HomeMy WebLinkAbout2021-05-24 PEC0 PLANNING AND ENVIRONMENTAL COMMISSION
TOW?J OF ffl May 24, 2021, 1:00 PM
Virtual
75 S. Frontage Road -Vail, Colorado, 81657
Call to Order
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1.2. Attendance
Present: Ludwig Kurz, Karen Perez, Brian Gillette, Rollie Kjesbo, Reid
Phillips, Pete Seibert, Henry Pratt
Absent: None
2. Main Agenda
2.1. A request for the review of a major amendment to Special Development 30 min.
District (SDD) No. 6, Vail Village Inn, pursuant to Section 12-9A-10,
Amendment Procedures, Vail Town Code, to convert a commercial unit into
residential space, located at 68 East Meadow Drive, Unit 603/ Vail Village
Filing 1, Lot O, Block 5D, and setting forth details in regard thereto.
(PEC21-0021)
Applicant: RAWAH Partners LLC, represented by Mauriello Planning
Group
Planner: Erik Gates
1. Approval is contingent upon the applicant obtaining Town of Vail
Design Review Board approval for the proposed exterior
improvements.
Planner Gates gives a short overview of the site and the proposal. The
application is to turn a ground floor commercial area into residential area.
There are two residential units above that would split the space and add the
ground floor level to their units.
Allison Kent from Mauriello Planning Group is present.
No Public Comment.
Commissioner Pratt stated his concern over the loss of additional
commercial space within the Town.
Rollie Kjesbo moved to recommend approval with conditions. Reid Phillips
seconded the motion and it passed (6-1).
Ayes: (6) Gillette, Kjesbo, Kurz, Perez, Phillips, Seibert
Nays: (1) Pratt
3. Approval of Minutes
3.1. May 10, 2021 PEC Results
Rollie Kjesbo moved to approve. Karen Perez seconded the motion and it
passed (6-0).
Abstain: (1) Seibert
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
TOWN OF DO
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE:
ITEM/TOPIC:
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TOWN OF DO
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE:
ITEM/TOPIC: Attendance
TOWN OF DO
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: May24, 2021
ITEM/TOPIC:
A request for the review ofa major amendment to Special Development District (SDD) No. 6, Vail Village Inn, pursuant to Section 12-
9A-10, Amendment Procedures, Vail Town Code, to convert a commercial unit into residential space, located at 68 East Meadow Drive,
Unit 603/ Vail Village Filing 1, Lot O, Block 5D, and setting forth details in regard thereto. (PEC21-0021)
ATTACHM ENTS:
File Name Description
PEC21-0021 SDD 6 Major Amendment Staff Memorandum .odf PEC21-0021 Staff Memorandum
[Attachment Al Vicinity Mao.odf [Attachment A] Vicinity Map
[Attachment Bl VVI P3 SDD Amendment Narrative.odf [Attachment B] Applicant Narrative
[Attachment Cl Project Plan Set.odf [Attachment C] Project Plan Set
K) rowN of vain
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: May 24, 2021
SUBJECT: A request for the review of a major amendment to Special Development
District (SDD) No. 6, Vail Village Inn, pursuant to Section 12-9A-10,
Amendment Procedures, Vail Town Code, to convert a commercial unit
into residential space, located at 68 East Meadow Drive, Unit 603/ Vail
Village Filing 1, Lot O, Block 5D, and setting forth details in regard thereto.
(PEC21-0021)
Applicant: RAWAH Partners LLC represented by Mauriello Planning
Group
Planner: Erik Gates
I. SUMMARY
The applicant, RAWAH Partners LLC, represented by Mauriello Planning Group, is
requesting a recommendation to the Vail Town Council for approval of a major
amendment to a Special Development District, pursuant to Section 12-9-A, Special
Development (SDD) District, Vail Town Code, in order to covert an existing commercial
space into additional residential space for the units above, located at 68 East Meadow
Drive, Unit 603/ Vail Village Filing 1, Lot O, Block 5D.
Based upon Staff's review of the criteria outline in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Planning and Environmental Commission forward a
recommendation of approval, with a condition, to the Vail Town Council for this
major amendment.
II. DESCRIPTION OF REQUEST
The applicant, RAWAH Partners LLC, represented by Mauriello Planning Group, is
requesting a recommendation to the Vail Town Council of a major amendment to SDD
#6, Vail Village Inn, pursuant to Section 12-9-A Special Development (SDD) District,
Vail Town Code, to allow for the conversion of the existing commercial use of unit 603
into a residential use, resulting in an additional 2,473 sq. ft. of GRFA. The residential
space would be an expansion of the existing residential units 106 and 107 directly
above the current commercial unit, and as such the proposal will not add any new
residential units. The proposal also reorganizes the existing planter space in such a way
that preserves the overall amount of existing landscaping, subject to DRB review.
A vicinity map (Attachment A), the applicant narrative (Attachment B), and project plan
set (Attachment C) are attached for your review.
BACKGROUND
SDD #6, Vail Village Inn, was established with Ordinance No. 7, Series of 1976, and
allowed for uses consistent with the Public Accommodation zone district. Since then, a
number of amendments have been made to the SDD to increase allowable GRFA,
including in 1985, 1989, 2001, 2003, 2005, and 2013. A number of amendments have
also been approved for the conversion of commercial spaces into residential spaces,
including for condominium unit 30 in 1989, for units 16,17, & 29 in 2005, and unit 110 in
2008.
