HomeMy WebLinkAbout2021-06-14 PEC0 PLANNING AND ENVIRONMENTAL COMMISSION
TOW?J OF ffl June 14, 2021, 1:00 PM
Virtual
75 S. Frontage Road -Vail, Colorado, 81657
1. Call to Order
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1.2. Attendance
Present: Ludwig Kurz, Karen Perez, Brian Gillette, Rollie Kjesbo, Reid
Phillips, Henry Pratt
Absent: Pete Seibert
Main Agenda
2.1. A request for a review of a variance from Section 14-10-9: Fences, 2 min.
Hedges, Walls and Screening, Vail Town Code, to allow for a fence eight (8)
feet in height where six (6) feet in height is the maximum, pursuant to Title
12 Chapter 17, Variances, Vail Town Code, located at 141 West Meadow
Drive/Lot D2, Vail Village Filing 2 (Skaal Hus), and setting forth details in
regard thereto. (PEC21-0023)
This application has been withdrawn by the applicant.
Applicant: Skaal Hus, represented by Zehren and Associates
Planner: Jonathan Spence
2.2. A request for the review of an Exemption Plat, pursuant to Section 13-12-3, 15 min.
Plat Procedure and Criteria for Review, Vail Town Code, to allow for an
adjustment to the location of the platted building envelope for Fourth
Amendment to Spraddle Creek Estates Lot 15, located at 1314 Spraddle
Creek Road, and setting forth details in regard thereto. (PEC21-0024)
Applicant: Julie C. Esrey Trust, represented by Berglund Architects LLC
Planner: Greg Roy
Planner Roy introduced the project and its components. Roy pointed to the
purpose of the amendment being a minor change to the garage.
Kurz asked if there was any change in the size of the envelope.
Roy confirmed that there was no change in building envelope size.
Rollie Kjesbo moved to approve. Karen Perez seconded the motion and it
passed (6-0).
Absent: (1) Seibert
2.3. A request to review an amendment to an approved Major Exterior Alteration, 30 min.
pursuant to Section 12-7H-7, Exterior Alterations and Modifications, Vail
Town Code, to allow revisions to the project's mass and scale (roof), located
at 500 East Lionshead Circle/Lot 3, Block 1, Vail Lionshead Filing 1, and
setting forth details in regard thereto. (PEC21-0025)
Applicant: Lazier Lionshead Parcel L LLC, represented by OZ
Architecture
Planner: Jonathan Spence
Planner Spence gives a short presentation on the request and turns the
presentation over to the applicant.
Robert Fitz introduces himself and Michael Six. Fitz goes over some of the
changes that were done to the building in the massing and form. The name
of the project changed from Lionsview to Legacy at Vail Square. The project
was value engineered which drove a lot of the changes. The construction
type was changed for the internal materials. The mechanical equipment was
moved to the parking garage to make room for amenities on the rooftop. The
units have decreased from 23 units to 20. Some balconies have been
combined as a result of the decrease in units. Windows in the NW corner
were removed, a chimney cap was added, similar windows were removed on
the opposite corner and an elevator is added from the garage up to the
arcade.
The building also changed the "shoulders" with the exit stairs being lowered
to give the building more symmetry and focus. The building has maintained
meeting the height maximums.
Gillette has a question on a portion of the building that extends about the
northwestern roof.
Fritz replies that it is mechanical equipment for the proposed hot tub.
Gillette expresses concern of the mass of that structure and believes more
can be done to hide it with other features of the building.
Kurz asks about losing parking spaces as a result of the mechanical
equipment moving to the garage.
Spence states that the parking has been lost with this revision, but the
minimum spaces are maintained, and those lost are surplus.
Pratt asks about the loss of an employee housing unit included with this
revision.
Spence answers that there is an increase in the amount required and that
one will be provided on site and another will need to be accommodated in the
town.
Pratt also asks about the loss of car spaces and the requirements for that.
Spence answers that they only need to maintain the minimums, which is
done.
Pratt also asks for clarification that these will be new deed restrictions.
Spence confirms.
Public comment is opened.
Kevin Rinke lives in Lionshead and asks about the property area to the west
and what that appendage will be used for.
Fitz responds that it will not be used due to grading. It would have been used
for more GRFA if needed, but the proposal is well under the maximum.
Rinke asks for visual renderings of the proposal for the deck, elevator, and
other improvements for the neighboring properties. He also asks a question
on the height and how it is calculated.
Spence lays out the calculation methodology for measuring height in the
Lionshead Masterplan.
Rinke wants to know if the cupola is a necessity or just a decoration and if
the centerpiece is the highest point.
Fitz goes into overview of the view corridors and how he designed the
cupola with the intention of a reverse view corridor, and as a layer in the
view of the village.
Rinke, as a resident of Westwind is concerned that the cupola blocks the
view from the Westwind and requests the applicant remove the cupola from
the design.
