several
alternatives are available. These include- 1) establishing development setbacks from the
wetlands 2) wetlands can be taken through the 404 Permitting process and replacement
per -formed to mitigate the loss or 3) if the wetlands are below minimum surface areas
established by the Corps,, they may be removed and built upon. If on-site jurisdictional
wetlands are identified, The Corps is the agency regulating such matters.
A parking facility is proposed at a location just east of the Mountain Bell structure. Middle Creek
ties north and west of this area. Impacts to the riparian corridor and wildlife using the corridor
adjacent to Middle Creek will to be minimized. This can be accomplished by constructing the
parking area as far as possible from Middle Creek. Drainage issues as previously referenced
are also a concern in this area of the site. Engineered drainage swales, berms, dikes, etc. will
be incorporated into the project design to prevent impact to Middle Creek.
2850-001 Environmental Impact Report Page 6 of 14
Middle Creek Village
Vail, Colorado
Stewart Environmental Consultants, Inc.
9 0
VI. OTHER ENVIRONMENTAL CONDITIONS
A. Land Acquisitions and Displacements
The impact is "Generally Not Significant".
Approximately 6.5 acres of land is required; the developer/project owner is Coughlin and
Company, 140 East 19" Ave_ Suite 700, Denver, CO 80203-1035. The Town of Vail owns the
land. It is proposed that the Town of Vail will lease the site to the developer for a 53 -year period
at which time the property will revert to the Town.
Two displacements will result from implementation of the proposed project. The ABC and the
Learning Tree early childhood learning centers will be displaced. The existing buildings will be
demolished, and new facilities will be constructed at the southeastern portion of the site.
State regulations require a full National Emissions Standards for Hazardous Air Pollutants
(NESHAP) asbestos inspection of the buildings prior to demolition. If the inspection identifies
asbestos -containing materials, regulations require their removal prior to demolition of the
buildings.
No minority communities, households, or minority-owned businesses are located on site, and
therefore, will not be impacted by any potential negative environmental concerns such as noise,
air, or water pollution; or from the construction of the facility.
B. Land Use and Zoning
The impact is "Generally Not Significant".
A majority of the subject site is presently zoned "NAPU (Natural Area Preservation District),
and a small portion of the site where two early learning centers are located is zoned G. The
proposed project will require rezoning to the designation "H" (Housing).
C. Visual Conditions
Parking areas will be located behind housing thereby shielding it from view from the Town of
Vail. Overall project form and massing is in character with existing Vail Village. The height,
mass, and materials that will be used in the proposed Middle Creek Village will convey a sense
of permanence and contextual and regional appropriateness.
D. Air Quality
The impact is "Generally Not Significant".
The project will conform to all applicable local, state, and federal air quality regulations and
standards, including, but not limited to those regulating odor, dust, fumes of gases, which are
noxious, toxic, or corrosive, and suspended solid or liquid particles.
2850-001
Stewart Environmental Consultants, Inc.
Environmental Impact Report
Middle Creek Village
Vail, Colorado
Page 7 of 14
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Fireplaces will not be installed in the development thereby eliminating wood smoke. There will
be no balconies or decks that would provide space for grills or barbecues. There may be a grill
in a public area of the complex.
The Middle Creek Village project is designed to discourage vehicle usage and encourage other
modes of transportation such as 'buses, biking, and walking. TDA of Colorado performed a
transportation impact analysis regarding the proposed Middle Creek Village. Their report is
provided under separate cover. The report indicates that the impact of traffic generated by the
proposed project will be ",Generally Not Significant".
MM.1
The impact is "Generally Not Significant".
Stewart Environmental identified no noise -sensitive; land uses on adjacent properties. The
proposed site is located adjacent to the north side of 1-70. The noise from the interstate is far
greater than any that would be produced by the development.
F. Light Pollution
The Middle Creek Village development will have minimal light trespass from the residential
buildings.
G. Flooding
The impact is "Possibly Significant".
Peak Land Consultants, Inc. addresses flooding issues in a report provided under separate
cover.
H. Navigable Waterways and Coastal Zones
The impact is "Generally Not Significant".
The proposed site is not located near or affected by a navigable waterway or a coastal zone.
I. Traffic and Parking
The impact is "Generally Not Significant".
TDA of Colorado performed a traffic study. Their report is provided under separate cover.
J. Energy Requirements and Potential for Conservation
The impact is "Generally Not Significant".
The proposed project is expected to result in energy conservation. The Vail Affordable Housing
Project, Vail, Colorado incorporates principles of sustainable design and utilizes design
strategies to reduce its energy and environmental impact. The U.S. Green Building Council's
2857-001 Environmental Impact Report Page 8 of 14
Middle Creek Village
Vail, Colorado
Stewart Environmental Consultants, Inc.
0 0
Leadership in Energy and Environmental Design (LEED) rating system is here used as 2
preliminary sustainable design measure of the project. As it is currently written, LEED version
2.0 is a system designed to rate new and existing commercial, institutional, and high-rise
residential buildings. It specifically rates low-rise residential projects. The USGBC is currently
developing a residential version of the LEED rating system. Nevertheless, the sustainable
design principles embodied in LEED v. 2.0 serves as useful goals, guidelines, and measure for
sustainable features of the Vail Affordable Housing Project.
The LEED rating system consists of seven prerequisite criteria and 32 user -selected criteria
organized into five categories:
• Sustainable Site Development
• Water Efficiency
• Energy and Atmosphere
• Materials and Resources
• Indoor Environmental Quality
LEED is a voluntary, consensus -based, market-driven building rating system based on available
proven technology that evaluates environmental performance from a "whole building"
perspective over a building's life cycle. The following preliminary LEED analysis incorporates
input from the design team to more accurately evaluate the conceptual design of the Vail
Affordable Housing Project.
K. Construction
The impact is "Generally Not Significant".
Construction of the Middle Creek Village is anticipated to commence in March 2002 and will last
for approximately 18 months, therefore any construction impacts will be temporary and of short
duration. All construction staging will be located on site and construction activities
predominantly will be confined to this site.
Contractors will be required to obtain the necessary permits and comply with all relevant town,
state and federal regulations regarding construction and safety. Potential construction impacts
are described below.
Noise
No noise -sensitive land uses are located on adjacent property. Construct -Ion hours and
noise levels will comply with the Town of Vail policies.
Disruption of Utilities
It is anticipated that there will be no disruption of utilities, and therefore no significant
impact with this activity. Construction of all utilities to serve the site will be contained
within the proposed site.
Disposal of Debris and Spoil
2850-001
Stewart Environmental Consultants, Inc.
Envircrimental Impact Report
Middle Creek Village
Vail, Colorado
Page 9 of 14
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Demolition of two buildings is required as previously referenced. All construction debris
will be disposed at an approved landfill and transported on designated truck routes. The
general contractor will be responsible for on-site cleanup and disposal of debris.
Soil fill may be required to elevate buildings above the 100 -year flood plain. Disposal of
sail is not required.
Water Quali!y and Runoff
Project construction will not impact existing water quality. The general contractor will
comply with water quality requirements for site construction to meet state water quality
regulations, Best Management Practices (BMPs) will be implemented during
construction including the use of erosion control measures.
Access and Disruption of Traffic
City streets will not have any significant impact since the site is located directly off the I-
70 North Frontage Road, Any frontage road diversions will be addressed with a detour
plan.
Air Quality and Dust Control
Standard construction practices and BMPs will be used to control and minimize onsite
dust and emissions.
Safety and Security
Standard construction safety measures will be observed on site. Town of Vail police will
ensure security.
Disruption of Businesses
No businesses are located in the immediate vicinity of the project area.
L. Aesthetics
The impact is "Generally Not Significant".
The height, mass, and materials that will be used in the proposed Middle Creek Village will
convey a sense of permanence and contextual and regional appropriateness. In addition, the
facility design will promote an orderly circulation and efficient integration of buses, other
vehicles, and pedestrians.
M. Community Disruption
The impact is 'Generally Not Significant".
No businesses or residential sectors will be disrupted or displaced, and no segments of the
community will be isolated as a result of this proposed project.
2850-001 Environmental Impact Report Page 10 of 14
Middle Creek Village
Vail, Colorado
Stewart Environmental Consultants. inc.
N. Secondary Development
The impact is 'Generally Not Significant",
The proposed project will not generate secondary development. The project is an outcome of
the community's determination to provide affordable housing for people already employed in
Vail and are presently living in or near the community. The proposed housing project indirectly
addresses the cause of traffic -related problems,
0. AGENCIES AND PERSONS CONSULTED
Agencies and Personnel
> Colorado Division of Wildlife, Vail Area — Bill Andree, Wildlife Conservation Officer
> Colorado Natural Heritage Program at Colorado State University— Beth Van Dusen
Denver Regulatory Office, U.S. Army Corps of Engineers, Terry McKee
Colorado State University, Department of Entomology, Phyllus Pineda
References Used
1. Colorado Natural Heritage Program, Conservation Status Handbook, Volume 3, No.
2, May 1999,
2. Fish and Wildlife Service, US Department of the Interior, National List of Plant
Species That Occur in Wetlands: Intermountain (Region 8), Biological Report 88,
May 1988.
3. Mitsch, WJ & Gosselink, JG, Wetlands, Van Nostrand Reinhold, 2r"' Ed, 1993.
4, Kittel, G., E. Van We, M. Darnirril R. Rondeau, S. Kettier, A. McMullen, and J.
Sanderson, 1999c, A Classification of Riparian Wetland Plant Associations of
Colorado: User Guide to the Classification Project. Colorado Natural Heritage
Program, Colorado State University, Fort Collins, CO 80523
VII, SUMMARY
Odell Architects, PC retained Stewart Environmental to perform an Environmental Impact
Assessment of the proposed Middle Creek Village development located in Vail, Colorado.
Based on the findings contained in this report, the following conclusions have been drawn and
opinions and recommendations made:
2850-001 Environmental Impact Report Page 11 of 14
Middle Creek Village
Vail, Colorado
Stewart Environmental Consultants, Inc.
0 0
Findings, Conclusions. Opinions and Recommendations
1. The proposed Middle Creek Village development is located adjacent to the Mountain
Bell facility, directly north across Interstate 70 from Vail Village, The proposed project
consists of multi -family housing constructed on a 6.5 -acre site owned by the Town of
Vail. The project will not promote secondary development. The purpose of the project is
to provide affordable housing for people currently employed in Vail who are presently
living in or near the community. The project owner is Coughlin and Company, 140 East
lYh Ave., Suite 700, Denver Colorado 80203-1035,
2. A majority of the subject site is presently zoned "NAPD" (Natural Area Preservation
District), and a small portion of the site where two early learning centers are located is
zoned G. The proposed project will require rezoning to the designation "H" (Housing),
3- Environmental issues regarding the proposed project are addressed in reports provided
under separate cover. These include a) geologic hazards - RJ Irish, Consulting
Engineering Geologist, Inc., b) drainage issues - Peak Land Consultants, Inc., c) soils -
Koechlein Engineering, and d) traffic — TDA of Colorado.
4. Wetland issues were identified and are addressed within this report. Montane
Environmental Solutions of vail, Colorado is presently performing an in-depth
investigation of the wetland issues. A letter regarding the status of their investigation is
provided under separate cover,
5. Wildlife uses the site-, large mammals including deer and elk browse on the Serviceberry
and Current located in the Mixed Mountain Shrubland Community, Other mammals
including Black Bear, Coyote, Fox, Rabbits, Chipmunks, Golden -mantle Ground
Squirrels, Pocket Gophers, and other rodent species likely feed and/or inhabit the site_
Reptiles, such as species of Garter Snakes also likely inhabit the site. No major wildlife
migratory routes appear to be located on site, Although Middle Creek is located off site
directly west of the property's western boundary, the creek is not likely used as a
migratory corridor. Interstate70 and development adjoining the south side of 1-70
preclude use of the corridor for migratory use. Middle Creek is contained within a culvert
from the north side of 1-70 to its confluence with Gore Creek south of 1-70.
6. No known threatened or endangered species of plants or animals have been identified at
the site. However, no on-site surveys for such species are known to have been
performed. The Colorado Natural Heritage Program's Conservation Status Handbook
(1999) lists the status of various animals, plants and plant communities found in Eagle
County. A Copy of the Eagle County list is provided in Appendix A.
We recommend having the Colorado Natural Heritage Program perform a GIS
"Environmental Review" of the subject site and adjacent area. The review searches
known ecological information regarding the status of plants, plant communities and
animals within a specified radius of the subject property. The review will report the
status of these communities.