The space in question is part of the Phase III of the Vail Village Inn SDD, and when
viewed from East Meadow Drive is located on the lowest level of the south side of the
building behind the structure housing tenants such as Vail Boot and Shoe and Sushi
Oka, as seen on the map below:
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Town of Vail Page 2
The commercial space has most recently been the location of the Claggett/Rey Gallery,
however the space is currently unused. According to the applicant, the space has been
difficult to lease due to low visibility from East Meadow Drive. As such, the conversion of
the space from a commercial use to a residential one is proposed. The conversion
would add 1,240 sq. ft. of GRFA to residential unit 106 (resulting in a total of 2,212 sq.
ft. of GRFA for unit 106) and 1,233 sq. ft. of GRFA to residential unit 107 (resulting in a
total of 2,580 sq. ft. of GRFA for unit 107).
IV. APPLICABLE PLANNING DOCUMENTS
Staff believes that following provisions of the Vail Land Use Plan, the Vail Village Master
Plan and the Vail Town Code are relevant to the review of this proposal:
Vail Town Code
ARTICLE A. SPECIAL DEVELOPMENT (SDD) DISTRICT (in part)
12-9A-1: PURPOSE AND APPLICABILITY.
A. Purpose: The purpose of the special development district is to encourage flexibility
and creativity in the development of land in order to promote its most appropriate
use; to improve the design character and quality of the new development with the
town; to facilitate the adequate and economical provision of streets and utilities, to
preserve the natural and scenic features of open space areas, and to further the
overall goals of the community as stated in the Vail comprehensive plan. An
approved development plan for a special development district, in conjunction with
the property's underlying zone district, shall establish the requirements for guiding
development and uses of property included in the special development district.
B. Applicability: Special development districts do not apply to and are not available in
the following zone districts: hillside residential, single-family residential, two-family
residential and two-family primary/secondary residential. (Ord. 29(2005) § 26: Ord.
9(1994) § 1: Ord. 21(1988) § 1)
12-9A-2: DEFINITIONS.-
AFFECTED
EFINITIONS:
AFFECTED PROPERTY: Property within a special development district that, by virtue
of its proximity or relationship to a proposed amendment request to an approved
development plan, may be affected by redesign, density increase, change in uses, or
other modifications changing the impacts, or character of the approved special
development district.
AGENT OR AUTHORIZED REPRESENTATIVE: Any individual or association
authorized or empowered in writing by the property owner to act on his (her) stead. If
Town of Vail Page 3
any of the property to be included in the special development district is a
condominiumized development, the pertinent condominium association may be
considered the agent or authorized representative for the individual unit owners if
authorized in conformity with all pertinent requirements of the condominium
association's declarations and all other requirements of the condominium declarations
are met.
MAJOR AMENDMENT (PEC AND/OR COUNCIL REVIEW): Any proposal to change
uses; increase gross residential floor area, change the number of dwelling or
accommodation units, -modify, enlarge or expand any approved special development
district (other than "minor amendments" as defined in this section), except as provided
under section 12-15-4, "Interior Conversions", or 12-15-5, "Additional Gross Residential
Floor Area (250 Ordinance) ", of this title.
MINOR AMENDMENT (STAFF REVIEW): Modifications to building plans, site or
landscape plans that do not alter the basic intent and character of the approved special
development district, and are consistent with the design criteria of this article. Minor
amendments may include, but not be limited to, variations of not more than five feet (5)
to approved setbacks and/or building footprints, changes to landscape or site plans that
do not adversely impact pedestrian or vehicular circulation throughout the special
development district; or changes to gross floor area (excluding residential uses) of not
more than five percent (5%) of the approved square footage of retail, office, common
areas and other nonresidential floor area, except as provided under section 12-15-4,
"Interior Conversions", or 12-15-5, "Additional Gross Residential Floor Area (250
Ordinance) ", of this title.
UNDERLYING ZONE DISTRICT: The zone district existing on the property, or imposed
on the property at the time the special development district is approved. The following
zone districts are prohibited from special development districts being used: hillside
residential, single-family residential, two-family residential, two-family primary/secondary
residential. (Ord. 29(2005) § 26: Ord. 13(1997) § 2: Ord. 9(1994) § 2: Ord. 21(1988)
§ 1)
12-9A-4: DEVELOPMENT REVIEW PROCEDURES.-
A.
ROCEDURES:
A. Approval Of Plan Required: Prior to site preparation, building construction, or other
improvements to land within a special development district, there shall be an
approved development plan for said district. The approved development plan shall
establish requirements regulating development, uses and activity within a special
development district.
Town of Vail Page 4
B. Preapplication Conference: Prior to submittal of a formal application for a special
development district, the applicant shall hold a preapplication conference with the
department of community development. The purpose of this meeting shall be to
discuss the goals of the proposed special development district, the relationship of
the proposal to applicable elements of the town's comprehensive plan, and the
review procedure that will be followed for the application.