Carolyn Landen who is an owner in Vantage Point. She agrees with Rinke's
comment on the cupola and seconds his request. Her question is if there are
any other buildings that have that kind of rooftop amenities in Vail.
Gillette states that there are rooftop pools in the area, including Montenaros.
They aren't always on the highest roof, but they are all over town.
Landen clarifies that she meant on the highest roof. She is concerned about
the potential noise lighting issues and that parties could pose problems for
neighboring properties.
Spence says this building will be subject to the same rules and regulations
as other properties with regard to lighting and noise.
Susan Cahill who is an owner in Vantage Point and president of the HOA.
What is the new maximum of the roofline?
Fitz states, the highest point of the gable is 81ft, under the maximum.
Cahill agrees on the white mechanical unit and that it needs to be shrouded
or blended in somehow.
Cahill asked about the parking situation with the neighboring building in the
works.
Fitz states the negotiation with that team stalled.
Public comment closed.
Gillette wants a condition to blend in the white box of the mechanical
equipment discussed. Spence states that is DRB's role. Kurz and Kjesbo
agree that Spence can bring that discussion to the DRB and a condition is
not needed.
Spence noted that all previous conditions of approval for this project remain
in effect.
Rollie Kjesbo moved to approve. Henry Pratt seconded the motion and it
passed (5-0).
Abstain: (1) Phillips
Absent: (1) Seibert
3. Approval of Minutes
3.1. May 24, 2021 PEC Results
Rollie Kjesbo moved to approve. Brian Gillette seconded the motion and it
passed (6-0).
Absent: (1) Seibert
4. Adjournment
Rollie Kjesbo moved to adjourn. Karen Perez 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
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: June 14, 2021
ITEM/TOPIC:
A request fora review ofa variance from Section 14-10-9: Fences, Hedges, Walls and Screening, Vail Town Code, to allow fora fence
eight (8) feet in height where six (6) feet in height is the maximum, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, located
141 West Meadow Drive/Lot D2, Vail Village Filing 2 (Skaal Hus), and setting forth details in regard thereto. (PEC21-0023)
This application has been withdrawn by the applicant.
TOWN OF DO
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: June 14, 2021
ITEM/TOPIC:
A request for the review of an Exemption Plat, pursuant to Section 13-12-3, Plat Procedure and Criteria for Review, Vail Town Code, to
allow for an adjustment to the location of the platted building envelope for Fourth Amendment to Spraddle Creek Estates Lot 15, located
at 1314 Spraddle Creek Road, and setting forth details in regard thereto. (PEC21-0024)
ATTACHM ENTS:
File Name Description
PEC21-0024 Smaddle Exemption Plat Staff Memo (Final).pdf Staff Memo PEC21-0024
Attachment A. Vicinity Map.pdf Attachment A. Vicinity Map
Attachment B. Applicant Narrative.pdf Attachment B. Applicant Narrative
Attachment C. Proposed Plat.pdf Attachment C. Proposed Plat
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FROM
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Planning and Environmental Commission
Community Development Department
June 14, 2021
Memorandum
SUBJECT: A request for the review of an Exemption Plat, pursuant to Section 13-12-
3, Plat Procedure and Criteria for Review, Vail Town Code, to allow for an
adjustment to the location of the platted building envelope for the Fourth
Amendment to Spraddle Creek Estates, Lot 15, located at 1314 Spraddle
Creek Road, and setting forth details in regard thereto. (PEC21-0024)
Applicant: Julie C. Esrey Trust, represented by Berglund Architects,
LLC.
Planner: Greg Roy
I. SUMMARY
The applicant, the Julie C. Esrey Trust, represented by Berglund Architects, LLC, is
requesting final review of an Exemption Plat application, pursuant to Title 13, Chapter
12, Exemption Plat Review Procedures, Vail Town Code, to allow for an adjustment to
the location of the platted building envelope for Fourth Amendment to Spraddle Creek
Estates Lot 15, located at 1314 Spraddle Creek Road. The Community Development
Department is recommending approval of the Exemption Plat application with the
findings as listed in Section VI of this memorandum. For reference, the attachments
include a Vicinity Map (Attachment A), a copy of the applicant's narrative (Attachment
B), and the proposed plat (Attachment C).
II. DESCRIPTION OF THE REQUEST
The applicant is requesting a final review of an Exemption Plat application, pursuant to
Title 13, Chapter 12, Exemption Plat Review Procedures, Vail Town Code, to allow for
an adjustment to the location of the platted building envelope for Fourth Amendment to
Spraddle Creek Estates Lot 15, located at 1314 Spraddle Creek Road. The purpose of
this application is to adjust the building envelope by removing 23.9 square feet from the
west side of the envelope and adding that same amount in front of the garage. The
amended location of the envelope will also allow for an addition to the garage to extend
one and a half feet closer to the street.