7. The proposed Middle Creek Village will impact plant and animal communities inhabiting
the property. Site development including earth moving activities and building/parking lot
2850-001
Stewart Environmental Consultants, Inc.
Environmental impact Report
Middle Creek Village
Vail, Colorado
Page 12 of 14
0 0
construction will strip a majority of the existing native and non-native vegetation,
including noxious weeds, and displace wildlife from the approximate 6.5 -acre Site.
However, existing vegetation and wildlife are not site specific. Surrounding property to
the north, east and west contain vast square miles of similar plant communities, wildlife
habitat and wildlife species. The loss of these 6.5 acres does not represent a significant
impact to the plant and animal communities. Displaced wildlife will find and inhabit
nearby similar habitat.
8. The presence of Middle Creek Village will have impacts an use of adjacent property by
wildlife, particularly large mammals. Increased human presence and reflected light May
influence adjoining habitat use. Adjoining property is private so that residents of the
Village should not be using adjoining proper -ties. Human/bear interaction is possible. All
trash dumpsters will need to be covered and otherwise made bear proof. Lighting
designed to reduce reflected light and conform to the Town of Vail building code will be
incorporated into the site design.
9, Impact to Middle Creek from surface runoff will be minimized. Potential impacts include
grease/oil runoff from paved parking areas and sand/gravel runoff from winter sanding of
roads. The location of accumulated snow piles resulting from plowing will be addressed.
The piles will be located such that snowmelt containing grease, oil, silt, sand, and gravel
do not impact Middle and Gore Creeks. Any such contaminants discharged to Middle
Creek may impair water quality of the creek and potentially impact the fisheries of both
Middle and Gore Creeks. Engineered drainage swales, berms, dikes, etc. will be
incorporated into the project design to prevent impact to Middle Creek. Construction will
be in accordance with all applicable local, state, and federal regulations and standards.
If dewatering is required during construction, water will be retained on site.
10. A parking facility is proposed at a location just east of the Mountain Bell structure.
Middle Creek lies north and west of this area. Impacts to the riparian corridor and
wildlife using the corridor adjacent to Middle Creek will to be minimized. This can be
accomplished by constructing the parking area as far as possible from Middle Creek.
Drainage issues as previously referenced are also a concern in this area of the site,
Engineered drainage swales, berms, dikes, etc, will be incorporated into the project
design to prevent impact to Middle Creek.
11. Two displacements will result from implementation of the proposed project. The ABC
and the Learning Tree early childhood learning centers will be displaced. The existing
buildings will be demolished and new facilities will be constructed at the southeastern
portion of the site.
State regulations require a full National Emissions Standards for Hazardous Air
Pollutants (NESHAP) asbestos inspection of the buildings prior to demolition. If the
inspection identifies asbestos -containing materials, mitigation (a bateme nt/re m oval) per
regulations will be per -formed prior to demolition of the buildings.
2850-001 Environmental Impact Report Page 13 of 14
Middle Creek Village
Vail, Colorado
Stewart Environmental Consultants, Inc.
0 0
VIII. ASSESSOR QUALIFICATIONS
Stewart Environmental has performed environmental consulting services for more than 2,800
different clients since 1980- With a staff of 25 professional engineers, scientists, and
technicians, Stewart Environmental is qualified to perform environmental impact assessments_
Thefollowing is a list of key Stewart Environmental personnel and their responsibilities on this
project:
Richard G. Patterson, PE -- Project Administrator
-11
.,- Robert J. Blinderman, REPA -- Environmental Scientist
Mr, Patterson (registered professional engineer) provided overall project administration and
project review. Mr. Blinderman (M.S. Natural Sciences, M -S. Industrial Science, registered
environmental property assessor, and certified asbestos inspector) performed the records
review, site reconnaissance, interviews, local governmental official contacts, and prepared the
report of the findings of the environmental impact assessment. Mr. Patterson reviewed the final
assessment report.
This report was:
Prepared by:
Robert J. Bllp6erman
Environmental Scientist
2850-001
Stewart Environmental Consultants, Inc.
Under the direction of:
Richard G. Patterson, PE
Vice President
Environmental Impact Report
Middle Creek Village
Vail, Colorado
Page 14 of 14
•
Stewart Environmental Consultants, Inc.
0
Figure
SOURCES:
VAIL VVEST. COLO-
INWF4 MI NTURN IS' QUADRANGLE
39106 -F4 -TF -024
1970
Pholuievised 1987
DMA 4763 III NVV- Series VB77
VAIL EAST, COLO.
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391O6-1`3.TF-024
1970
Pholorevisecl 1987
DMA 4763 111 NE - Series VBT7
N
w E c 1/2 1 MILE
S SCALE 1:24,000
CONTOUR INTERVAL 10 FEET
TS; Pi STEWART ENVIRONMENTAL
mc,Ecr tAJIMER
2850 -001
PROJECT
Modle Creek Village
FIGURE 1
ONSULTANTS, INC.
Vail, Colorado
LOCATION MAP
DATE
_,.10W (:On5ulting Engineers and Scientists
August 2001
0 0
STEWART ENVIRONMENTAL
"'
PR6..LT nIiMBE'R
2a5a-oo�
�
RRf1JEGT
middle Creek v a e
FIGURE 2
n�TE
August 2001
3, x CONSULTANTS, INC.
Vail, Colorado
AERIAL PHOTOConsufling
Engineers and Sdentists
7
c
M
m
w
F—* z
I
1
0
Stewart Environmental Consultants, Inc.
0
Appendix A
Conservation Status landbook, 1999
Eagle County, Colorado
p. 147 _ 149
County; Eagle
Amphibians
Scientific Name
Bojo borers pop I
Birds
Scientific Name
Acciptter,gentilis
Aegohwfunrrrns
Autpinspim W, Ii
Burrpltaln islandica
Cypsefoldes nigdr
Falco ptregrinus analum
Grus conadensis tabidd
Fists
Scientific Name
Giza robusr4
Oncorkynchus clads pleurih=
Mammals
Scientific Name
Gado gula
Lynn caradensui
Plecotus townsendii pallescens
Musseis and Snails
Scientific Name
Lymnaca sfgnahs
Plant Communities
Scientific Name
ARIES L4SiOCARFA-P(CiEA
ENGFLA•1ANNlt/AlNUS INCANA
ABIES LASIO4ARPA-PIC
ENCEL+4ANNII/MERTENSIA CILIATA
ABIES L4SIOCARPA-PICEA
ENGELLIANNII/SALIX
ORUMMONDiANA
ALNUS INCANA-CORNUS SERICZA
0
Common Name
boreal toad (Southern Rocky Mountain
population)
Comman Name
Northern Goshawk
Boreal Owl
Sage Sparrow
Barraw's Goldem,e
Black 5witt
American Peregrine Falcon
Greater Sandhill Crane
Common Name
roundtaiI chub
Colorado River cutthroat trout
Common Name
wolverine
lynx
Townsend's big -eared bat subsp.
Common Name
swampy lymnaea
Common Name
Montane Riparian Forests
Montane Riparians Forests
Montane Riparian Forest
Z7tit-leaf Alder•Red-oiser Dogwood Riparian
Shrubland
ALNUS INCAN,9/MESICFORB Thinleaf Alder/Mesio Farb Riparian
Shrubland
BETULA OCCIDENTALISIMESIC FORS Foothills Riparian Shrubland
CARDAMINE Alpine Wetlands
CORDIFOLlA-MERTEN'SIA
CAREXAQUATILIS Montane Wet Meadows
0
CNHPStatus and Ranking
Tracking Global State
Status !Tank Rank
Y G4T1Q 51
CNHP Status and Ranking
Tracking
Global
State
Status
hank
Rank
W
CS
S3B.
p
G5
S2
P
G5
S3B,
Y
G5
SZB,
Y
Gl
S3B
Y
G4i3
53B,
Y
G5714
528,
CNHP Status and ]tanking
Tracking
Global
State
Status
bank
Rank.
Y
GZG3
52
Y
C4T3
53
CNHP Status and Ranking
Tracking
Global
State
Status
Rank
!tank
Y
G4
S1
Y
GS
51
Y
G4T4
S2
CNHP Status and Ranking
Tracking
Global
State
Status
Rank
Rank
Y
GS
52
CNH.' Status and Ranking
Tracking
Gimbal
State
Status
Rank
Rank
Y
GS
S5
Y
G5
55
Y
G5
S4
Y
G3Ga
Y
G3+G4Q
93
Y
C3
52.
Y
G4
S4
Y
G5
S4
Regulatory Status
Agency Federal State
Sensitive Status Status
FS C E
Regulatory Status
Agency Federal state
Sensitive Status Status
FS/BL
FS
BLM
State
5C
FS
ELM
Sc
FS/EL
LE
E
FS
T
Regulatory Status
Agency Federal
State
Sensitive Status
Status
ELM
Sc
FS/EL
Sc
Regulatory Status
Agency
Federal
State
Sensitive
Status
Status
PS
E
FS
E
BLM
Regulatory
Status
Agency
Federal
State
Sensitive
Status
Status
Regulatory status
Agency
Federal
State
Sensitive
Status
Status
147
.0
.
0
CAREX SCOPULORUM-GALTHA
Alpine Wetlands
Y
G4
S4
LEPTOSEPALA
CAREX L17RICULATA,
Beaked Sedge Montane Wet Meadows
Y
G5
S4
CORNUS SERICEA
Fovhthills Riparian Shrubland
Y
G4
53
DANT-fONIA INTERMEDIA
Montane Grasslands
Y
GU
5354
DESCHAMPSIA
Mesio Alpine Meadows
Y
Gt1
SU
CE SPI70SA-UGLISTI cUM
ELEOCHARIS QUINQUEFLORA
Alpine Wetlands
Y
G4
S.3S4
JUNIPERUS
Xeric Western Slope pinyon-juniper
Y
G5
SU
OSTEOSPERMA/'ARTEMUSIA
Woodlands
JUNIPERUS SCOPULORUM/CORNUS
Riparian Woodland
Y
G4
52
SERICEA
PICEA PUNGENSJALNUS INCANA
Montane Riparian Forests
Y
G3
S3
PINUS EDULIS-JUNIPER LIS
Xeric Western Slope Pinyon-juniper
Y
GU
SU
OSTEOSPERMAISTIPA COadATA
Woodlands
POPULUS ANGUSTIFOLIA-JUNIPERUS
htortutne Riparian Forest
Y
G2G3
S2
SCOPULORUM
POPULUS ANGUSTWOLIA-PICEA
Montane Riparian Forests
Y
G4
54
PUNGENS/ALNUS INCANA
POPULUS ANGUSTIFOWA/ALNUS
Montane Riparian Forest
Y
G3?
53
INCANA
POPULUS ANGUSTIFOL A1C0RNU5
Cottonwood Riparian Forest
Y
G4
53
SERICEA
POPULUS ANCUS77FOUAISALIX
Narrowleaf Cottonwood Riparian Forests
Y
G1
51
ERIOCEPHALA 'VAR.
LIG ULIFOLIA•S WEPHERDIA
POPULUS TREMULOIDES/ACER
Montane Riparian Forests
Y
G2
S2S2
GLABRUM
QUERCUS GAMBELII-AMELANCHIER
Mixed Mountain Shrubland
Y
G3G5
SU
UTAHENSIS
5AUX
Lower Montane Willow Carrs
Y
G3
S3
D R UMM ONDIANAXA LAMAGR OSTIS
CANADENS15
SALIX DRUMMONDIANA/MESIC FORB
Drummonds Willow/Mesio Forb
Y
G4
S4
SALIX EXUGUAIIIARE GROUND
Coyote Willow/Bare Ground
Y
C5
S5
SAi?XMON77COLAICALAWGROSTIS
Montane Willow Cart
Y
G3
53
CANADENSIS
SALIXMONTICOLAICAREX
Montane Riparian Willow Carr
Y
G3
S3
UTRICULATA
SALIX MONTICOLA/MESIC FORS
Montane Riparian Willow Cott
Y
G3
S3
SALIX PLANIFOLL'VCALAMAGROSTIS
Subalpine Riparian Willow Carr
Y
G3
S3
CANADENSIS
SALIX PLANIFOLIA{CALTRA
Subalpine Riparian Willow Carr
Y
G4
S4
LEPTOSEPAL.A
SALIX KOLFII/CAREX UTRICULATA
Subalpine Riparian Willow Carr
Y
G4
S3
SHEPHERDIA ARGENTEA
Foothills Riparian Shrubland
Y
G3G4
Si
Plants
CNHP Status and Ranking
Regulatory Status
Scientific Name
Common Name
Tracking
Global
State
Agency 'Federal State
Status
Rank
Ranh
Sensitive Status Status
B®tr*Ium lunaria
Common Moonwort
Y
G5
S2S3
Cypr*dium fasdculatunt
Purple Lady's-Slipper
Y
G4
53
FS
Droun rrc:ifrucle
Mountain Whitlow-Grass
Y
G3?