C. PEC Conducts Initial Review: The initial review of a proposed special development
district shall be held by the planning and environmental commission at a regularly
scheduled meeting. Prior to this meeting, and at the discretion of the administrator, a
work session may be held with the applicant, staff and the planning and
environmental commission to discuss special development district. A report of the
department of community development staff's findings and recommendations shall
be made at the initial formal hearing before the planning and environmental
commission. Within twenty (20) days of the closing of a public hearing on a
proposed amendment, the planning and environmental commission shall act on the
petition or proposal. The commission may recommend approval of the petition or
proposal as initiated, may recommend approval with such modifications as it deems
necessary to accomplish the purposes of this title, or may recommend denial of the
petition or rejection of the proposal. The commission shall transmit its
recommendation, together with a report on the public hearing and its deliberations
and findings, to the town council.
D. Town Council Review: A report of the planning and environmental commission
stating its findings and recommendations, and the staff report shall then be
transmitted to the town council. Upon receipt of the report and recommendation of
the planning and environmental commission, the town council shall set a date for
hearing within the following thirty (30) days. Within twenty (20) days of the closing of
a public hearing on a proposed SDD, the town council shall act on the petition or
proposal. The town council shall consider but shall not be bound by the
recommendation of the planning and environmental commission. The town council
may cause an ordinance to be introduced to create or amend a special development
district, either in accordance with the recommendation of the planning and
environmental commission or in modified form, or the council may deny the petition.
If the council elects to proceed with an ordinance adopting an SDD, the ordinance
shall be considered as prescribed by the Vail town charter. (Ord. 29(2005) § 26: Ord.
21(1988) § 1)
12-9A-7: USES.-
Determination
SES:Determination of permitted, conditional and accessory uses shall be made by the
planning and environmental commission and town council as a part of the formal review
of the proposed development plan. Unless further restricted through the review of the
proposed special development district, permitted, conditional and accessory uses shall
be limited to those permitted, conditional and accessory uses in a property's underlying
zone district. Under certain conditions, commercial uses may be permitted in residential
Town of Vail Page 5
special development districts if, in the opinion of the town council, such uses are
primarily for the service and convenience of the residents of the development and the
immediate neighborhood. Such uses, if any, shall not change or destroy the
predominantly residential character of the special development district. The amount of
area and type of such uses, if any, to be allowed in a residential special development
district shall be established by the town council as a part of the approved development
plan. (Ord. 29(2005) § 26: Ord. 21(1988) § 1)
12-9A-8: DESIGN CRITERIA AND NECESSARY FINDINGS.-
A.
INDINGS:
A. Criteria: The following design criteria shall be used as the principal criteria in
evaluating the merits of the proposed special development district. It shall be the
burden of the applicant to demonstrate that submittal material and the proposed
development plan comply with each of the following standards, or demonstrate that
one or more of them is not applicable, or that a practical solution consistent with the
public interest has been achieved:
1. Compatibility: Design compatibility and sensitivity to the immediate
environment, neighborhood and adjacent properties relative to architectural
design, scale, bulk, building height, buffer zones, identity, character, visual
integrity and orientation.
2. Relationship: Uses, activity and density which provide a compatible, efficient
and workable relationship with surrounding uses and activity.
3. Parking And Loading: Compliance with parking and loading requirements as
outlined in chapter 10 of this title.
4. Comprehensive Plan: Conformity with applicable elements of the Vail
comprehensive plan, town policies and urban design plans.
5. Natural And/Or Geologic Hazard: Identification and mitigation of natural
and/or geologic hazards that affect the property on which the special
development district is proposed.
6. Design Features: Site plan, building design and location and open space
provisions designed to produce a functional development responsive and
sensitive to natural features, vegetation and overall aesthetic quality of the
community.
7. Traffic: A circulation system designed for both vehicles and pedestrians
addressing on and off site traffic circulation.
8. Landscaping: Functional and aesthetic landscaping and open space in order
to optimize and preserve natural features, recreation, views and function.
Town of Vail Page 6
9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the special
development district.
B. Necessary Findings: Before recommending and/or granting an approval of an
application for a special development district, the planning and environmental
commission and the town council shall make the following findings with respect to
the proposed SDD.-
1.
DD:
1. That the SDD complies with the standards listed in subsection A of this
section, unless the applicant can demonstrate that one or more of the
standards is not applicable, or that a practical solution consistent with the
public interest has been achieved.
2. That the SDD is consistent with the adopted goals, objectives and policies
outlined in the Vail comprehensive plan and compatible with the development
objectives of the town, and
3. That the SDD is compatible with and suitable to adjacent uses and
appropriate for the surrounding areas, and
4. That the SDD promotes the health, safety, morals, and general welfare of the
town and promotes the coordinated and harmonious development of the town
in a manner that conserves and enhances its natural environment and its
established character as a resort and residential community of the highest
quality. (Ord. 29(2005) § 26: Ord. 21(1988) § 1)
ARTICLE J. PUBLIC ACCOMMODATION -2 (PA -2) DISTRICT (in part)
12-7A-1: PURPOSE.-
The
URPOSE:
The public accommodation district is intended to provide sites for lodges and residential
accommodations for visitors, together with such public and semipublic facilities and
limited professional offices, medical facilities, private recreation, commercial/retail and
related visitor oriented uses as may appropriately be located within the same zone
district and compatible with adjacent land uses. The public accommodation district is
intended to ensure adequate light, air, open space, and other amenities commensurate
with lodge uses, and to maintain the desirable resort qualities of the zone district by
establishing appropriate site development standards. Additional nonresidential uses are
permitted as conditional uses which enhance the nature of Vail as a vacation
community, and where permitted uses are intended to function compatibly with the high
density lodging character of the zone district. (Ord. 29(2005) § 24: Ord. 23(1999) § I.-
Ord.