There is no change in the total area of the building envelope. The shape of the building
envelope will be modified slightly to accommodate the proposed building expansion.
The proposed building envelope is within the required setbacks.
III. ZONING ANALYSIS
Address: 1314 Spraddle Creek Road
Legal Description: Lot 15, Spraddle Creek Estates
Existing Zoning: Hillside Residential
Existing Land Use Designation: Hillside Residential
Mapped Geological Hazards: Mod. Debris Flow, Medium Severity Rock Fall
Development
Allowed /
Existing
Proposed
Change
Standard
Required
Site Area
21,780 sq. ft.
34,118 sq. ft.
34,118 sq. ft.
No Change
Setbacks*
Per building
Front: 40'+
Front: 40'+
North Side: VT
envelope
Rear: 28'+
Rear: 28'+
Side: 15'+
Side: 15'+
North Side:33'
North Side:31'6"
Density
2 dwelling
1 dwelling unit
No Change
No Change
units/lot
Building
N/A
11,007. ft.
11,007 sq. ft.
No Change
Envelope Area
Building Envelopes
The purpose of platting building envelopes is to define the portion of the lot where
structures on the lot must be located. Building envelopes are more restrictive than
setbacks, which only require that structures be located a minimum distance from a
property line. Building envelopes are often used to maintain views and separation of
structures, protect vegetation, and prevent development on sensitive areas including
geological and hydrological resources.
IV. APPLICABLE PLANNING DOCUMENTS
Title 13: Subdivision Reaulations, Vail Town Code (in part)
13-12-1: PURPOSE AND INTENT:
The purpose of this chapter is to establish criteria and an appropriate review process
whereby the planning and environmental commission may grant exemptions from the
definition of the term "subdivision" for properties that are determined to fall outside the
purpose, purview and intent of chapters 3 and 4 of this title. This process is intended to
Town of Vail Page 2
allow for the platting of property where no additional parcels are created and
conformance with applicable provisions of this code has been demonstrated.
13-12-2: EXEMPTIONS IN PROCEDURE AND SUBMITTALS:
"Exemption plats", as defined in section 13-2-2 of this title, shall be exempt from
requirements related to preliminary plan procedures and submittals. Exemption plat
applicants may be required to submit an environmental impact report if required by title
12, chapter 12 of this code.
13-12-3: PLAT PROCEDURE AND CRITERIA FOR REVIEW:
The procedure for an exemption plat review shall be as follows.-
A.
ollows:
A. Submission of Proposal, Waiver of Requirements: The applicant shall submit two
(2) copies of the proposal following the requirements for a final plat in subsection
13-3-6B of this title, with the provision that certain of these requirements may be
waived by the administrator and/or the planning and environmental commission if
determined not applicable to the project.
B. Public Hearing: The administrator will schedule a public hearing before the
planning and environmental commission and follow notification requirements for
adjacent property owners and public notice for the hearing as found in subsection
13-3-6B 1 of this title.
C. Review and Action On Plat: The planning and environmental commission shall
review the plat and associated materials and shall approve, approve with
modifications or disapprove the plat within twenty one (21) days of the first public
hearing on the exemption plat application or the exemption plat application will be
deemed approved. A longer time period for rendering a decision may be granted
subject to mutual agreement between the planning and environmental
commission and the applicant. The criteria for reviewing the plat shall be as
contained in section 13-3-4 of this title.
V. REVIEW CRITERIA
The following are review criteria from Section 13-3-4 Vail Town Code, as required to
be reviewed per Section 13-12-3 C:
1. The extent to which the proposed subdivision is consistent with all the
applicable elements of the adopted goals, objectives and policies outlined in
the Vail comprehensive plan and is compatible with the development objectives
of the town; and
Staff finds that the proposed exemption plat is consistent with all applicable elements of
the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and
Town of Vail Page 3
is compatible with the development objectives of the Town. Specifically, the exemption
plat helps to ensure that construction of the home on Lot 15 preserves as much
significant vegetation as possible on this site, by relocating the envelope to an area that
was previously disturbed and utilized as a driveway.
By limiting the size of the building envelope to the existing size, the applicant will gain
no additional area, and the site will remain consistent with the original design intent of
this subdivision.
Staff finds that this criterion has been met.
2. The extent to which the proposed subdivision complies with all of the
standards of this title, as well as, but not limited to, title 12, "Zoning
Regulations", of this code, and other pertinent regulations that the planning and
environmental commission deems applicable;
Staff finds that the proposed exemption plat is in compliance with all standards of Title
13, Subdivision Regulations, and Title 12, Zoning Regulations, Vail Town Code. The
location of the building envelope is consistent with other building envelopes approved
within this subdivision, and with the setback standards in the underlying Hillside
Residential zone district. The applicant has received conditional approval from the
Design Review Board for the proposed addition.