S2
Erlaphorum attaicum varneogacunl
Altai Cottongrass
Y
G4T7
S3
FS
Gyrnmorarpiumdryapreris
OakFem
Y
GS
S2S3
Limnardus ensefalla
Canyon Bag-Orchid
Y
G4=?
S3
Ustera boarfis
Northern Tway blade
Y
G4
52
BCM
148
144
Lycopodium apmolmum wpurigms
Stiff ClubmO.55
y
G5TFj
su
Lycopodi u pit du bm m
Stiff CJ ubmoss
y
C -3-1-u
Su
Peruteman cyafhoolarus
Middle Park Penstemon
w
G3G4
5354
Penstcuicid hamn9lond
Harrington Beardtongue
y
G3
53 F5/8L
Pialm!irera sparmylo ra var oi sifolia
Canyon BOB -Orchid
y
G4G5T3?
53
144
THE RESIDENCES AT MAIN VAIL
t
r�
MOBILITY MANAGEMENT PLAN
MAY 5, 2021
Vail's New Housing District Mobility Requirement
In Ordinance No. 13, Series 2020, the Town of Vail Town Council and Planning and
Environmental Commissions adopted new "Mobility" requirements for developments in the
Housing District. This ordinance recognized "that privately -owned automobiles are no longer
the primary means of transportation for some people, and well- designed, sustainable site and
building plans should not be driven by the need to park vehicles." In addition, this ordinance
stated that "the availability of and proximity to mass transit, walkability, bicycle routes, E -bikes
and car -sharing are proving to be meaningful criteria to reduce the need for asphalt surface and
structured parking lots on scarce land."
With these findings, section 12-61-8 of the Vail Town was modified from a parking requirement
to a mobility requirement that states the following:
12-61-8: Mobility
Mobility for residences shall be provided in accordance with a Mobility Management Plan
approved by the Planning and Environmental Commission.
A. Mobility Management Plan —A Mobility Management Plan, prepared by the
applicant, shall describe how the mobility needs of the residents will be met. This plan
shall include:
1. Layout of proposed covered and uncovered parking including applicable
dimensions, provisions for stacked parking and compact spaces, if proposed.
2. Information on how proposed parking spaces will be allocated to units
and if this allocation is on the form of a deed restriction.
3. A professionally produced parking study, unless a determination is made
by the administrator that such study is unnecessary due to the scale and
character of the proposal.
4. Existence of any bike or vehicle share/shuttle program
5. Provide covered/protected/secured bike parking/storage
6. Provisions for guest parking/management
7. Seasonal variations in parking management plan
8. Provisions for off-site vehicle storage
B. Review Criteria - A Mobility Management Plan shall be reviewed based on the
following criteria:
1. Adequate off-street parking is demonstrated for the quantity of proposed
beds in relation to the proximity of the development to core services and public
transit.
a) Hierarchy of bus routes (aka regional vs local)
The Residences at Main Vail 2
Mobility Management Plan — May 5, 2021
b) Proximity to job centers
c) Proximity to commercial area
2. Adequate off-street parking is demonstrated in consideration of other
provided mobility options including vehicle share/shuttle programs.
3. Evaluations of proposed Mobility Management Plans shall utilize the
parking requirements found in Section 12-10, Off Street Parking and Loading,
when considering appropriate minimum off-street parking.
The following is the proposed Mobility Management Plan for the Residences at Main Vail
("RMV") multifamily development that has been prepared based on the logic of this ordinance
and the new requirements of the Town Code.
Residences at Main Vail Overview
The language of the ordinance recognizes that automobiles are no longer the primary means of
transportation for many people and that proximity to mass transit, walkability, access to bicycle
routes, and development plans that accommodate bicycles, a -bikes and car sharing all reduce
the need for onsite parking. With a location that is easy walking distance to Vail's commercial
villages, on the Town's Frontage Road bike bath, and at the most serviced portion of the West
Vail bus line - the Residences at Main Vail is a prime example of a development that can
accommodate more units with a parking count that is less than would typically be required by
the traditional parking standards of the Town Code.
Residence at Main Vail Mobility Management Plan
Section 12-61-8 of the Town Code requires the submission of a Mobility Management Plan to be
approved by the PEC. In accordance with this section, the applicant presents the following
information and Mobility Management Plan:
12-61-8 - A Mobility Management Plan, prepared by the applicant, shall describe how the
mobility needs of the residents will be met.
The mobility needs of the residents of the Residences at Main Vail will be met with a variety of
mobility and transportation options that capitalize on the site's prime location.
Walkability
The first notable element of the site is its walking/biking/skateboarding proximity to Vail's
commercial villages. The site is one-half mile from the Covered Bridge in Vail Village.
The Residences at Main Vail 3
Mobility Management Plan — May 5, 2021
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This site is also only two-thirds of a mile from Lionshead Village.
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The Residences at Main Vail 4
Mobility Management Plan — May 5, 2021
With so many of Vail's large employers like Vail Resorts, the Town of Vail, Vail Health and most
of the Vail's hospitality and outdoor recreation industry within walking distance, many of the
residents will be able to easily walk to their employment and outdoor recreation portals.
Public Transit
The next notable element of the site's location is its immediate proximity to the Town of Vail
bus system. The Town of Vail offers its residents and guests one of the largest free bus systems
in North America, providing convenient access to almost all areas of the Town - from West Vail
to East Vail. The existing Middle Creek bus stop is less than 500' feet from RMV's driveway and
is serviced by the West Vail Green, West Vail Red, Sandstone and Lionsridge Loop bus routes.
Middl
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The Residences at Main Vail 5
Mobility Management Plan — May 5, 2021
These bus routes provide convenient access to the Town's other commercial center in West Vail
at least once every 20 minutes during the winter and summer, and once every 30 minutes in
the off-season.
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The RMV site is also a bike friendly location with adjacency to Vail paved bike path network
which runs along the North Frontage Road at the site, as well as recreation opportunities on the
Son of Middle Creek trailhead which is nearby to the east.
The proposed building's design is bike friendly for both bicycles and e -bikes. The garage level of
the plan has covered and lockable bike parking spaces to storge approximately 28 bikes on both
wall mounted bike racks. There will be adequate power outlets to allow a -bikes to charge in
this area.
The plan also includes a bike maintenance area which will include a bike wash and community
tuning station on the west end of the garage. This area will be separated from the trash
enclosure by solid walls.
The Residences at Main Vail 6
Mobility Management Plan — May 5, 2021
For residents with more expensive bikes or more interested in security, the second floor of the
building will have lockable storage cages that are accessible from an elevator for conveniently
conveying the bikes up one level.
Private Car and Parking
The final and more traditional transportation option for residents is via privately owned
vehicles that can be parked onsite.
Due to unique location of the project and number of public transportation options available to
the residents, the applicant and management company will target households without cars or
households with one car per unit at the most.
The management company will gather information about whether prospective tenants would
like a parking space as part of all lease applications. This will allow the property manager to
prioritize tenants who do not have a car — i.e. there will be one waiting list for tenants with cars
The Residences at Main Vail 7
Mobility Management Plan — May 5, 2021
and one waiting list for tenants without cars. All leases will be explicit that, unless the tenant
has a leased parking space, a car is not permitted on the premises or in guest parking spaces.
For tenants with cars, each parking spaces will be leased as a separate fee from the unit lease
on a space -available basis. All parking spaces will be numbered and signed to allow assignment
of a space to a specific tenant. The added expense for a market -rate parking space will be an
added effective tool that attracts residents without cars and will incent applicants to not bring a
car to Vail. These parking space leases will allow the property manager the flexibility to
reassign parking spots in order to more effectively manage the parking lot as residents move in
and out of the project.
Of the 72 dedicated resident parking spaces, 51 of them a tandem parking spaces. These
spaces will be managed in a similar format as the tandem parking spaces at the recently
constructed Solar Vail apartments. The property manager will facilitate introductions and
tandem parking spaces best practices between residents. The applicant also anticipates that
these tandem spaces would lease for lower amount than a dedicated space — letting the market
dictate the discount that should be charged for the inconvenience of coordinating tandem
parking.
Finally, the property manager for RMV will regularly walk the property to ensure that residents
are using their assigned space, that guest parking is not used for more than two hours, and that
people are not illegally parking in the fire lanes or drive aisles. The property manager will also
be available to address people improperly parking in a space that they do not lease. Overnight
guests will not be permitted and parking spaces will only be leased to residents of RMV with a
signed residential lease. The property manager will also use all commercially reasonable efforts
to find a car -sharing partner that would have access to at least two parking spaces at RMV.
Proposed Parking Count and Breakdown
The parking ratio for the development is in line with other recent Housing District
developments in Vail as detailed below. There will be eighty total parking spaces for this 72 -
unit development, which breaks down as follows:
Parking Spaces Summary:
Leased Resident Parking Spaces
15 Minute Delivery/Uber Parking Spaces
Guest Parking Spaces
Total Parking Spaces
The Residences at Main Vail
Mobility Management Plan — May 5, 2021
72 (2 ADA)
1
5 2 ADA
80
4SUTo MIDDLE CREEK BUS STOP
The applicant also intends to develop the project with two electric vehicle charging spots that
will be available immediately, and will incorporate the electrical capacity for up to 28 future
electric vehicle charging spots in the building.
With a parking ratio of 1.11 parking spaces per unit, RMV is in line with other recent Housing
development in the — several of which do not share RMV's pedestrian proximity to the Town's
village cores. Each of the below developments were approved under the prior Housing District
Parking standards which were not as favorable for reduced parking counts in a development:
• Solar Vail - 0.52 ratio
• First Chair (75% 4 bedrooms) - 1.0 ratio
• Timber Ridge — 1.04 ratio
• Lionsridge —1.34 ratio
The proposed parking ratio of 1.11 parking spaces per unit is also in excess the required parking
identified by the Institute of Transportation Engineers. The ITE's Parking Generation Manual
states that the average peak period parking demand for a mid -rise apartment in an urban
environmental is 0.71 spaces per dwelling unit, or 36% less than the proposed parking for RMV
Review of Mobility Criteria
1. Layout of proposed covered and uncovered parking including applicable dimensions,
provisions for stacked parking and compact spaces, if proposed.
The Residences at Main Vail 9
Mobility Management Plan — May 5, 2021
Architectural plan A7.03 shows the parking layout for the development with 80 total parking
spaces which are a combination of surface parking and tuck under tandem parking. The plan
allows for one parking space per unit, plus guest parking, delivery parking and an allowance for
a substantial number of electric vehicle charging spaces.
2. Information on how proposed parking spaces will be allocated to units and if this allocation
is on the form of a deed restriction.
For tenants with cars, each parking spaces will be leased as a separate fee from the unit lease
on a space -available basis. All parking spaces will be numbered and signed to allow assignment
of a space to a specific tenant. The added expense for a market -rate parking space will be also
an effective tool that attracts residents without cars and will incent applicants to not bring a car
to Vail.
While there will be one parking space per unit, the applicant does not intend to assign specific
parking spaces to specific units at this time. Instead, the parking spaces will be managed and
assigned by the property manager via leases.
3. A professionally produced parking study, unless a determination is made by the
administrator that such study is unnecessary due to the scale and character of the proposal.
See the "Vail Children's Garden Residential Parking Analysis — Affordable Housing Apartments"
memo from McDowell Engineering, LLC, dated March 8, 2021. The proposed parking ratio of
1.11 parking spaces per unit exceeds the required parking identified by the Institute of
Transportation Engineers. The ITE's Parking Generation Manual states that the average peak
period parking demand for a mid -rise apartment in an urban environmental is 0.71 spaces per
dwelling unit, or 36% less than the proposed parking for RMV.
4. Existence of any bike or vehicle share/shuttle program.
The new apartments are conveniently located less than 500 feet from the existing Middle Creek
bus stop.
5. Provide covered/protected/secured bike parking/storage
The proposed building's design is bike friendly for both bicycles and e -bikes. The garage level of
the plan has covered and lockable bike parking spaces to storge approximately 28 bikes on both
wall mounted bike racks. There will be adequate power outlets to allow a -bikes to charge in
this area.