:Ord. 30(19 77) § 7: Ord. 8(19 73) § 7.100)
Town of Vail Page 7
V.
VI.
12-7A-2: PERMITTED USES.-
The
SES:The following uses shall be permitted in the PA district.-
V.
istrict:
Automated teller machines (ATMs) exterior to a building.
Employee housing units, as further regulated by chapter 13 of this title.
Lodges, including accessory eating, drinking, or retail establishments located within
the principal use and not occupying more than ten percent (10%) of the total gross
residential floor area of the main structure or structures on the site, additional
accessory dining areas may be located on an outdoor deck, porch, or terrace. (Ord.
12(2008) § 11)
Address: 68 East Meadow Drive, Unit 603
Legal Description: Vail Village Filing 1, Lot O, Block 5D
Existing Zoning: SDD #6 Vail Village Inn
Land Use Plan Designation: Village Master Plan
Current Land Use: Mixed Use
Development
Existing
Proposed
Standard
GRFA*
187,798 sq. ft.
190,271 sq. ft. (2,473 sq. ft.
converted from commercial to
GRFA)
Landscaping
213 sq. ft.
213 sq. ft.
Employee Housing
1.19 employees generated
247.3 sq. ft. required (Inclusionary
(Commercial Linkage)**
Zoning)
Required Parking
5 spaces
No change (0 required)***
* For SDD #6, Vail Village Inn, Phase III
** Smallest allowed EHU per Title 12 is a 250 sq. ft. dormitory unit for 1 employee
*** Parking requirement for residential is 1.4 spaces per unit. As this is an addition to existing units, the
parking requirement for the residential units does not change.
Existing Use
051 1 WIG NOMA
South: Mixed Use
East: Commercial
Town of Vail
Zone District
1011/_1
Public Accommodation (PA)
Commercial Service Center (CSC)
Page 8
West: Mixed Use Public Accommodation (PA)
VII. REVIEW CRITERIA
The following design criteria shall be used as the principal criteria in evaluation the
merits of the proposed special development district. It shall be the burden of the
applicant to demonstrate that the submittal material and the proposed development plan
comply with each of the following standards, or demonstrate that one or more of them is
not applicable or that a practical solution consistent with the public interest has been
achieved:
1. Compatibility: Design compatibility and sensitivity to the immediate
environment, neighborhood and adjacent properties relative to architectural
design, scale, bulk, building height, buffer zones, identity, character, visual
integrity and orientation.
Minor changes are proposed to the exterior facade of the converted unit. Changes
include the addition of windows of the same size and design of windows above and
already present on the building, and the addition sliding glass doors in place of the
existing south -facing windows. These doors will be aligned with the windows above and
are unlikely to have a significant impact on design compatibility. The existing planters
are proposed to be rearranged but are anticipated to only have a minor effect on the
ground level massing. The planter area is the same as is existing and located in roughly
the same location as the existing planters, with the exception of a small planter in
between the two residential units. These changes will be subject to DRB approval as
well.
Staff finds that this criterion is met.
2. Relationship: Uses, activity and density which provide a compatible, efficient
and workable relationship with surrounding uses and activity.
The proposed amendment is compatible with existing uses in the area as the proposed
residential expansion is located in a portion of the Phase III structure that is otherwise
fully residential. The residential expansion is also located far from and mostly out of
view from the main East Meadow Drive pedestrian corridor.
While the east planter is proposed to extend a few more feet into the corridor between
the north and south halves of the Phase III structure, it will not block access for
pedestrians or access to the pocket park between this building and the Solaris building.
For employee housing impacts, the proposed change in use does not create a need for
additional EHUs. For a retail use of 2,473 sq. ft., there was a commercial linkage
requirement for housing 1.19 employees. Inclusionary zoning for residential uses within
the PA zone district requires 10% of new GRFA be offset as employee housing. This
Town of Vail Page 9
results in 247.3 sq. ft. of employee housing required for the proposed residential
expansion. For both commercial linkage and inclusionary zoning, the minimum unit size
allowed for employee housing is a 250 sq. ft. dormitory style unit for one (1) employee.
As the commercial use requirement was for more than one (1) employee, employee
housing in excess of 250 sq. ft. was also required. Since the residential expansion
inclusionary zoning requirement is only 247.3 sq. ft., no additional employee housing
requirement is created.
Staff finds that this criterion is met.
3. Parking And Loading: Compliance with parking and loading requirements as
outlined in chapter 10 of this title.
The parking requirement for the existing commercial space after the 12.5% Vail Village
Inn reduction is 5 spaces. Since the parking requirement for residential use is 1.4
spaces per unit, and there are no additional residential units being created, no
additional parking is required for this amendment, so a 5 space credit for SDD #6 is
created.
Staff finds that this criterion is met.
4. Comprehensive Plan: Conformity with applicable elements of the Vail
comprehensive plan, town policies and urban design plans.
Vail Village Inn is located within the Vail Village Master Plan area and therefore a
number of goals of that plan are applicable for this application:
Objective 1.2: Encourage the upgrading and redevelopment of residential and
commercial facilities.