Staff finds that this criterion has been met.
3. The extent to which the proposed subdivision presents a harmonious,
convenient, workable relationship among land uses consistent with municipal
development objectives;
Staff finds the proposed exemption plat presents a harmonious, convenient, workable
relationship among land uses that is consistent with municipal development objectives.
Staff has reviewed the location of the building envelope to ensure that the proposed
envelope change will have no negative impacts on views, light, access, existing
vegetation, slopes, or other impacts to adjacent lots.
Staff finds that this criterion has been met.
4. The extent of the effects on the future development of the surrounding
area;
Staff finds the proposed exemption plat will have no negative impacts on the future
development of the surrounding area. The proposed changes to the building envelope
will have no impacts on the future development of the subdivision or any of the
individual lots within the subdivision or the neighborhood.
Staff finds that this criterion has been met.
Town of Vail Page 4
5. The extent to which the proposed subdivision is located and designed to
avoid creating spatial patterns that cause inefficiencies in the delivery of public
services, or require duplication or premature extension of public facilities, or
result in a "leapfrog" pattern of development;
As this application is for a modification to an existing platted envelope within a
developed subdivision, staff finds the proposed exemption plat will not cause any
inefficiency in the delivery of public services and will not require duplication or
premature extension of public services, and will not result in a leapfrog pattern of
development. This is due to the fact that the subdivision is platted and developed. No
changes are proposed to the location of roads, utilities, easements or other changes
that impact the delivery of public services.
Staff finds that this criterion has been met.
6. The extent to which the utility lines are sized to serve the planned ultimate
population of the service area to avoid future land disruption to upgrade
undersized lines;
Staff finds the utility lines are sized to serve a complete build -out of the site, and which
are not impacted by this building envelope modification.
Staff finds that this criterion has been met.
7. The extent to which the proposed subdivision provides for the growth of an
orderly viable community and serves the best interests of the community as a
whole;
Staff finds that the proposed exemption plat provides for the growth of an orderly viable
community and serves the best interests of the community as a whole by allowing
flexibility in the siting of the home to provide efficient design. This application will
maintain views from adjacent properties and preserve vegetation in the location of the
current building envelope, which is in the best interest of the community as a whole.
Staff finds that this criterion has been met.
8. The extent to which the proposed subdivision results in adverse or
beneficial impacts on the natural environment, including, but not limited to, water
quality, air quality, noise, vegetation, riparian corridors, hillsides and other
desirable natural features;
Staff finds the proposed exemption plat will not result in any adverse impacts on the
natural environment, including, but not limited to, water quality, air quality, noise,
vegetation, riparian corridors, hillsides and other desirable natural features. The revised
Town of Vail Page 5
location of the building envelope will preserve existing vegetation and allow
development in areas with no vegetation.
Staff finds that this criterion has been met.
9. Such other factors and criteria as the commission and/or council deem
applicable to the proposed subdivision.
VI. STAFF RECOMMENDATION
The Community Development Department recommends the Planning and
Environmental Commission approves the request for review of the final plat, pursuant
to Title 12, Chapter 13, Exemption Plat Review Procedures to allow for an adjustment to
the location of the platted building envelope for Fourth Amendment to Spraddle Creek
Estates Lot 15, located at 1314 Spraddle Creek Road, and setting forth details in regard
thereto. (PEC21-0024) This recommendation is based upon the review of the criteria in
Section V of this memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve this plat
amendment, the Community Development Department recommends the Commission
pass the following motion:
"Based on the evidence and testimony presented at this hearing and the review criteria
in Section V of the staff memorandum, the Planning and Environmental Commission
hereby approves a request for a final plat, pursuant to Section 13-12-3 Plat Procedures
and Criteria for Review, Vail Town Code, to allow for an adjustment to the location of
the platted building envelope for Fourth Amendment to Spraddle Creek Estates Lot 15,
located at 1314 Spraddle Creek Road, and setting forth details in regard thereto.
(PEC21-0024)
Should the Planning and Environmental Commission choose to approve this plat
amendment, the Community Development Department recommends the Commission
pass the following findings:
" Based upon the review of the criteria outlined in Section V of the staff
memorandum to the Planning and Environmental Commission dated June 14,
2021, and the evidence and testimony presented, the Planning and
Environmental Commission finds.-
1.