The plan also includes a bike maintenance area which will include a bike wash and community
tuning station on the west end of the garage. This area will be separated from the trash
enclosure by solid walls.
The Residences at Main Vail 10
Mobility Management Plan — May 5, 2021
For residents with more expensive bikes or more interested in security, the second floor of the
building will have lockable storage cages that are accessible from an elevator for conveniently
conveying the bikes up one level.
6. Provisions for guest parking/management
The development plan includes five guest parking spaces, plus ADA spaces available for guests.
The property manager for RMV will regularly walk the property to ensure that residents are
using their assigned space, that guest parking is not used for more than two hours, and that
people are not illegally parking in the fire lanes or drive aisles. The property manager will also
be available to address reports of people improperly parking in a space that they do not lease.
7. Seasonal variations in parking management plan.
None.
8. Provisions for off-site vehicle storage.
None.
RMV Mobility Management Plan Conclusion
With a prime location that is conveniently walkable to the Town's village areas, a location that
has substantial access to the Town's free bus service, a development plan that accommodates
the storage and maintenance of bikes and e -bikes, and a parking ratio that is inline or even
better than other Town of Vail housing district developments — the Residences at Main Vail 's
Mobility Management Plan addresses the mobility needs of its residents and the policy goals
set out by the Town of Vail when the new Housing District Code Section was adopted.
The Residences at Main Vail 11
Mobility Management Plan — May 5, 2021
Triumph Development
www.triumphdev.com
To: Town of Vail Planning & Environmental Commission
From: Residences at Main Vail Development Team
Date: May 5th, 2021
Re: Written Response to Planning & Environmental Commission Questions — April 26, 2021
I. Purpose
The purpose of this memorandum is to provide a written response to the questions raised by
the members of the Planning & Environmental Commission during the conceptual review of the
proposed Residences at Main Vail presentation on April 26, 2021.
II. Questions/Comments
-Provide a detailed analysis, including data on utilization and a management plan on the
proposed Mobility Plan. Get specific and cite to other examples of success. A minimum
of one space per dwelling unit seems more appropriate.
Parking design has been increased by creating tandem parking at the podium. Between
podium and surface the new parking count is 80 spaces. Spaces have been assigned for unit
parking / ADA / Guest / delivery / possible rideshare
Additional details to be discussed at 5/10/21 meeting.
-The scale and massing of the building require additional discussion. How can mass be
further scaled and broken up? What are the options for lowering the east end on the
building to create a step down?
See A2.10 for south elevation, introducing low
the vertical massing. See A2.20 for West and
studied and will continue to evolve.
roofs on both West and East end to break up
East elevations. Window patterns have been
- On site manager is highly recommended for this site.
This property will be managed by a property manager with a business inside the Town of Vail.
In addition, one two bed unit will be reserved for an onsite office.
- Supply detailed site plan with 2' contour lines.
Sheet C2.0 Grading plan, C2.1 Earthworks with sections, site plan with 2' contours.
A7.04 Arch schematic section. A3.10 shows proposed and non -disturbed lines in section.
P. 970.688.5057 12 Vail Road, Suite 700
F. 970.479.0619 Vail. CO 81657
- Need to aware of the details on decks, supports / railings.
Decks are shown on unit plans and elevations. Details will be shown during the DRB review
process.
- solar panels, how to handle snow shedding? Delete these panels, not needed.
We believe this is the right type of project and orientation to maximize the gains from Solar
Panels. We are working with consultant for type and number of panels.
As we confirm this count, placement will work to allow area for snow to slide off but remain on
roof. Design will also incorporate snow stabilizing methods such as snow fences on the roof.
- would like to see the bike storage area blown up, need walled separation from trash
area. How many bike storage spaces are there?
A7.03 and A7.06 show the bike area, with blowup. There are walls separating the trash
enclosure and water entry rooms from bike storage. Plan is to have 28 bike storage racks in
this area. Residents can also store bikes in "lockers" on first floor.
- Retaining wall sections, need detail.
Civil sheets C2.0 /C2.1 sections through the retaining walls.
- Trash Truck movements to verify works.
C6.1 shows the turning movements of both trash truck and fire truck for access on and around
property.
- Generator location, if needed, where?
Working with code consultant and design team to verify if needed to power critical services
panel.
Elevator will be provided with battery back up to allow return to ground floor.
IF required, space for generator will be on east end of building, tucked into retaining walls.
- Parking plan, show exact number and how this will function
Proposed parking plan, reference A7.06. (deleted spaces to the east and west.) A0.10 shows
updated show storage diagram, 5,201 SF provided (30.6%)
General:
-Landscape plan, plantings moved away from building per TOV fire.
- Civil plans, Sand oil interceptor per town code.
- turning movements per code and reviewed by TOV fire, approved at this level
I
P. 970.688.5057 12 Vail Road, Suite 700
F. 970.479.0619 Vail. CO 81657
TOWN OF VA10
PLANNING AND ENVIRONMENTAL COMMISSION
April 12, 2021, 1:00 PM
Virtual
75 S. Frontage Road - Vail, Colorado, 81657
Call to Order
1.1. Register in advance for this webinar:
https://us02web.zoom.us/webinar/register/WN_9dcxgkngSgiH-
zHe8UXIEg
After registering, you will receive a confirmation email containing
information about joining the webinar.
1.2. Swearing in of New Members
1.3. Attendance
Present: Ludwig Kurz, Karen Perez, Rollie Kjesbo, Brian Gillette, Reid
Philips, Pete Seibert and Henry Pratt
Absent: None
Main Agenda
2.1. A request for the review of an amendment to a Conditional Use Permit,
pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to
amend the approved conditional use permit to reflect an increase in
student enrollment, located at 3000 Booth Falls Road/Lot 1, Vail
Mountain School, and setting forth details in regard thereto. (PEC20-
0026) 60 min.
Applicant: Vail Mountain School
Planner: Jonathan Spence
Motion: Continue to a date uncertain with an update from staff in six
months.
First: Gillette Second: Perez Vote: 6-0-1 (Pratt
Abstained)
Henry Pratt and Reid Philips have children at Vail Mountain School.
Seibert adds that he does not have a concern, but believes they have
experience at the school which could be beneficial. Pratt says he will stay
on for the application if there are no objections. Phillips says he will stay
on if there are no objections and agrees that they have firsthand
knowledge of the situation.
Perez adds that she would like them to stay on for the conversation but
not vote. Kurz asks if members are allowed to stay on and not vote.
Planner Spence says that is not an option, its either all or none. Perez
expresses concern of the appearance of impropriety but does not think
they need to abstain.
Pratt abstains and Phillips remains seated.
Planner Spence gives some background on the application, the original
CUP application, and the conditions with the original application.
Specifically, #6 that requires the applicant come back if enrollment
exceeds 300 students, which happened years ago. The main concern is
the traffic that is associated with the increased enrollment and the issue
that creates.
Jamie Walker, Michael Imperi, Kari McDowell, Kelly Young, and Scott
Hunn are promoted from the applicant team to present.
Imperi gives a short introduction on the school and introduces the team.
The school has no intention to increase enrollment, add buildings, or
anything else. This is just about changing the CUP number to match with
current enrollment. They currently have around 440 students but put 470
in the application to give a cushion even though they have no intention of
going above 450 students.
Hunn thanks the Town Staff for their help to this point. The school and
Town have a mutual interest in updating the CUP and fixing the traffic
issue. The school is located in the GU zone district which has standards
that are not applicable to this application. He highlights the criteria for the
CUP and specifically the traffic related criteria.
Walker goes over the timeline from August when it was brought up that
the CUP needed to be updated. Goes over meetings with the Town and
CDOT that took place to inform the process. Goes over the history of the
school from 1962 to present and "Historical Enrollment Milestones". A
growth chart that shows enrollment over the years is presented.
Young goes over the community partners to the school who are allowed
to use the facility in the school year and off season for free or reduced
cost. The school allows the use of the lot for overflow skier parking on the
weekend and overflow trail parking during the summer. She goes over
the existing traffic management and the time frame of the peak traffic
concerns.
McDowell Schroeder goes over their participation in the study of the
traffic in the area. They show a diagram of the proposed traffic alignment
of the frontage road that would help to resolve the issue. They still need
to get with CDOT on what their requirements would be. They believe it
would be beneficial to the school and the Town to do these
improvements.
Hunn proposes a few improvements, a crosswalk, and a School Zone. A
potential speed study may inform the needed design of the area. The
reason for the School Zone would be to reduce the speed and hence the
length of the turn lanes, which amounts to cost savings.
Imperi goes over considerations of what the impacts could be if they had
to go forward with the turn lanes. Costs are a major concern for the
school. A neighborhood meeting was held prior to today's PEC meeting
with limited participation from neighbors.
Kurz asks if Spence has anything to add. Spence points towards the staff
report recommendation that the application be continued out to allow the
applicant to do the studies and find out exactly what the requirements for
the traffic improvements would be.
Tom Kassmel, Town Engineer, joins the meeting and goes over some of
the work they've done with the applicants. As the frontage road is owned
by CDOT the Town has to abide by their regulations for design. The 45
mph speed limit in the area cause a lot of the cost issues. Dropping the
speed to 40mph, would cut the turn lane length in almost half. CDOT has
control over the speed on the frontage road. CDOT bases their decision
on what current car speeds are now, not what the potential speed could
be. There are numerous other factors that they consider as well. The
largest consideration is what the 851h percentile of current car speeds. If
the speed study is done, the result could be an increase in speeds as
well.
Imperi asks about speeds at the curves in the area. Walker asks about
making an appeal to CDOT to lower the speed and if the Town would
support that.
Tom agrees, but appeal is the wrong term, it would be an application that
would require a speed study regardless.
Imperi asks for more time to do the appropriate studies.
Gillette asks what the trigger is for the turn lanes.
Kassmel says it is the amount of traffic out there today. The turning
counts on Booth Falls Road are the trigger.
Gillette asks if they could stagger drop offs and pickups.
Kassmel says that CDOT uses a peak hour metric, so they would have to
be staggered outside of an hour to lower the numbers. He lists the
numbers per hour that require turn lanes at 45 mph and 40mph, but
either way the numbers are over those amounts, so a turn lane will be
required. The turn lanes at 40mph are half the length as the turn lanes at
45 mph. He goes over the width of the lanes required and the space
available on either side of the frontage road to accommodate those
widths.
Gillette asks if booth falls could be a right only. Kassmel answers that it
would typically require a median in that area. Gillette thinks a right in/right
out would make a lot of sense and reduce the congestion. Kassmel says
the problem is also partly the backup from the queue for drop-off.
The Town was hopeful that this could be designated a School Zone, but it
is not up to the Town, it is up to CDOT and they have a process for that
designation. CDOT has indicated that if it was a School Zone, they would
still have to build the lanes to the speed of the through traffic, not the
school zone speed. A variance would still be needed if a School Zone is
granted. Kassmel outlines the reasons for asking for a continuation to
perform all of the necessary studies and look at the different options. A
timeline of 6-12 months would be necessary for review and design.
Perez asks if school was in session in October of 2020 when the study
was done? Was this done in a similar time that the Booth Heights study
was done?
Kassmel says they have looked at that study, and they did a traffic study
this summer to capture the trailhead study and residential traffic. The
school was in session when the October study was done. They can tell
from those studies what the difference is between residential and trail
traffic and what the school's impact amounts to.
Spence asks Kassmel as to when he thinks it is appropriate to bring the
PEC back into the conversation about the improvements needed.
Kassmel says if the PEC wanted, they could conditionally approve the
application with the knowledge that impacts will happen. If the PEC wants
to know what the impacts are then they'll need to wait 9-12 months until
the true impacts are known.
Gillette proposes another possible design option that would mirror the
look of the road out front of the grocery stores. There could be a lane for
parking during busy times and would be available for skiers and hikers in
the off season. Kassmel says he understands the request, but that the
turn lanes would most likely be required regardless of the parking. The
only reason there are not turn lanes now is that there has not been an
application that required improvements. The previous site plan did not
increase traffic above 20% so new improvements were not required to be
put in.
Philips asks about the traffic study that was performed and says it looks
like they are barely above the 25 turns for 40mph for about a time of 15
minutes. Is it a full hour that is looked at?
Kassmel says it is a peak hour, not a set time limit from 3-4 or similar.
The best solution would be to get a school zone designation, then
request a variance from CDOT to build the lanes to a 40mph design
instead of 45mph. If the speed reduction occurred, that would be the best
option, but hesitant that it is possible.