The proposed redevelopment takes a currently underperforming commercial space and
converts it into a residential space more functional for the location.
Objective 3.1: Physically improve the existing pedestrian ways by landscaping
and other improvements
The proposed changes to planting areas do not result in a reduction of landscaping
along the pedestrian corridor and spaces out the landscaping area to a greater extent
along the converted unit's facade.
Staff finds that this criterion is met.
5. Natural And/Or geologic Hazard: Identification and mitigation of natural and/or
geologic hazards that affect the property on which the special development
district is proposed.
No geologic hazards are present at this location.
Town of Vail Page 10
Staff finds that this criterion is met.
6. Design Features: Site plan, building design and location and open space
provisions designed to produce a functional development responsive and
sensitive to natural features, vegetation and overall aesthetic quality of the
community.
As this is an amendment to an existing SDD that proposes no additional expansion to
existing structures, its effects on these design features is minimal. Access to and from
the pocket park to the east of this unit is preserved as well.
Staff finds that this criterion is met.
7. Traffic: A circulation system designed for both vehicles and pedestrians
addressing on and off site traffic circulation.
The location of this unit is in an area where vehicle access to the south is not intended.
Vehicular access to the residential units of Vail Village Inn Phase III comes from S.
Frontage Road and is not proposed to change. Pedestrian access is preserved both
from the east and west.
Staff finds that this criterion is met.
8. Landscaping: Functional and aesthetic landscaping and open space in order
to optimize and preserve natural features, recreation, views and function.
Landscaping for this conversion is being altered, however the amount of proposed
landscaping is being preserved along pedestrian areas. It is not anticipated that this
proposal will result in any reduction of landscaping views or function.
Staff finds that this criterion is met.
9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the special
development district.
As this is a proposal for an amendment to the existing SDD #6, this criterion is not
applicable to this application.
Staff finds that this criterion is met.
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
Town of Vail Page 11
recommends the Planning and Environmental Commission forward a
recommendation of approval with a condition to the Vail Town Council for a major
amendment to Special Development District (SDD) No. 6, Vail Village Inn, pursuant to
Section 12-9A-10, Amendment Procedures, Vail Town Code, to convert a commercial
unit into a residential unit, located at 68 East Meadow Drive, Unit 603/ Vail Village Filing
1, Lot O, Block 5D.
Should the Planning and Environmental Commission choose to forward a
recommendation of approval with a condition, the Community Development
Department recommends the Commission pass the following motion:
"The Planning and Environmental Commission forwards a recommendation of
approval with a condition to the Vail Town Council for a major amendment to
Special Development District (SDD) No. 6, Vail Village Inn, pursuant to Section
12-9A-10, Amendment Procedures, Vail Town Code, to convert a commercial
unit into residential space located at 68 East Meadow Drive, Unit 603/ Vail
Village Filing 1, Lot O, Block 5D, and setting forth details in regard thereto".
Should the Planning and Environmental Commission choose to forward a
recommendation of approval with a condition, the Community Development
Department recommends the Commission applies the following condition:
Approval is contingent upon the applicant obtaining Town of Vail Design Review
Board approval for the proposed exterior improvements.
Should the Planning and Environmental Commission choose to forward a
recommendation of approval with a condition, the Community Development
Department recommends the Commission makes the following findings:
'Based upon the review of the criteria outline in Section VII of the Staff
memorandum to the Planning and Environmental Commission dated May 24th,
2021, and the evidence and testimony presented, the Planning and
Environmental Commission finds.-
1.
inds:
1. That the SDD does comply with the standards listed in subsection A of this
section; and
2. That the SDD is consistent with the adopted goals, objectives and policies
outlined in the Vail comprehensive plan and compatible with the development
objectives of the town, and
3. That the SDD is compatible with and suitable to adjacent uses and
appropriate for the surrounding areas; and
4. That the SDD does promote the health, safety, morals, and general welfare of
the town and promote the coordinated and harmonious development of the
town in a manner that conserves and enhances its natural environment and
its established character as a resort and residential community of the highest
quality."
Town of Vail Page 12
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant Narrative
C. Project Plan Set
Town of Vail Page 13
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VAILVILLAGE INN, PHASE III
MAJOR AMENDMENT TO
i
To allow for the conversion of a commercial use
to residential use
SDD #6
VU I lei
Mauriello Planning Group
Submitted to the Town of Vail:
April 16, 2021
1< Webb
A R C H I T E C T S
I. Introduction
Two current residential condominium owners within Vail Village Inn Phase 3 are requesting a
major amendment to Special Development District No. 6 (SDD #6) to allow for the conversion
of Commercial Unit 603 to residential floor area. The commercial unit is the previous site of
the Claggett/Rey Gallery, which moved to Edwards. The space will then be added to the
residential units above, Units 106 and 107, allowing those existing units to be expanded.
Approximate boundaryr , r
of SDD #6,Vail Village Inn % F:
Commercial Unit 603
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According to Section 12-9A-2: Definitions, Vail Town Code, a change in use and the addition of
GRFA is considered a Major SDD Amendment. There are minor exterior changes to the
building to accommodate the proposed change to the space.