inds:
1. That the subdivision is in compliance with the criteria listed in Section 13-3-4 A,
Vail Town Code; and
2. That the subdivision is consistent with the adopted goals, objectives and policies
outlined in the Vail comprehensive plan and compatible with the development
objectives of the town; and
Town of Vail Page 6
3. That the subdivision is compatible with and suitable to adjacent uses and
appropriate for the surrounding areas; and
4. That the subdivision promotes the health, safety, morals, and general welfare of
the town and promotes the coordinated and harmonious development of the town
in a manner that conserves and enhances its natural environment and its
established character as a resort and residential community of the highest
quality. "
VII. ATTACHMENTS
A. Vicinity Map
B. Applicant Narrative
C. Amended Plat
Town of Vail Page 7
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BEF2GLUNU Architects, LLC
April 23, 2021
RE: Exemption Plat Submittal: Lot 15 Spraddle Creek Estates Building Envelope
Amendment
Project Narrative
To: Town of Vail Planning and Environmental Commission
Bill and Julie Esrey are requesting a minor amendment to the Building Envelope for their property
at 1314 Spraddle Creek Rd, lot 15 of Spraddle Creek Estates, Vail, CO. This amendment does
not increase the size of the Building Envelope. They propose to remove 23.9 SF of the Building
Envelope at the north west corner of the Building Envelope and add 23.9 SF at the corner just
North of it as is shown on the submitted Amended Plat and architectural site plan.
This amendment is to allow an addition to the existing home, which includes a 171 SF addition to
the garage footprint to allow for the creation of a new internal stair at the back of the garage up to
a new level above the garage. This stair connects to the homes existing stair from the main level
to the garage. We are expanding the garage 5.5' towards the street (to the north east) at the
double bay portion of the garage and 3' towards the street at the single bay portion in order to
accommodate the new stair.
The addition on the upper level is 1,069 SF and includes two bedrooms and two bathrooms. The
total added SF is 1,240 SF. The proposed GRFA for the house with the addition is under the
allowable GRFA by 873 SF.
The house with the addition is under the allowable Site Coverage as shown on A2.2 by 297 SF.
The addition is under the 33' height limit from existing grade, which in all cases is more restrictive
than finish grade.
The house addition design and the Proposed Building Envelope Amendment was approved by
Spraddle Creek Estates Architectural Control Committee (SCE ACC) and an approval letter for
each was provided with the application. The SCE ACC did not think the minor proposed Building
Envelope Amendment had any negative impact on the surrounding neighbors and to our
knowledge, none of the neighbors have expressed any concerns. Everyone we have spoken
with at the SCE ACC and the neighbors we have communicated with in the SCE approval
process have been very supportive of the proposed amendment.
Sincerely,
Hans Berglund Architects L.L.C.
A Colorado Limited Liability Company
W, F:
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By:
Hans Berglund
Page 1 of 1
P.O. Box 2378, Edwards, CO 81632
Tel: 970 926-4301 fax: 970 926-4364
4-23-21
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TOWN OF DO
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: June 14, 2021
ITEM/TOPIC:
A request to review an amendment to an approved Major Exterior Alteration, pursuant to Section 12-71-1-7, Exterior Alterations and
Modifications, Vail Town Code, to allow revisions to the project's mass and scale (roof), located at 500 East Lionshead Circle/Lot 3,
Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC21-0025)
ATTACHM ENTS:
File Name Description
PEC21-0025 Staff Memo odf Staff Memorandum
Attachment A. Vicinity Mao.odf Attachment A. Vicinity Map
Attachment B. Project Narrative Revised May 24 2021.odf Attachment B. Project Narrative, Revised May 24,
2021
Attachment C. Project Plan Set Revised May 17 2021.odf Attachment C. Project Plan Set, Revised May 17,
2021
Attachment D. PEC Staff memorandum with no attachments January 28 2019 (PEC18- Attachment D. PEC Staff memorandum w/o
0034. df attachments, January 28, 2019 (PEC18-0034)
TOWN OF VAIL%
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: June 14, 2021
SUBJECT: A request to review an amendment to an approved Major Exterior Alteration,
pursuant to Section 12-7H-7, Exterior Alterations and Modifications, Vail Town
Code, to allow revisions to the project's mass and scale (roof), located at 500
East Lionshead Circle/Lot 3, Block 1, Vail Lionshead Filing 1, and setting forth
details in regard thereto. (PEC21-0025)
Applicant: Lazier Lionshead LLC, represented by OZ Architecture
Planner: Jonathan Spence
SUMMARY
The applicant, Lazier Lionshead LLC, represented by OZ Architecture, requests the
review of an amendment to an approved Major Exterior Alteration, pursuant to Section
12-7H-7, Exterior Alterations and Modifications, Vail Town Code, to allow revisions to
the project's mass and scale (roof), located at 500 East Lionshead Circle/Lot 3, Block
1, Vail Lionshead Filing 1.