Imperi questions why they have a sidewalk when there are not sidewalks
along most of the frontage road in the area. Kassmel answers that it was
in the transportation plan to add a bike path from the curve to bighorn
road and Vail Pass. This was a segment of the path that will at some
point be continued to the interchange.
Imperi asks if the sidewalk going away is a non-starter? Kassmel
answers that the masterplan would require the sidewalk be put back in
place with any improvements to the road.
Gillette thinks more parking would be a better variance to ask for than
turn lanes, as we could use the additional parking while turn lanes would
prohibit more parking.
Kurz notes that Pratt recused himself due to the fact that he has kids
enrolled in that school. Kurz lives in the area and was a member of
Council when this was approved. He does not feel that he has a conflict
in participating in this discussion. It sounds as if we have overall support
that something needs to be done here but does not want to suggest
outcomes and will leave that up to the professionals. Recommends that
we move forward with CDOT, the School and the Town.
Opens it up for Public Input.
Kjesbo would like Spence to pull the minutes from the original approval.
Kjesbo was on the PEC when it was approved and does not remember
why turn lanes was not brought up. He believes turn lanes are inevitable
and would strongly recommend we pursue a School Zone to reduce the
length of the turn lanes. Glad that VMS reached out to the neighbors on
this project. He thinks that Gillette brought up a good point on the
parking.
Spence would like the PEC to look at different designs after the studies
are done. Thinks that an approval without knowing the effects is
premature. Kjesbo agrees and would want to wait on approval.
Penny Wilson lives on Bald Mountain road and would like to be included
on the information and the considerations. They are impacted when trying
to leave their neighborhood during peak hours. They would like the
opportunity to comment as the process moves forward.
John Picciotto also lives off Bald Mountain road and has concerns about
how the conversation has revolved around the least impact to the school
but would like to consider the impacts to the surrounding neighborhoods.
The stakeholders need to include the general community in the decision-
making process.
Kate Scott has lived behind the mountain school for 25 years. She likes
the idea of turn lanes as she is impacted by the traffic. She is not
opposed to a reduction on the frontage road if it helps shorten the turning
roads. Likes Gillette's parking idea but could result in more accidents due
to speeds on frontage road. Wants the PEC to wait until they have all of
the information to issue any approvals.
No further public comment.
Kurz heard the comment that the berm is necessary for safety but wants
the school to reconsider that and think of other safety options that would
be possible. The area the berm takes up would be valuable when looking
at the possible design options.
Imperi would like to see a conditional approval but knows the PEC would
lean the other way. If they have a preference it would be conditional
approval.
Perez asks if there is a timeline to solve a conditional use permit
violation. Spence answers that we do not have a set time, but that we
want to see progress to remedying the situation. Perez asks for an
update in a few months on the progress.
Gillette asks for how many months they will get an update. Kassmel says
six months would be a realistic goal.
2.2. A request for a review of a Floodplain Modification Permit, pursuant to
Section 14-6-6, Grading Standards, and Section 12-21-11, Flood Hazard
Zones, Vail Town Code, to allow for grading and a modification within the
Gore Creek 100 -year floodplain, for the realignment of the Gore Valley
Trail, in the vicinity of the Lionshead Ski Yard, located at parcel
(210107219003)/Tract B, Vail Lionshead Filing 1, and setting forth details
in regard thereto. (PEC21-0012) 15 min.
Applicant: Town of Vail, represented by Todd Oppenheimer
Planner: Jonathan Spence
Motion: Approve
First: Kjesbo Second: Gillette Vote: 7-0-0
Planner Spence gives an overview of the application and why it is
necessary. There is no increase in the base flood elevation, but a map
change is necessary.
Gillette asks who determines that there is no negative impact
downstream. Spence answers that a professional study is done that has
that result found.
Pratt asks if there is a greater risk of a washout with this pier in the
floodplain. Kassmel says that there would not be a risk to a washout as
the pier is designed to withstand a 100 year and 500 year flood event.
The pier is not all the way in the floodplain either, just on the edge.
No public comment.
2.3. A request for a review of a variance from Section 14-6-7, Retaining Walls,
Vail Town Code, to allow for a retaining wall in excess of six (6) feet in
height and a variance from Section 14-10-4 Architectural Projections,
Decks Balconies, Steps, Bay Windows etc., Vail Town Code, to allow an
at grade patio and hot tub within the required 7.5' setback, pursuant to
Title 12 Chapter 17, Variances, Vail Town Code, located at 2945 Manns
Ranch Road Unit A/Lot 4, Block 1, Vail Village Filing 13, and setting forth
details in regard thereto. (PEC21-0013) 2 min.
The applicant has requested that this item be tabled to the April 26, 2021
meeting.
Applicant: James Guy Cauthorn Trust, represented by Fieldscape
Planner: Jonathan Spence
Motion: Table to April 26, 2021
First: Gillette Second: Perez Vote: 7-0-0
2.4. A request for review of a Minor Subdivision, pursuant to Title 13, Chapter
4, Minor Subdivisions, Vail Town Code, to clarify development standards
stemming from annexation, located at 1637 Buffehr Creek Road/Lot 1,
The Valley Subdivision Phase V, and setting forth details in regard
thereto. (PEC21-0014) 20 min.
Applicant: 1637 Buffehr LLC, represented by Mauriello Planning Group
Planner: Erik Gates
Motion: Approve with a Condition
First: Kjesbo Second: Gillette Vote: 7-0-0
Condition: Prior to the submittal of any application for development
on this property, the applicant shall have the approved final plat
recorded with the Clerk and Recorder's office of Eagle county,
Colorado
Planner Gates gives an overview of the project. This is not creating any
new lots but adds a note to a plat to clarify zoning standards. The only
change would be to allow a single family home to use 4400SF of GRFA
on the lot since the PUD would only allow 2200 per unit.
Dominic Mauriello of Mauriello Planning Group goes over the request and
similar previous approvals.
Perez asks for clarification on a statement from Dominic. Dominic goes
over some of the other lots in the area and instead of going through the
documents in the future to find the standards, they just wanted to put
them on the plat.
No public input.
2.5. A request for the review of a Development Plan, pursuant to Section 12-
61- 11, Development Plan Required, Vail Town Code, for a new housing
development to be located at 129 North Frontage Road West/Lot 3,
Middle Creek Subdivision Resub Lot 1, and setting forth details in regard
thereto. (PEC21-0015) 45 min.
Applicant: Town of Vail, represented by Triumph Development
Planner: Greg Roy
Motion: Continue to April 26, 2021
First: Gillette Second: Perez Vote: 7-0-0
This item and item 2.6 were heard concurrently.
Planner Roy: Roy opened by stating that this was an introductory meeting
and no vote for approval is being requested at this time. He then stated
that a development plan, mobility management plan, and variance are
required for this proposed project. Roy then explained the existing
conditions of the site where currently the Children's Garden of Learning is
found. Roy showed the proposed site plan with parking, the housing
structure, and landscaping. He went through the development standards
and how this project complied with them. Roy next went through the site
plans and floor plans. Roy then described the required elements of a
mobility management plan. Roy had a list of discussion items for the PEC
as well. These related to the mass and scale of the development, the
parking, amenities proposed, and the landscaping.
The presentation was then turned over to the applicant.
George Ruther (Housing Director): Ruther started by describing the
history of the proposal and how this development came to be proposed
on this site. He explained that housing is a major issue with the town and
that the town has partnered with Vail Home Partners in order to address
this issue. In 2017 the Vail Town Council adopted the Strategic Housing
Plan. A major component of this was to create 1,000 new deed restricted
housing units by 2027. He described many of the objectives of this plan
and how this project was advancing those goals. He pointed out that this
development is only a step in the direction of meeting the Town's housing
needs. The goal of this meeting is to receive feedback and concerns from
the PEC and to take some time to address the comments, with the intent
to return at the next PEC meeting.
Mike Foster (Triumph Development): Reiterated the intent to use this
meeting as an introduction to the project. The project is 100% deed
restricted. Foster then went into the existing conditions and development
proposal in detail. The proposal is to access the site through the same
entrance that is there today. In reference to the variance for development
on steep slopes, he stated that the applicant did not believe it would be a
grant of special approval due to the fact that most developments in the
area have also had to develop on steep slopes. Foster described the
proposed units and floor plans in detail. Units include 2 bedroom/1 bath
units, 2 bedroom/ 2 bath units, and 1 bedroom/ 1 bath units. He next
described some concern the Fire department had, largely related to fire
truck maneuverability, and how they can be addressed.
Will Henschel: Spoke to the architecture and design references for the
project. Hentschel talked about the grade map for the middle creek
development and how the benches on that site influences its
development. Also spoke about other nearby employee housing
developments such as Solar Vail and First Chair, and then discussed
how their designs are similar to what is proposed for Lot 3. Hentschel
discussed the livability of the units themselves and amenities on site.
Chairman Kurz: Asked if the 2 bedroom/ 1 bath unit type was relevant
today.
Hentschel: Stated that it was still viable and that he had recently worked
on a successful project in Montana with a similar setup.
Kurz: Asked if there was only one elevator in the middle of the building.
Henschel: Stated that there was and stairways at the ends of the building.
Kurz: Expressed some concern with this and felt that it was very minimal.
Asked a question about how the underground parking would deal with
exhaust.
Henschel: Stated that the covered parking was open and should have
good venting. This will be addressed further at the building permit stage.
Kurz: Stated that he wanted a management plan for the parking.
Foster: Stated that this would be present in the next meeting.
Commissioner Gillette: Reiterated that there would need to be good
evidence that the proposed level of parking could address the needs of
the property. Wants to see data on any car sharing plan. Also wants to
see a little more evidence on how this project matches the massing of
other projects like Middle Creek and First Chair.
Commissioner Kjesbo: Stated that he likely won't have any issue with the
variance. Asked about traffic impacts to the frontage road. Stated that
while Middle Creek is 7 stories, it doesn't look like it due to clever
massing. Stated that this project doesn't seem to achieve a similar effect.
Thinks that the proposed parking is compromising too much.
Commissioner Seibert: Also spoke to the comparison to Middle Creek
making this proposal look more imposing than that development. Also
expressed concerns with the proposed parking.
Commissioner Pratt: Thinks the variance is justified. Wants to see what a
proposal that encroaches into the setback would look like. Brought up a
public comment that disputed the parking count that was done at Middle
Creek and wanted the applicant to respond to that. Had a concern with
the snow storage stating that the snow would likely be pushed onto town
property and asked if the town was ok with that.
Commissioner Perez: Also had concerns with the proposed parking.
Stated that other housing developments had bus stops right in front of
their development. Also stated that in breaking up the massing as has
been suggested to see if there would be an opportunity to add more
housing.
No public comment
Gillette: Asked about a wildlife study for this site.
Planner Roy: Stated that one was not required due to a wildlife study
having been conducted for the Children's Garden and Middle Creek.
Gillette: Stated that he would like one.
Ruther: Stated that the planning Administrator hadn't required one but
would do one if requested by the PEC.
Gillette: Stated that even running the EIR from the current development
by Colorado Parks and Wildlife (CPW) would suffice.
Matt Gennett: Stated that he had reached out to CPW and they had
agreed with his determination.
Gillette: Wants some kind of review of the existing environmental report
from CPW to make that determination. If there is already a report from
Middle Creek, then put that in this application if CPW agrees that it is still
applicable here.
Kurz: Expressed agreement with staff's determination that report is not
needed.
Pratt: Wants to see how the introduction of dogs would change the
environmental study and impact.
Commissioner Philips: Expressed some concern with asking for an
environmental report on infill development sites. Wondered about what
kind of president that would set for future projects. Stated that Booth
Heights was a very different project.
Gillette: Stated that, again, he would be ok with the previous report being
added to the record for this application if CPW agrees.
Seibert: Expressed agreement with Kurz and Phillips' comments on the
environmental matter.
Planner Spence: Asked if the PEC would be requesting any revisions or
additional material for the next PEC meeting.
Kurz: Stated that he would not need anything new.
Perez: Heard from the board that they would want a more in-depth
parking management plan, more detail and justification on massing and
architecture, and the inclusion of the existing wildlife management plan
from the Middle Creek Development Approval.
2.6. A request for the review of a variance from Section 12-21-10
Development Restricted, Vail Town Code, in accordance with the
provisions of Section
12-17-1, Variances, Vail Town Code, to allow for development in the
Housing Zoning District on a slope of forty percent (40%) or greater,
located at 129 North Frontage Road West/Lot 3, Middle Creek
Subdivision Resub Lot 1, and setting forth details in regard thereto.
(PEC21-0016) 45 min.