The Claggett/Rey Gallery space is a challenging retail space. It is approximately 2,473 sq. ft. It is
located off the primary commercial corridor with no visibility from East Meadow Drive. The
space is behind the building that houses Vail Boot and Shoe, partially beneath the bridge that
connects the second floor of the Phase 3 buildings.
1
View of the Claggett/Rey Gallery space, looking to the west. On the left is the Phase 3 building that
houses Vail Boot and Shoe. The building on the right is the subject property.
The space has remained vacant since the Claggett/Rey Gallery relocated to Edwards. Possible
retail or restaurant tenants have not shown any interest in the space. There is not the level
pedestrian traffic in this area needed to sustain commercial uses in this location. Much of the
pedestrian level directly across from the space is back of house or residential entries for the
other Phase 3 building. This portion of the Phase 3 building is otherwise 100% residential and
residential use in this location is appropriate.
The Austrian Family owns unit 106, which is above the eastern portion of the Claggett/Rey
Gallery space. 233 West Canton Street Unit 2 Realty Trust owns unit 107, which is above the
western portion of the space. KH Webb Architects has provided plans indicating how this space
can be converted to residential floor area and incorporated within the residential units above.
The total additional GRFA is 2,473 sq. ft., with 1,240 sq. ft. added to Unit 106 and 1,233 sq. ft.
added to Unit 107. There are minimal proposed exterior modifications. As noted, the proposal
is considered a Major Amendment to SDD #6. The criteria for review of a Major SDD
Amendment are addressed in Section IV of this submittal. Because the current space is
commercial and the area will be added to existing residential units, there is a reduction in
parking requirements, creating a credit for Phase 3 of SDD #6. Additionally, the removal of the
oil
commercial use creates a Commercial Linkage housing credit for Phase 3. The new GRFA
generates an Inclusionary Zoning Housing requirement, all detailed below.
s r-
View of the Claggett/Rey Gallery space, looking to the east. On the right is the Phase 3 building that
houses Vail Boot and Shoe. The building on the left is the subject property. The Claggett/Rey Gallery
space has always been a challenge for any commercial uses.
3
II. Background
The property is part of Phase 3 of Special Development District No 6,Vail Village Inn. This SDD
has an underlying zoning of Public Accommodation (PA).
k
SDD #6 was adopted by Ordinance No. 7, Series of 1976, and has been amended several times
since its original adoption. Many of the amendments have been minor changes that one might
expect to occur over the last 45 years. A few amendments, related to the redevelopment of
about 50% of the SDD (Sebastian Hotel), were significant. The following is a list of all major
amendments that have occurred since the original adoption (from TOV GIS):
Ordinance Number
Ordinance 7 of 1976
Ordinance 22 of 1983
Ordinance I of 1985
Ordinance 14 of 1987
Description
adopted SDD #6,VailVillage Inn
allowed for a popcorn wagon
granted 126,000 sq. ft. of GRFA, set standards for Phase 4
amended Phase 4 into Phase 4 and Phase 5
Ordinance 24 of 1989* increased allowable GRFA to 124,527 sq. ft., allowed for conversion of
commercial to residential GRFA
4
Ordinance Number Description
Ordinance 19 of 1991 allowed for revisions to the development plan for Phase 4A
Ordinance 2 of 1992 allowed for revisions to the development plan for Phase 4A
Ordinance 34 of 1992 amended use restrictions within a previous condition of approval for Unit
30 in Phase I
Ordinance I of 2000
amendment to allow forVail Plaza Hotel (now the Sebastian Hotel)
Ordinance 4 of 2000
amendments related to Vail Plaza Hotel
Ordinance 15 of 2001
increased allowable GRFA to 182,325 sq. ft.
Ordinance 21 of 2001 amendments related to Vail Plaza Hotel
Ordinance 32 of 2001 *
increased GRFA to 184,708 sq. ft., allowed for conversion of commercial to
residential for a new dwelling unit
Ordinance 14 of 2002
allows for conversion of accommodation units into employee housing units
Ordinance 7 of 2003
amended expiration of approvals for Vail Plaza Hotel
Ordinance 32 of 2003
amended development plan for Alpenrose and added residential unit above
Ordinance 16 of 2004
amendments related to Vail Plaza Hotel
Ordinance 6 of 2005*
increased allowable GRFA to 186,561 sq. ft., allowed for the conversion of
commercial to GRFA for an addition to an existing dwelling unit
allowed for the conversion from office and retail space to GRFA for an
Ordinance 22 of 2008*
addition to an existing dwelling unit
Ordinance 7 of 2012
allowed for conversion of fractional unit to dwelling unit for the Sebastian
(previously Vail Plaza Hotel)
increased allowable GRFA for the Sebastian
Ordinance 13 of 2013
* Indicate approvals to convert commercial uses to GRFA
Of the 19 amendments over nearly a half century, three are similar to this proposal, where
commercial uses have been converted to residential uses. Generally, the Town of Vail has
recognized that the first level commercial uses along East Meadow Drive should remain
commercial as part of the vibrant pedestrian core of Vail Village versus the areas significantly
detached from the major pedestrian flow as exists with this location. When spaces are not
reasonably viable as commercial uses, the Town has allowed the conversion to occur.
5
III. Proposed Floor Plans
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IV. Zoning Analysis
Because there are only minor exterior modifications, the proposed amendment does not affect
most development standards. Below is an analysis of the proposal's impact on GRFA, Employee
Housing, and Parking. All other standards remain as approved by SDD #6.