On January 28, 2019 the Planning and Environmental Commission unanimously
approved a Major Exterior Alteration for the construction of a new multi -family building
with below grade parking and related site improvements. As the project has undergone
further refinements in preparation for a building permit, a number of changes have
occurred including a change to the mass and scale associated with a redesign of the
roof and internal circulation, which has necessitated an additional public review of this
discreet item. (Please see page 9 of Attachment C for the roof redesign) Minor changes
to GRFA, site coverage, landscaping, EHU requirement and snow storage are proposed
that maintain compliance with the Vail Town Code. Minor material changes will be
reviewed at an upcoming DRB meeting scheduled for June 16, 2021
II. PROJECT DESCRIPTION
The approved Legacy multi -family residential project consists of the following
components with proposed changes noted:
• Nineteen (19) residential condominiums ranging in size from 2,265 square
feet to 3,810 square feet. (Formerly 21)
• One (1) on-site Type VII-IZ Employee Housing Units totaling 1,390 square
feet with the remaining housing obligation (1,228+ square feet) met
through an offsite unit. (Formerly two on site units proposed. Overall
requirement increased by 486 square feet)
• A first floor lobby and common area including library/sitting area, outdoor
patio, and an office for building management and short-term rental
management.
• An underground parking structure containing 121 spaces. (Formerly 154
spaces. Requirement to replace existing spaces (91) maintained.)
• Associated site improvements and landscaping including pedestrian
related improvements to the alley.
Included with this memorandum is a vicinity map (Attachment A), Project Narrative,
Revised May 24, 2021 (Attachment B), Project Plan Set, Revised May 17, 2021
(Attachment C), PEC18-0034 Staff memorandum w/o attachments, January 28, 2019
(Attachment D) and a link to the electronic version of the Lionshead Redevelopment
Master Plan (Attachment E).
III. BACKGROUND
The subject property was annexed into the Town of Vail (Town) by Ordinance No. 8,
Series of 1969, which became effective on August 23, 1969. Vail/Lionshead Filing No. 1
was approved by the Board of Trustees of the Town of Vail on April 27, 1970 and was
subsequently recorded with the Eagle County Clerk and Recorder on May 10, 1970. In
1973 a two-level parking structure was built on this property and also built on the
property immediately to the east to meet the parking demands of adjacent
developments including Vail 21, the Lift House and the Lions Pride building, among
others. Over the last 25 years, the property has continued to provide this parking,
however the exact arrangements in regard to leases, easements or other legal
instruments are largely unknown. The exception to this statement is Vail 21 whose
rights and obligations related to the parking structure were resolved through legal action
in 2007. The Town of Vail is not a party to any of these private agreements.
Due to structural deficiencies, the top deck of the existing parking structure was
removed with the lower level re -graded until redevelopment occurs.
Section 12-10-3: Existing Facilities of the Vail Town Code requires that existing parking
facilities not be reduced in capacity to less than the number of spaces prescribed by the
Code. The project, as proposed, meets this requirement.
1y/
V.
ZONING ANALYSIS
Address:
Legal Description:
Lot Size:
Existing Zoning:
Land Use Designation
Geological Hazards:
500 East Lionshead Circle
Lot 3, Block 1, Vail Lionshead Filing 1
.73 acre (31,754 sq. ft.)
Lionshead Mixed Use 1 (LMU-1)
Lionshead Redevelopment Master Plan
None
Development
Required by Town
As Approved
Proposed
Standard
Code
West:
Lodging/Multi-Family
Lot Size
Min. 10,000 sq. ft.
.73 acre (31,754 sq.
.73 acre (31,754 sq.
ft.)
t.
Minimum Setbacks
Front — 10'
North: 10'
North: 10'
Side — 10'
South: 44'
South: 44'
Rear — 10'
East: 0'
East: 0'
West: 10'
West: 10'
Maximum Height
82.5 ft. max
73.1 ft. max
73.1 ft. max
71 ft. averse
71 ft. averse
71 ft. average
Maximum Dwelling
35 DUs/ per acre, or
21 dwelling units (28.8
19 dwelling units (26
units/acre
25.55 units on a .73
du/buildable acre)
du/buildable acre)
acre parc el.
GRFA
Max. 250/100
31,798 sq. ft.
36,698 sq. ft.
Buildable Site Area or
79,385 s . ft.
Site coverage
Max. 70% of site area
21,496 sq. ft. or 68%
21,919 sq. ft. or 69%
maximum
or 22,227 sq. ft.
Minimum
Min. 20% of site area
7,728 sq. ft. or 24%
6.902 sq. ft. or 22%
Landscaping
or 6,350 sq. ft.
Required Parking
1.4 per unit or 33
154 spaces
121 spaces*
spaces
The proposed 121 spaces accommodate the parking generated by the proposed development, replaces existing
parking (91 spaces) as required by Section 12-10-3 and provides a surplus of parking.