Applicant: Town of Vail, represented by Triumph Development
Planner: Greg Roy
Motion: Continue to April 26, 2021
First: Gillette Second: Perez Vote: 7-0-0
See minutes from item 2.5.
2.7. A request for a recommendation to the Vail Town Council for a
Prescribed Regulations Amendment pursuant to Section 11-3-3,
Prescribed Regulations Amendment, Vail Town Code, to amend Title 11,
Sign Regulations, Vail Town Code, in order to reduce content based
regulations following the US Supreme Court ruling in Reed v. Town of
Gilbert and accompanying changes, and setting forth details in regard
thereto. (PEC20-0032) 60 min.
3
Applicant: Town of Vail
Planner: Erik Gates
Motion: Continue to April 26, 2021
First: Kjesbo Second: Gillette Vote: 7-0-0
Planner Gates re -introduced the project and provided an update on
questions and concerns expressed at the previous meeting. Gates
detailed the background research, outreach, and upcoming reviews by
DRB. Gates also talked about the consolidation of certain sign categories
and the desire to not alter the signage allotted to individual businesses.
Gates discussed the proposed changes to temporary signs including a
reduction in sign size and frequency.
Gillette offered an idea to require temporary signs to be removed at night.
Gates talked about the minimal changes to allotment that would occur
with the proposed changes.
Additional signage for bowling alleys and movie theaters was discussed
including the history of signage for these uses.
Gates discussed window signs and changes that occur with the removal
of content based sign regulations (hours of operation etc.)
Pratt asked about the signage at the welcome center and ski museums
where there a window display boxes.
Gates stated that he would look further into the approval for these
locations. It is possible they were approved through a development plan
and were a unique situation.
Residential nameplate signs and the minor changes proposed was
presented including minor changes to residential directory sign.
Construction sign changes were presented. A discussion on appropriate
size with a request to reduce the size to 8 square feet in all zone districts.
Open house signs were discussed. Gates presented the existing
regulations and the proposed changes. Pratt mentioned the content
component of the restriction.
No public comment.
Approval of Minutes
3.1. March 22, 2021 PEC Results
Motion: Approve
First: Gillette Second: Seibert Vote: 6-0-1 (Philips
recused)
4. Adjournment
Motion: Adjourn
First: Gillette Second: Seibert Vote: 7-0-0
The applications and information about the proposals are available for public inspection
during regular office hours at the Town of Vail Community Development Department, 75
South Frontage Road. The public is invited to attend the project orientation and the site
visits that precede the public hearing in the Town of Vail Community Development
Department. Times and order of items are approximate, subject to change, and cannot be
relied upon to determine at what time the Planning and Environmental Commission will
consider an item. Please call (970) 479-2138 for additional information. Please call 711 for
sign language interpretation 48 hour prior to meeting time.
Community Development Department Published in the Vail Daily April 9, 2021
0 PLANNING AND ENVIRONMENTAL COMMISSION
TOW?J OF ffl April 26, 2021, 1:00 PM
Virtual
75 S. Frontage Road -Vail, Colorado, 81657
1. Call to Order
1. 1. Register in advance for this webinar:
https://us02web.zoom. us/webinar/register/W N_QJ ybkNzgQ2eMGMYxH6FEOg
After registering, you will receive a confirmation email containing
information about joining the webinar.
1.2. Attendance
Present: Ludwig Kurz, Karen Perez, Rollie Kjesbo, Brian Gillette, Reid
Phillips, Pete Seibert, Henry Pratt
Absent: None
Main Agenda
2.1. A Report to the Planning and Environmental Commission of an 10 min.
administrative action regarding a minor amendment to Special Development
District (SDD) No. 6, Village Inn Plaza, pursuant to Section 12-9A-10,
Amendment Procedures, Vail Town Code, to allow for modifications to the
approved development plan and to increase site coverage, add commercial
floor area and expand the plaza area, located at 68 East Meadow Drive,
Unit 602 /Lot O, Block 5D, Vail Village Filing 1, and setting forth details in
regard thereto. (PEC21-0011)
Applicant: VVIP Commercial LLC, represented by Mauriello Planning
Group
Planner: Greg Roy
Planner Roy introduced the project by describing the addition of 440 sq ft of
floor area. This additional area was added under an existing deck. Roy
explained the location of the project within the Village. He also explained that
staff added several conditions.
2.2. A request for a review of a variance from Section 14-6-7, Retaining Walls, 20 min.
Vail Town Code, to allow for a retaining wall in excess of six (6) feet in height
and a variance from Section 14-10-4 Architectural Projections, Decks
Balconies, Steps, Bay Windows etc., Vail Town Code, to allow an at grade
patio and hot tub within the required 7.5' setback, pursuant to Title 12
Chapter 17, Variances, Vail Town Code, located at 2945 Manns Ranch
Road UnitA/Lot 4, Block 1, Vail Village Filing 13, and setting forth details in
regard thereto. (PEC21-0013)
Applicant: James Guy Cauthorn Trust, represented by Fieldscape
Planner: Jonathan Spence
1. Approval of this variance is contingent upon the applicant obtaining
Town of Vail design review approval for this proposal.
2. Prior to submitting for building permit, the applicant shall provide an
executed agreement to run with the property that outlines maintenance
protocol.
3. Prior to submitting for building permit, the applicant shall amend the
plans to demonstrate the required 2' offset from the property line.
Karen Perez joined at this point in the meeting.
Planner Spence introduced the project by showing the location of the
variance and the history of the proposal which involved a greater variance
request. Spence showed a number of photos illustrating the existing
conditions of the patio and retaining walls. The retaining wall height variance
is no longer being requested after internal discussions with staff and the
applicant. Staff is supportive of the setback variance. There are also some
landscaping improvements proposed on the adjacent property. The adjacent
property has signed off on the application.
Commissioner Gillette: Expressed some concern over the impact of this
proposal when the owners change.
Chairman Kurz echoed this concern.
Spence: Recommended that the existing owners make a written
maintenance agreement.
Ric Fields: Stated that a maintenance easement will be established.
Gillette: Asked a question about a previous similar project
Commissioner Kjesbo: Asked a clarification question about the Town not
entering into these private agreements.
Spence: Stated that the Town does not enter into the agreement but can
recommend that an agreement is made.
Spence: Stated that the proposal will still need DRB approval
Commissioner Pratt: Expressed concern over a drawing that does not show
the retaining wall 2 ft off of the property line, as was stated in the
presentation.
Fields: Stated that the drawings would be updated to address this in the
DRB and later approvals.
No Public Comment
Rollie Kjesbo moved to approve with conditions. Brian Gillette seconded the
motion and it passed (7-0).
2.3. A request for the review of a Development Plan, pursuant to Section 12-61- 60 min.
11, Development Plan Required, Vail Town Code, for a new housing
development to be located at 129 North Frontage Road West/Lot 3, Middle
Creek Subdivision Resub Lot 1, and setting forth details in regard thereto.
(PEC21-0015)
Applicant: Town of Vail, represented by Triumph Development
Planner: Greg Roy
Planner Roy explained that this was the second time this project has come
before the PEC and that the applicant is not requesting approval at this
meeting. Roy next gave a brief overview of the project and the existing
conditions. He explained changes that have occurred since the last meeting
including a reduction in building height and additional parking. The updated
proposal also includes a number of tandem parking spaces. Roy showed
diagrams representing the proposed changes to the roof forms. Roy also
explained that staff only received the updated drawings on the previous
Thursday and has not had the opportunity to review in full.
Mike Foster: Explained the location of the proposed bike storage and
maintenance area. He then discussed the updated parking plan. The parking
has increased from 55 spaces to 83 spaces. He discussed a previous
concern raised by the PEC regarding needed changes to the frontage road.
From discussions with Public Works it was determined that no changes to
the frontage road will be needed. Next Foster discussed the snow storage
plan. Then he discussed the new roof forms and the massing of the project.
He stated that a little more work is still needed on some of the elevations.
Will Hentschel: Will started by reviewing the criteria for the Housing District.
He discussed the updated architecture of the project including providing
some more detail on the berm proposed for the front of the property. W ill
next discussed issues raised by the DRB. Stepping the development up the
hill was stated to be very difficult due to the steep slopes further back on the
site. Will discussed the architecture and character of the proposed project
in relation to similar adjacent projects in detail. He next moved on to
discussing the scale of the project and how it is similar to that of First Chair
and Solar Vail. He discussed the building in relation to the hillside and spoke
to how Middle Creek was able to develop on more of a bench. This site has
consistent steep slopes behind the proposed building. He discussed the
amenities such as outdoor spaces, laundry, storage, and a community room.
Michael O'Connor: Started by discussing the outdoor space in detail and its
functionality for residence. He discussed buffering from other properties.
Michael next spoke to the vehicular and pedestrian circulation, this included
the mobility management plan. He discussed how the parking spaces will be
allocated and leased, the parking study conducted by McDowell
Engineering, a comparison between this project's parking ratio and similar
town project's parking ratios, and the presence of a nearby bus stop and
spaces for car -sharing vehicles. Michael reiterated the difficulty and impact
of developing further into the steep slopes.
Commissioner Perez: Asked for some clarification on the interplay between
parking and snow storage proposed. These are individual requirements and
so a tradeoff is not the intention of the district. Also asked a question about
the assigned spaces.
O'Connor: Stated that with the assigned spaces they have a parking ratio of
1.04 spaces per unit.
Perez: Stated that Solar Vail had a shuttle service as part of their approval
and that First Chair is already in the Village where most employees would
work. Wants to make sure parking analysis is comparing apples to apples.
Commissioner Phillips: Stated that First Chair is not near the Lionshead
parking structure. Also wants to make sure the PEC is thinking creatively
about the environmental impacts of this proposal. Expressed some concern
with overparking and not encouraging enough multimodal transit. Being too
car -centric is not forward thinking. Doesn't make sense to shoot down
housing for parking.
Perez: Stated that the current issue is that the PEC can't approve too many
"floating" parking spaces. Wants a clear count of what parking is
consistently available.
Gillette: A mobility plan needs to justify its number of parking spaces its
replacing. Not everything that tenants need can be done in the Village. The
mobility management plan needs more detail on car -sharing spaces and bus
transit and how these will address needs of tenants outside the Village.
Kurz: The most critical component of the discussion so far appears to be the
mobility management plan. Asked if the applicant is proposing full time on-
site management of the parking.
O'Connor: Stated that one of the units is designed so that it can be
converted into an on-site management office. Also stated that the Triumph
office is just across the roundabout on the other side of the freeway at this
time.
Gillette: Wants to see some more detailed site plans and topography on the
site slopes. Stated that the east elevation needs more work. Wants to see full
level staggering with the roof form. Need more detail on fenestrations and
railing. Thinks that the solar panels will create snow shedding issues. Has
some concern with the bike storage and the proximity of the bike
maintenance to the trash area. Doesn't like adding trellises. Asked if there
was an existing trail on the site and that this should be enhanced and not lost
if it is there. Reiterated needing more detail in the parking management plan.
Commissioner Seibert: Wants something more to break up the north
elevation. Asked a question about the electric vehicle spots and how easy
they would be to add to in the future.
Commissioner Pratt: Wants an explanation of the difference between the
reported parking used from Middle Creek management and the reported
parking used at Middle Creek from the applicant. Thinks the trash is in a
better location but wants to see turning motions for a garbage truck
accessing it. Wants the applicant to think more about the location of a
generator.
Kurz: Echoed Pratt's desire to explain the difference in reported parking use
at Middle Creek.
Kjesbo: Stated that the applicant had addressed many of the issues. Thinks
parking should not be limited to a specific unit. Asked about guest parking.
Likes the storage units and the new location of the trash enclosure.
No public comment.
Kurz: Mentioned a letter comment that is part of the record.
Karen Perez moved to continue to May 10, 2021. Brian Gillette seconded
the motion and it passed (7-0).
2.4. A request for the review of a variance from Section 12-21-10 Development
Restricted, Vail Town Code, in accordance with the provisions of Section
12-17-1, Variances, Vail Town Code, to allow for development in the Housing
Zoning District on a slope of forty percent (40%) or greater, located at 129
North Frontage Road West/Lot 3, Middle Creek Subdivision Resub Lot 1,
and setting forth details in regard thereto. (PEC21-0016)
This item will be heard with PEC21-0015.
Applicant: Town of Vail, represented by Triumph Development
Planner: Greg Roy
See minutes for PEC21-0015
Karen Perez moved to continue to May 10, 2021. Brian Gillette seconded
the motion and it passed (7-0).