Standard
Existing Commercial Unit
Proposed
GRFA
2,473 sq. ft. within the commercial unit
Addition of 2,473 sq. ft. of GRFA
is not considered GRFA
Parking
2,473 sq. ft. of retail is assessed a total
Dwelling units are required 1.4
of 5.7 spaces. VVI gets a 12.5%
parking spaces per unit. Because
reduction. Total parking requirement =
the GRFA is added to existing units,
5 spaces
there is no parking required for this
conversion. This equates to a 5
space credit for SDD #6
Employee Housing
2,473 sq. ft. of retail is assessed a
GRFA is assessed at 10% of net
Commercial Linkage Requirement: 5.9
new GRFA for Inclusionary Zoning:
employees generated * 20% = 1.19
247.3 sq. ft.
7
V. Criteria for Review for the Major Amendment to a Special
Development District
Section 12-9A-8: DESIGN CRITERIA AND NECESSARY FINDINGS,Vail Town Code, provides
the criteria for review of a Major Amendment to a Special Development District. These criteria
have been provided below, along with an analysis of how this proposal complies with these
criteria:
I. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood
and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones,
identity, character, visual integrity and orientation.
Applicant Response: Because the exterior modifications are minor, there is little impact
to the overall design. The exterior improvements include the addition of windows and
doors, which are of the same size, character, and materials as those used throughout the
building. A new site wall is proposed, which creates an opportunity for additional
landscaping and patio area. This allows for a buffer between the uses and additional
privacy for the units. The proposal is compatible with the immediate environment,
neighborhood, and adjacent properties.
LLIFn III F --n
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Plans of the proposed exterior modifications to allow for the change from a vacant
commercial use to residential use to be added to the units above.
n.
2. Relationship: Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
Applicant Response: Any impacts from the proposed change in use are generally within
SDD #6. Solaris is adjacent to the site, and there is an existing walkway that connects
through the tunnel at Solaris over to this portion of WI Phase 3. It is approximately 90
ft. from the Claggett/Rey space to the Solaris Tunnel. This pedestrian connection, which
was a requirement of the Solaris SDD, provides for a secondary connection between the
properties. Use of this connection tends to be by homeowners in WI to connect to the
Solaris Plaza. There is also possibly some use by employees but overall pedestrian traffic
is very limited in this area.
Across from the eastern portion of the Claggett/Rey space is exterior entries into the
other Phase 3 building.
Directly adjacent to the eastern portion of the Claggett/Rey space is a small pocket park
with significant landscaping. This area will not be modified by this proposal and provides
an important buffer from Solaris.
9
Directly across from the more western portion of the Claggett/Rey space is a vacant
restaurant space. This space is currently proposing an addition and improvements to the
restaurant, which was previously Sushi Oka. The owners of Units 106 and 107 are
excited for these improvements as they will vastly improve the appearance of this area.
10
Outdoor dining for Sushi Oka will primarily occur along the front of the restaurant, so
impacts will be minimal.
Just around the corner to the west, there is a large outdoor patio. This patio provides
additional outdoor space for the residents of the Phase 3 building.
The proposed change in use is compatible with surrounding uses and activity. Phase 3 of
the Vail Village Inn is an example of successfully mixing commercial and residential uses.
3. Parking And Loading: Compliance with parking and loading requirements as outlined in cha ter
10 of this title.
Applicant Response: The change in use from a commercial unit into GRFA for existing
residential units results in a decrease in parking requirements. As identified in the
parking analysis, the existing commercial space has a parking requirement of 5 spaces.
Because the space is added to existing residential units and no new units are created,
there is no additional parking requirement. This creates a credit of 5 parking spaces for
the Phase 3 of the Vail Village Inn.
11
4. Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive plan, town
policies and urban design plans.
Applicant Response: The Vail Village Inn Phase 3 is within the boundaries of the Vail
Village Master Plan. The following general objectives are applicable to this application:
Obiective 1.2: Encourage the upgrading and redevelopment of residential and commercial
facilities.
Policy 1.2.11: Additional development may be allowed as identified by the Action Plan and as
is consistent with the Vail Village Master Plan and Urban Design Guide Plan.
Polley 1.2.2: Development and improvement projects shall be coordinated to minimize the
unintended negative consequences associated with construction activity in a pedestrianized,
commercial area. For instance, the noise abatement, project completion guarantees,
temporary parking, traffic control, etc.
In addition to the general objectives of the Vail Village Master Plan, the Vail Village Inn
Phase 3 is located within Mixed Use Sub -Area #1. Though the focus was generally on
the completion of the final phase of the Vail Village Inn (Vail Plaza Hotel, now the
Sebastian), the Vail Village Master Plan offers the following with regard to this property:
#1-1 Vail Village Inn
Final phase of Vail Village Inn project to be
completed as established by development plan
for SDD #6. Commercial development at
ground, level to frame interior plaza with
greenspace. Mass of buildings shall "step up"
from existing pedestrian -scale along Meadow
Drive to 4-5 stories along the Frontage Road.
Design must be sensitive to maintaining view
corridor from 4 -way stop to Vail Mountain.
Special emphasis on 1.2, 2.3, 2.4, 2.6, 3.2, 4.1,
5.1, 6.1.