SURROUNDING LAND USES AND ZONING
North:
Lodging/Multi-Family
South:
Mixed Use
East:
Lodging/Multi-Family
West:
Lodging/Multi-Family
Lionshead Mixed Use 1
(LMU-1)
Lionshead Mixed Use 1
(LMU-1)
Lionshead Mixed Use 1
(LMU-1)
Lionshead Mixed Use 1
(LMU-1)
VI. REVIEW CRITERIA -MAJOR EXTERIOR ALTERATION
Major Exterior Alteration
Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the review criteria for
major exterior alteration applications proposed within the Lionshead Mixed Use 1 (LMU-
1) zone district. According to Section 12-7H-8, Vail Town Code, a major exterior
alteration shall be reviewed for compliance with the following criteria:
1. That the proposed major exterior alteration is in compliance with the
purposes of the Lionshead Mixed Use 1 zone district;
Staff Response:
The purposes of the Lionshead Mixed Use 1 Zone District are stated in Section 12-7H-
1, Purpose, Vail Town Code. As stated, the Lionshead Mixed Use 1 Zone District is
intended to provide sites within the area of Lionshead a mixture of multiple -family
dwellings, hotels, fractional fee clubs, restaurants, skier services and commercial/retail
establishments. The development standards prescribed for the district were established
to provide incentives for development in accordance with the goals and objectives of the
Lionshead Redevelopment Master Plan.
The proposed residential project, which includes nineteen (19) for sale condominiums
and one (1) Employee Housing Unit (EHU) is consistent with this stated purpose.
Staff finds this criterion to be met.
2. That the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan;
Staff Response:
Chapter 2: Introduction
Section 2.3 of the Lionshead Redevelopment Master Plan outlines the six policy
objectives of the plan. Staff believes the following objectives are the most germane to
this application.
1) Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a warmer, more
vibrant environment for guests and residents. Lionshead needs an appealing and
coherent identity, a sense of place, a personality, a purpose, and an improved
aesthetic character.
3) Stronger Economic Base through Increased Live Beds
In order to enhance the vitality and viability of Vail, renewal and redevelopment in
Lionshead must promote improved occupancy rates and the creation of additional
bed base ("live beds" or "warm beds") through new lodging products.
4) Improved Access and Circulation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved
within and through Lionshead.
5) Improved Infrastructure
The infrastructure of Lionshead (streets, walkways, transportation systems, parking,
utilities, loading and delivery systems, snow removal and storage capacity) and its
public and private services must be upgraded to support redevelopment and
revitalization efforts and to meet the service expectations of our guests and
residents.
Staff believes the proposed amendment to the major exterior alteration conforms to
these policy objectives. The project replaces an obsolete and unattractive parking deck,
increases the live bed base and improves and pedestrianizes an existing alley, largely
dominated currently by automobiles.
Chapter 4: Master Plan Recommendations
Chapter 4 of the Lionshead Redevelopment Master Plan provides specific
recommendations related to physical and visual connections, public transportation,
vehicular and pedestrian circulation, housing, public art, and live beds. Staff has
included for discussion only those recommendations that are relevant to the proposed
expansion and remodel.
Section 4.8 of the Lionshead Redevelopment Master Plan addresses parking. The
project proposes to replace existing parking, in compliance with Section 12-10-3 of the
Vail Town Code, provide the required parking the residential uses and provide
additional parking to increase the overall Lionshead inventory.
Section 4.9 of the Lionshead Redevelopment Master Plan addresses employee
housing. The applicant is proposing to mitigate the housing needs created by the new
residential project with two onsite Employee Housing Units (EHUs). The housing
requirement generated by the proposal is:
New Residential GRFA
36,698 square feet of GRFA X 10% mitigation rate = 3,669 square feet
of EHU required
Existing Commercial Uses (Lion's Pride Building)
1,818 sq. ft. office X 3.2 employees/1,000 sq. ft. = 5.8 employees
3,636 sq. ft. retail X 2.4 employees/1,000 sq. ft. = 8.7 employees
Total Employees 14.5 X 20% mitigation rate = 2.9 employees
2.9 employees equate to 1,051 sq. ft. of EHU which is credited to the project.
Project proposes two (2) EHUs totaling 2,618 square feet (one on site)
Section 4.13 of the Lionshead Redevelopment Plan addresses the need for the
maintenance, preservation and enhancement of the live bed base. The live bed base is
critical to the success of Lionshead and special emphasis has been placed on the
importance of increasing the number of live beds as the area undergoes
redevelopment. In keeping with this goal, the project has included a lobby, sitting room,
fitness facility and outdoor patio/hot tub space that will provide on-site facilities typically
associated with hotels. Short-term rentals of units will be permitted by the project
covenants and owners will be permitted to rent units via AirBNB-type services or will be
able to utilize on-site management for short-term rentals. It should be noted that, per
Section 4.13 of the Lionshead Redevelopment Master Plan, applications for new
development or redevelopment which maintain, preserve, and enhance the live bed
base in Lionshead have a significantly greater chance of approval in the development
review process than those which do not.