2.5. A request for a recommendation to the Vail Town Council for a Prescribed 60 min.
Regulations Amendment pursuant to Section 11-3-3, Prescribed Regulations
Amendment, Vail Town Code, to amend Title 11, Sign Regulations, Vail Town
Code, in order to reduce content based regulations following the US
Supreme Court ruling in Reed v. Town of Gilbert and accompanying
changes, and setting forth details in regard thereto. (PEC20-0032)
Applicant: Town of Vail
Planner: Erik Gates
Planner Gates gives a presentation on the topic including the review of the
last PEC meeting, the response to those items, the DRB meeting concerns
and timeline moving forward.
Commissioner Pratt asked a question regarding signage at the Ski Museum
Gates responded by stating that the signage there was approved through a
sign program and that this process would be preserved in the new code.
No public comment.
Rollie Kjesbo moved to recommend approval. Brian Gillette seconded the
motion and it passed (7-0).
2.6. 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 approximately 2.19 acres from the
Agriculture and Open Space (AOS) zoning to Housing (H), located at 1497
South Frontage Road West and setting forth details in regard thereto.
(PEC21-0009) The legal description of the parcel can be found as an
attachment to the agenda item.
This application has been withdrawn by the applicant.
Applicant: Vail Hotel Partners LLC Laurus Corporation, represented by
Mauriello Planning Group
Planner: Jonathan Spence
2.7. A request for a recommendation to the Vail Town Council for an amendment
to the Vail Land Use Plan, pursuant to Section 8-3, Amendment Process,
Vail Land Use Plan, to change the designation of an approximate 2.19 acre
metes and bounds parcel from Park to High Density Residential, located at
1497 South Frontage Road West, and setting forth details in regard thereto.
(PEC21-00010) The legal description of the parcel can be found as an
attachment to the agenda item.
This application has been withdrawn by the applicant.
Applicant: Vail Hotel Partners LLC Laurus Corporation, represented by
Mauriello Planning Group
Planner: Jonathan Spence
3. Approval of Minutes
3.1. April 12, 2021 PEC Results
Rollie Kjesbo moved to approve. Pete Seibert seconded the motion and it
passed (7-0).
4. Adjournment
Rollie Kjesbo moved to adjourn. Brian Gillette seconded the motion and it
passed (7-0).
The applications and information about the proposals are available for public inspection during regular office hours at the
Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project
orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department.
Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the
Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional information. Please
call 711 for sign language interpretation 48 hour prior to meeting time.
Community Development Department
City of Vail, Colorado Logo
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: April 26, 2021
ITEM/TOPIC:
A request for the review of a variance from Section 12-21-10 Development Restricted, Vail Town Code, in accordance with the
provisions of Section 12-17-1, Variances, Vail Town Code, to allow for development in the Housing Zoning District on a slope of forty
percent (40%) or greater, located at 129 North Frontage Road West/Lot 3, Middle Creek Subdivision Resub Lot 1, and setting forth
details in regard thereto. (PEC21-0016)
This item will be heard with PEC21-0015. All plans associated with this application are included as part of PEC21-0015.
City of Vail, Colorado Logo
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: May 10, 2021
ITEM/TOPIC: West Vail Master Plan Update
ATTACHMENTS:
File Name Description
West Vail MP Update - PEC Memo 051021.pdf Staff Memo
West Vail MP PEC Presentation 051021.pdf Presentation
TOWN OF VAIL �
Memorandum
To: Planning and Environmental Commission
From: Matt Gennett, Community Development Director
Date: May 10, 2021
Subject: West Vail Master Plan — Update
I. INTRODUCTION
The attached presentation provides an overview of the working draft of the West Vail
Master Plan. The West Vail Master Plan describes how the neighborhood might transform
over the coming years. Conversations with the community and analysis of on the ground
conditions turned into a vision for what West Vail could and should be. This plan tells the
story of that vision, breaks it down into discrete goals, and offers a set of recommendations
and strategies on how to get there. As a practical planning tool, the plan will serve as a
guide for the Town of Vail as it considers housing policy and future land use changes as
well as upgrades to transportation infrastructure.
The plan's strategies and recommendations are informed by a robust public engagement
process conducted over the course of one year (Spring 2020 — Spring 2021). To
complement insights gained from this process, this plan draws on economic and
demographic data, an analysis of current transportation and traffic data, and a review of
the existing land use plan and zoning regulations with consideration of their implications.
To support desired changes in West Vail, the recommendations in this plan are intended
to be both inspiring and attainable. For example, the plan's recommendations for
redeveloping the commercial area take the financial incentives for property owners to
update or redevelop their properties into account. Some of the recommendations in the
plan can be achieved in the short-term, while others will require sustained collaboration
and effort over time. Importantly, this plan seeks to build upon West Vail's past successes,
retaining policies and infrastructure that serve the community.
II. BACKGROUND
The creation and adoption of a master plan for West Vail is a Town Council 2018-2020
Action Plan goal. This master plan is in keeping with the council's intentions around
thorough community engagement, sustainable best practices for future development,
identification of housing opportunities, and fostering economic development to create
vibrancy. The plan also addresses the many nonconforming uses and structures in West
Vail and provides policy options to guide future development decisions in West Vail.
This plan builds on the work of other plans adopted in Vail, including the Vail 2020 Strategic
Action Plan (2006), the Vail Town Council Action Plan 2018-20, the Vail Land Use Plan
(2009), Vail Housing 2027, the Vail Economic Development Strategic Plan, the Chamonix
Master Plan, the Vail Transportation Master Plan, the Vail Civic Area Plan, the Vail Open
Lands Plan (2018), and the Environmental Sustainability Strategic Plan. These plans
reflect the Town's goals to foster a year-round community and economy that prioritizes
environmental sustainability and contains housing opportunities for residents of varying
income levels. The recommendations of the West Vail Master Plan reflect and complement
these Town -wide goals.
The study area is approximately 262 acres and bordered by West Gore Creek Drive to the
south, Cortina Lane, and Garmisch Drive to the north, Buffehr Creek Road to the east and
Arosa Drive to the west. The project area was determined by Town staff, the consultant
team, and Council. The plan will also consider connections from West Vail to local
destinations outside of the project area and West Vail's role within the Town.
Study Area
Town of Vail Page 2
III. SUMMARY
Staff and members of the consultant team, led by Gabby Voeller from SE Group, will give
the presentation to the PEC.
ACTION REQUESTED BY PEC
Staff asks the Planning and Environmental Commission to review the presentation and
provide feedback during the meeting.
ATTACHMENTS:
West Vail Master Plan Presentation
Town of Vail Page 3
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City of Vail, Colorado Logo
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: May 10, 2021
ITEM/TOPIC: Oversize Vehicle Relocation
City of Vail, Colorado Logo
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: May 10, 2021
ITEM/TOPIC: April 26, 2021 PEC Results
ATTACHMENTS:
File Name Description
Pec results 042621.pdf April 26, 2021 PEC Results
0 PLANNING AND ENVIRONMENTAL COMMISSION
TOW?J OF ffl April 26, 2021, 1:00 PM
Virtual
75 S. Frontage Road -Vail, Colorado, 81657
1. Call to Order
1. 1. Register in advance for this webinar:
https://us02web.zoom. us/webinar/register/W N_QJ ybkNzgQ2eMGMYxH6FEOg
After registering, you will receive a confirmation email containing
information about joining the webinar.
1.2. Attendance
Present: Ludwig Kurz, Karen Perez, Rollie Kjesbo, Brian Gillette, Reid
Phillips, Pete Seibert, Henry Pratt
Absent: None
Main Agenda
2.1. A Report to the Planning and Environmental Commission of an 10 min.
administrative action regarding a minor amendment to Special Development
District (SDD) No. 6, Village Inn Plaza, pursuant to Section 12-9A-10,
Amendment Procedures, Vail Town Code, to allow for modifications to the
approved development plan and to increase site coverage, add commercial
floor area and expand the plaza area, located at 68 East Meadow Drive,
Unit 602 /Lot O, Block 5D, Vail Village Filing 1, and setting forth details in
regard thereto. (PEC21-0011)
Applicant: VVIP Commercial LLC, represented by Mauriello Planning
Group
Planner: Greg Roy
Planner Roy introduced the project by describing the addition of 440 sq ft of
floor area. This additional area was added under an existing deck. Roy
explained the location of the project within the Village. He also explained that
staff added several conditions.
2.2. A request for a review of a variance from Section 14-6-7, Retaining Walls, 20 min.
Vail Town Code, to allow for a retaining wall in excess of six (6) feet in height
and a variance from Section 14-10-4 Architectural Projections, Decks
Balconies, Steps, Bay Windows etc., Vail Town Code, to allow an at grade
patio and hot tub within the required 7.5' setback, pursuant to Title 12
Chapter 17, Variances, Vail Town Code, located at 2945 Manns Ranch
Road UnitA/Lot 4, Block 1, Vail Village Filing 13, and setting forth details in
regard thereto. (PEC21-0013)
Applicant: James Guy Cauthorn Trust, represented by Fieldscape
Planner: Jonathan Spence
1. Approval of this variance is contingent upon the applicant obtaining
Town of Vail design review approval for this proposal.
2. Prior to submitting for building permit, the applicant shall provide an
executed agreement to run with the property that outlines maintenance
protocol.
3. Prior to submitting for building permit, the applicant shall amend the
plans to demonstrate the required 2' offset from the property line.
Karen Perez joined at this point in the meeting.
Planner Spence introduced the project by showing the location of the
variance and the history of the proposal which involved a greater variance
request. Spence showed a number of photos illustrating the existing
conditions of the patio and retaining walls. The retaining wall height variance
is no longer being requested after internal discussions with staff and the
applicant. Staff is supportive of the setback variance. There are also some
landscaping improvements proposed on the adjacent property. The adjacent
property has signed off on the application.
Commissioner Gillette: Expressed some concern over the impact of this
proposal when the owners change.
Chairman Kurz echoed this concern.
Spence: Recommended that the existing owners make a written
maintenance agreement.
Ric Fields: Stated that a maintenance easement will be established.
Gillette: Asked a question about a previous similar project
Commissioner Kjesbo: Asked a clarification question about the Town not
entering into these private agreements.
Spence: Stated that the Town does not enter into the agreement but can
recommend that an agreement is made.
Spence: Stated that the proposal will still need DRB approval
Commissioner Pratt: Expressed concern over a drawing that does not show
the retaining wall 2 ft off of the property line, as was stated in the
presentation.
Fields: Stated that the drawings would be updated to address this in the
DRB and later approvals.
No Public Comment
Rollie Kjesbo moved to approve with conditions. Brian Gillette seconded the
motion and it passed (7-0).
2.3. A request for the review of a Development Plan, pursuant to Section 12-61- 60 min.
11, Development Plan Required, Vail Town Code, for a new housing
development to be located at 129 North Frontage Road West/Lot 3, Middle
Creek Subdivision Resub Lot 1, and setting forth details in regard thereto.
(PEC21-0015)
Applicant: Town of Vail, represented by Triumph Development
Planner: Greg Roy
Planner Roy explained that this was the second time this project has come
before the PEC and that the applicant is not requesting approval at this
meeting. Roy next gave a brief overview of the project and the existing
conditions. He explained changes that have occurred since the last meeting
including a reduction in building height and additional parking. The updated
proposal also includes a number of tandem parking spaces. Roy showed
diagrams representing the proposed changes to the roof forms. Roy also
explained that staff only received the updated drawings on the previous
Thursday and has not had the opportunity to review in full.
Mike Foster: Explained the location of the proposed bike storage and
maintenance area. He then discussed the updated parking plan. The parking
has increased from 55 spaces to 83 spaces. He discussed a previous
concern raised by the PEC regarding needed changes to the frontage road.
From discussions with Public Works it was determined that no changes to
the frontage road will be needed. Next Foster discussed the snow storage
plan. Then he discussed the new roof forms and the massing of the project.
He stated that a little more work is still needed on some of the elevations.
Will Hentschel: Will started by reviewing the criteria for the Housing District.
He discussed the updated architecture of the project including providing
some more detail on the berm proposed for the front of the property. W ill
next discussed issues raised by the DRB. Stepping the development up the
hill was stated to be very difficult due to the steep slopes further back on the
site. Will discussed the architecture and character of the proposed project
in relation to similar adjacent projects in detail. He next moved on to
discussing the scale of the project and how it is similar to that of First Chair
and Solar Vail. He discussed the building in relation to the hillside and spoke
to how Middle Creek was able to develop on more of a bench. This site has
consistent steep slopes behind the proposed building. He discussed the
amenities such as outdoor spaces, laundry, storage, and a community room.