The proposal is consistent with the applicable element of the Village Master Plan and
therefore consistent with this criterion.
5. Natural And/Or Geologic Hazard. Identification and mitigation of natural and/or geologic
hazards that affect the property on which the special development district is proposed.
Applicant Response: The proposed conversion of commercial units 106 and 107 from a
commercial use to GRFA has no effect on the above criterion.
12
6. Design Features: Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features, vegetation and
overall aesthetic quality of the community.
Applicant Response:The proposed conversion from a commercial use to GRFA has no
effect on the above criterion.
7. Tra ffic. A circulation system designed for both vehicles and pedestrians addressing on and off
f
site traffic �c circulation.
Applicant Response: The proposed conversion from a commercial use to GRFA has no
effect on the above criterion.
8. Landscaping. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and function.
Applicant Response: The proposed conversion from a commercial use to GRFA has no
effect on the above criterion.
9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development district.
Applicant Response: The proposed conversion of a commercial unit to residential use
has no effect on the above criterion.
13
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TOWN OF DO
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE:
ITEM/TOPIC: May 10, 2021 PEC Results
ATTACHM ENTS:
File Name Description
oec results 051021.odf May 10, 2021 PEC Results
0 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
1. 1. Register in advance for this webinar:
https://us02web.zoom.us/webinar/register/W N_tXLOeRs9QKieoSkwg888Jw
After registering, you will receive a confirmation email containing
information about joining the webinar.
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
Ad #: 0000687993-01
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 forjurisdictions 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 5/21/2021 and that the last
publication of said notice was dated 5/21/2021 in the issue
of said newspaper.
In witness whereof, I have here unto set my hand this day,
6/7/2021.
Mark Wurzer. Publisher
Subscribed and sworn to before me, a notary public in and
for the County of Eagle, State of Colorado this day
6/7/2021.
Jeri Medina, Notary Public
My Commission Expires: August 19, 2024
lFJU YFDINA
NOTARYID
PUDl1G
A OF COLORADO
Mxlusf t& AL
PLANNING AND ENVIRONMENTAL COMMISSION
May 24, 2021,1:00 PM
Virtual
75 S. Frontage Road -Vail, Colomdo, 81657
1. Call to Qder
1.1. Registerin advance for this wednar:
hdps//us02web.zoom.us/webinarf,egist ,=N_QJybkNzg02eM(3WM6FE0g
Afterreyistering, yo will receiv... mfianafion email containing information
about joining th, ,b,,a,.
1.2. Attendance
2. Main Agenda
2.1. Arequeel for thereview of a major amendment W Special Development District
(SDD) No. 6, Vail Village Inn, Wrsuant W Section 12-9A-10, Amendment
Procedures, Vail Town Code, W oonvert a commercial unit into a residential
nit, located at 66 East Meadow Drive, Unit 603/ Vell Village Fllln 1, LM 0,
block 5D, and setting forth tletails in regaid MereW. (PEC21-pD21� 3D min.
Applicant: RAWAH Partners LLC, represented by Maurlello Planning Group
Planner: Erik Gates
3. Approval of Minutes
3.1. May 10, 2021 PEC R...1.
4. Adjou nment
The applications and informatim about the proposals are available for public inspection during regular of-
fice hours h.
Town of Vail Community Development De,,- 71S, hFrontage Road. The public is
nvitad to attand the project orientation and the site visits that precede the pudic hearing in the Town of
Vail Community Development Departrnent. Tines and order of deme are approximate, subject to change,
antl cannot In relied upon 10 determine atwhattime the Planning antl Environmental Commission will om-
sider an item. Please call (970) 4792138 for additional information. Please -11711 for sign language inter-
pretaAm 48 hour prior W meeting time.
Community Development Department Published In the Vad Daily May 21, 2021. 0000667993
Ad #: 0000684155-01
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
EW MEDINA
NOTARY WaLIC
STATE pF COLORADO
THIS ITEM MAYA FFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that Me Planning and Environmental Commission otthe Town of Vail will
hold a public hearing in accordance witii section 12-3-6, Vail Town Code, on May 24, 2021 at 1:00 pm
in the Town of Vail Municipal euiiding.
Register In advance for this webinar:
Mips://u502web.zoom.usMrebinbw' %gisrarMN QJYbMzaQ2eMGW,H6FEOa
Atter registering, you will recelve a conal—Ilan email containing intormatlon about joining the webinar.
A request for Me review of a malor ameMment to Sp lal nevaloppmment Distiiot(SDD) Nn. 6, Vail Village
Inn, pursuant M Barnum 12-9A-10, Amment ced
endProures, Vail Twvn Code, mial unit
into s residential unit, located M 68 East Meadow Dri- Unit 6031 Val Village Filing 1, Lot O, Block 5D,
and setting forth d tals In regard thereto. (PEC21-0021)
plicant RAWAH Partners LLC, Represented by Mauriello Planning Group
Panner Erik Gates
The applications and information about the proposals are IVa18Ne for public inspection during office In—
a, the Town of Val Community Development DoparVneM, ]5 South Frmtage Roatl. TM1e Public Is Invited
to attend site visits. Please -11970-4]9-2138 or visit—Vaila—drl planning for additional information.
Sign language interpretation available upon request with 24-hour notifica0on, dial 711
Published May 7, 2021 in the Vail Daily. 0000084155