Michael O'Connor: Started by discussing the outdoor space in detail and its
functionality for residence. He discussed buffering from other properties.
Michael next spoke to the vehicular and pedestrian circulation, this included
the mobility management plan. He discussed how the parking spaces will be
allocated and leased, the parking study conducted by McDowell
Engineering, a comparison between this project's parking ratio and similar
town project's parking ratios, and the presence of a nearby bus stop and
spaces for car -sharing vehicles. Michael reiterated the difficulty and impact
of developing further into the steep slopes.
Commissioner Perez: Asked for some clarification on the interplay between
parking and snow storage proposed. These are individual requirements and
so a tradeoff is not the intention of the district. Also asked a question about
the assigned spaces.
O'Connor: Stated that with the assigned spaces they have a parking ratio of
1.04 spaces per unit.
Perez: Stated that Solar Vail had a shuttle service as part of their approval
and that First Chair is already in the Village where most employees would
work. Wants to make sure parking analysis is comparing apples to apples.
Commissioner Phillips: Stated that First Chair is not near the Lionshead
parking structure. Also wants to make sure the PEC is thinking creatively
about the environmental impacts of this proposal. Expressed some concern
with overparking and not encouraging enough multimodal transit. Being too
car -centric is not forward thinking. Doesn't make sense to shoot down
housing for parking.
Perez: Stated that the current issue is that the PEC can't approve too many
"floating" parking spaces. Wants a clear count of what parking is
consistently available.
Gillette: A mobility plan needs to justify its number of parking spaces its
replacing. Not everything that tenants need can be done in the Village. The
mobility management plan needs more detail on car -sharing spaces and bus
transit and how these will address needs of tenants outside the Village.
Kurz: The most critical component of the discussion so far appears to be the
mobility management plan. Asked if the applicant is proposing full time on-
site management of the parking.
O'Connor: Stated that one of the units is designed so that it can be
converted into an on-site management office. Also stated that the Triumph
office is just across the roundabout on the other side of the freeway at this
time.
Gillette: Wants to see some more detailed site plans and topography on the
site slopes. Stated that the east elevation needs more work. Wants to see full
level staggering with the roof form. Need more detail on fenestrations and
railing. Thinks that the solar panels will create snow shedding issues. Has
some concern with the bike storage and the proximity of the bike
maintenance to the trash area. Doesn't like adding trellises. Asked if there
was an existing trail on the site and that this should be enhanced and not lost
if it is there. Reiterated needing more detail in the parking management plan.
Commissioner Seibert: Wants something more to break up the north
elevation. Asked a question about the electric vehicle spots and how easy
they would be to add to in the future.
Commissioner Pratt: Wants an explanation of the difference between the
reported parking used from Middle Creek management and the reported
parking used at Middle Creek from the applicant. Thinks the trash is in a
better location but wants to see turning motions for a garbage truck
accessing it. Wants the applicant to think more about the location of a
generator.
Kurz: Echoed Pratt's desire to explain the difference in reported parking use
at Middle Creek.
Kjesbo: Stated that the applicant had addressed many of the issues. Thinks
parking should not be limited to a specific unit. Asked about guest parking.
Likes the storage units and the new location of the trash enclosure.
No public comment.
Kurz: Mentioned a letter comment that is part of the record.
Karen Perez moved to continue to May 10, 2021. Brian Gillette seconded
the motion and it passed (7-0).
2.4. A request for the review of a variance from Section 12-21-10 Development
Restricted, Vail Town Code, in accordance with the provisions of Section
12-17-1, Variances, Vail Town Code, to allow for development in the Housing
Zoning District on a slope of forty percent (40%) or greater, located at 129
North Frontage Road West/Lot 3, Middle Creek Subdivision Resub Lot 1,
and setting forth details in regard thereto. (PEC21-0016)
This item will be heard with PEC21-0015.
Applicant: Town of Vail, represented by Triumph Development
Planner: Greg Roy
See minutes for PEC21-0015
Karen Perez moved to continue to May 10, 2021. Brian Gillette seconded
the motion and it passed (7-0).
2.5. A request for a recommendation to the Vail Town Council for a Prescribed 60 min.
Regulations Amendment pursuant to Section 11-3-3, Prescribed Regulations
Amendment, Vail Town Code, to amend Title 11, Sign Regulations, Vail Town
Code, in order to reduce content based regulations following the US
Supreme Court ruling in Reed v. Town of Gilbert and accompanying
changes, and setting forth details in regard thereto. (PEC20-0032)
Applicant: Town of Vail
Planner: Erik Gates
Planner Gates gives a presentation on the topic including the review of the
last PEC meeting, the response to those items, the DRB meeting concerns
and timeline moving forward.
Commissioner Pratt asked a question regarding signage at the Ski Museum
Gates responded by stating that the signage there was approved through a
sign program and that this process would be preserved in the new code.
No public comment.
Rollie Kjesbo moved to recommend approval. Brian Gillette seconded the
motion and it passed (7-0).
2.6. 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 approximately 2.19 acres from the
Agriculture and Open Space (AOS) zoning to Housing (H), located at 1497
South Frontage Road West and setting forth details in regard thereto.
(PEC21-0009) The legal description of the parcel can be found as an
attachment to the agenda item.
This application has been withdrawn by the applicant.
Applicant: Vail Hotel Partners LLC Laurus Corporation, represented by
Mauriello Planning Group
Planner: Jonathan Spence
2.7. A request for a recommendation to the Vail Town Council for an amendment
to the Vail Land Use Plan, pursuant to Section 8-3, Amendment Process,
Vail Land Use Plan, to change the designation of an approximate 2.19 acre
metes and bounds parcel from Park to High Density Residential, located at
1497 South Frontage Road West, and setting forth details in regard thereto.
(PEC21-00010) The legal description of the parcel can be found as an
attachment to the agenda item.
This application has been withdrawn by the applicant.
Applicant: Vail Hotel Partners LLC Laurus Corporation, represented by
Mauriello Planning Group
Planner: Jonathan Spence
3. Approval of Minutes
3.1. April 12, 2021 PEC Results
Rollie Kjesbo moved to approve. Pete Seibert seconded the motion and it
passed (7-0).
4. Adjournment
Rollie Kjesbo moved to adjourn. Brian Gillette seconded the motion and it
passed (7-0).
The applications and information about the proposals are available for public inspection during regular office hours at the
Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project
orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department.
Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the
Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional information. Please
call 711 for sign language interpretation 48 hour prior to meeting time.
Community Development Department
Ad #: 0000684153-01
Customer: TOWN OF VAIL/PLAN DEPT/COMM DEVLM
Your account number is: 1023233
PROOF OF PUBLICATION
VAIL DAILY
STATE OF COLORADO
COUNTY OF EAGLE
I, Mark Wurzer, do solemnly swear that I am Publisher of
the VAIL DAILY, that the same daily newspaper printed, in
whole or in part and published in the County of Eagle,
State of Colorado, and has a general circulation therein;
that said newspaper has been published continuously and
uninterruptedly in said County of Eagle for a period of
more than fifty-two consecutive weeks next prior to the
first publication of the annexed legal notice or
advertisement and that said newspaper has published the
requested legal notice and advertisement as requested.
The VAIL DAILY is an accepted legal advertising medium,
only for jurisdictions operating under Colorado's Home
Rule provision.
That the annexed legal notice or advertisement was
published in the regular and entire issue of every number
of said daily newspaper for the period of 1 insertion; and
that the first publication of said notice was in the issue of
said newspaper dated 5/7/2021 and that the last
publication of said notice was dated 5/7/2021 in the issue
of said newspaper.
In witness whereof, I have here unto set my hand this day,
5/18/2021.
Mark Wurzer. Publisher
Subscribed and sworn t0 before me, a notary public in and
for the County of Eagle, State of Colorado this day
5/18/2021.
Jeri Medina, Notary Public
My Commission Expires: August 19, 2024
JEW MEDINA
NOTARY Pp6LId
STATE OF COLORADO
PLANNING AND ENVIRONMENTAL COMMISSION
May 10, 2021, 1:OD PM
VlrlaeI
15 S. Frontage Road - Val, Colorado, 01 65]
1. Can to Order
1.1. Regislerin advance for this w,Wnar:
htpsl/us02web.mom.usrweb1m WmgImMrW N_ 1%LO=TOKIeoSkwg868Jw
Aterreglstering, you
o will mcrelve a ccnO_ turn small Lromaining Information
about joining the webinar.
1.2. Attendance
2 Main Agenda
2.1. A request for the review of a Development Plan, pursuant to Section 12-61- 11,
Development Plan Required, Vail T—n Cade, fora new housing development
to be located el 129 North Frontage Road WesVLot 3, Middle Creek
Sub IlMsion Resub Lot 1, and setting=h details In regard thereto.
PEC21-0015 60 min.
pC1,2- t n of Vail, represented by Triumph Development
Planner. Greg Roy
2.2. Amcluest for the review otavazlancetrom Semon l2 -21-1p Development
Resticted, Vail Town Code, in accordance with the provisicna of Section
12-17-1, Variances, Vail Town CadeW allow )rdevelopment in the Housing
Zonin District on as lope of forty MIicurn eekSubgdivisimaon ab LOtl,,and
N ro —adl at 129
g fMh detailsadn regard thereto. (PEC21-0016)
This item will be heard -1, PEC21-0015.
Applicant. Tann of Vail, represented by Triumph Development
Planner: Greg Roy
3. Intormational Update
3.1. West Vail Master Plan Update 60 min.
Planner. Matt Gannett
3.2. 0veraize Vehicle Relocation 31) min.
Planner: Tom Kassmel, Town Engineer
4. Approval of Minutes
4.1. April 26, 2021 PEC Results
5. AEjoumment
The applicaliom and information about the proposals are availaNe for public iI, ima
nspection during regular oi-
fice M1ours W the Town Of Val l Community Development Department, ]5 South Frontage Road. The W blit
ted to attend the ProjacY orientation and the sita visits that precede the public hearing in the Town of
Vail Community Development Department. Times and order of items are apwr imala, subject to.change,
and cannot be relied! upon to determine at what time the Planning and Emironon ntal Commission will cqn-
sider an item. Please call (970) 479-2138 for additional information. Pleasecell ]11 bnaign language inter-
pretatlon 4 t hourprior b meeting time.
Community Development Depmnent Published in the Vail Daily May ], 2021. 0000684153
Ad #: 0000679968-01
THIS ITEM MAY AFFECT YOUR PROPERTY
Customer: TOWN OF VAIL/PLAN DEPT/COMM DEVLM
P IC
NOTICE IS HEREBYY NOTICE
GIVEN that Planning antl
Your account number is: 1023233
Environmental Cmnmis T,
hold Hearin,io cc of the Town M Vail will
apublic accord—
May1anawitht1:Wnh,
3-6, Vall Town Code, on May 10, 2021 at 1:00 pm
PROOF OF PUBLICATION
In the Town of Vail MunUpal Building.
Register in advance for thi ebinar:
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VAIL DAILY
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STATE OF COLORADO
mailcontaininginformation about joining the
webinar.
COUNTY OF EAGLE
No new hems have been submitted for N s meeting.
Tabled or continued items from prev meetings
may be scheduled for Nis meeting data.
I, Mark Wurzer, do solemnly swear that I am Publisher of
Theappl ztipnaand dormationaboutthep,To -
the VAIL DAILY, that the same daily newspaper printed, in
Isa a table fa Wblic inspection during
hours at the Town of Vailcommunity Development
whole or in art and published in the Count of Eagle,
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Cepadment," South BmnNge Mad. The Win,.
nNhad to attend to Pleasecall9]04]9-
State of Colorado, and has a general circulation therein;
21360 v it www.vailgov.com/planningforaddition-
allMormatiDn.
that said newspaper has been published continuously and
Sign language Interpretatlon available upon request
with 2< -hour notir abm.aial Tl 1.
uninterruptedly in said County of Eagle for a period of
0000fihad April 23, 2021 in the Vail Daily.
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 4/23/2021 and that the last
publication of said notice was dated 4/23/2021 in the issue
of said newspaper.
In witness whereof, I have here unto set my hand this day,
5/18/2021.
Mark Wurzer. Publisher
Subscribed and sworn to before me, a notary public in and
for the County of Eagle, State of Colorado this day
5/18/2021.
Jeri Medina, Notary Public
My Commission Expires: August 19, 2024
JEW MEDINA
NOTARY W6LIC
STATE in COLORADO