Chapter 5: Detailed Plan Recommendations
Section 5.7.5 of the Lionshead Redevelopment Master Plan addresses specific
recommendations for the Lions Pride Building and Parking Deck:
5.7.5 Lions Pride Building and Parking Deck
The Lions Pride building and the parking deck across the alley are not in primary
locations in the retail core but, because they are in very questionable condition (both
visually and physically), their redevelopment and compliance with the Master plan
should be considered a priority. An opportunity exists to convert the existing alleyway
into a true arrival point for these properties and an enhanced pedestrian walkway. The
existing parking must be replaced, most likely underneath a new structure, and could be
accessed directly from East Lionshead Circle or from the alley.
The project responds directly to these recommendations through the redevelopment of
an unsightly parking deck, improvements to the existing alleyway and the replacement
of all existing parking within the redevelopment.
Chapter 7: Development Standards
This major exterior alteration application conforms to the development standards of both
the Lionshead Redevelopment Master Plan and the Lionshead Mixed Use 1 District with
the exception of the requested side setback variance.
Chapter 8: Architectural Design Guidelines
This chapter of the Lionshead Redevelopment Master Plan addresses required
architectural considerations in both the general and the specific. Staff, with the
assistance of the PEC, has worked closely with the applicant on an architectural
approach that addresses both. The project provides a link to historical alpine references
and Vail Village precedents while incorporating contemporary approaches. To the
specific, the project has addressed all relevant recommendations concerning building
massing and form, wall surfaces and materials, balconies, windows and doors, roofs,
chimneys, and detailing.
Staff finds this criterion to be met.
3. That the proposal does not otherwise have a significant negative effect on
the character of the neighborhood; and,
Staff Response:
Staff has reviewed the proposal in an attempt to identify any significant negative
impacts that may be created on the character of the neighborhood as a result of the
construction of the project. The proposal conforms to the development standards of the
Lionshead Mixed Use 1 District, and is not anticipated to have a negative effect on the
character of the neighborhood.
Staff finds this criterion to be met.
4. That the proposal substantially complies with other applicable elements of
the Vail Comprehensive Plan.
Staff Response:
Staff has reviewed the Vail Comprehensive Plan to determine which elements of the
Plan apply to the review of this proposal. Upon review of the Plan, Staff has determined
that the following elements of the Plan apply:
Transportation Master Plan (adopted 1993)
Lionshead Redevelopment Master Plan (adopted 1998)
The project is subject to the recently adopted Transportation Impact Fee
Residential Dwelling Units, Two Family or Multiple Family (In the Core Area)
19 units x $5,066.00 / unit =$96,254.00
Transportation Impact Fee= $96,254.00
*The actual fee in lieu will be determined at the time of building permit review and
is subject to change.
Staff also believes this proposal complies with the applicable elements of the Lionshead
Redevelopment Master Plan (refer to criteria #2 above).
In summary, Staff believes that the applicant has presented evidence that the proposed
major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use
1 District, that the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan, that the proposal does not otherwise have a significant
negative effect on the character of the neighborhood, and that the proposal substantially
complies with other applicable elements of the Vail Comprehensive Plan.
Staff finds this criterion to be met.
VII. STAFF RECOMMENDATIONS
Major Exterior Alteration
The Community Development Department recommends approval, with conditions, of
this request for an amendment to an approved Major Exterior Alteration, pursuant to
Section 12-7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow for
construction of a new multifamily structure with below grade parking, located at 500
East Lionshead Circle/Lot 3, Block 1, Vail Lionshead Filing 1, and setting forth details in
regard thereto. (PEC21-0025) Staff's recommendation is based upon the criteria
outlined in Section VI of this memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve this exterior
alteration or modification request, the Community Development Department
recommends the Commission pass the following motion:
"The Planning and Environmental Commission approves the applicant's request for
an amendment to an approved Major Exterior Alteration, pursuant to Section 12-7H-
7, Exterior Alterations or Modifications, Vail Town Code, to allow for construction of a
new multifamily structure with below grade parking, located at 500 East Lionshead
Circle/Lot 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard
thereto. "
Should the Planning and Environmental Commission choose to approve this Major
Exterior Alteration request, the Community Development Department recommends the
Commission imposes the following conditions:
1. Approval of this project is contingent upon the applicant obtaining Town of Vail
design review approval for this proposal.
2. The Transportation Impact Fee shall be paid to the Town of Vail by the applicant
prior to issuance of any building permit.
3. Prior to the issuance of the first certificate of occupancy for the project, the
Applicant shall execute and record deed restrictions, in a form approved by the
Town Attorney, for the on-site employee housing units (EHUs).
Should the Planning and Environmental Commission choose to approve the exterior
alteration request, the Community Development Department recommends the
Commission makes the following findings:
"Based upon the review of the criteria outlined in Section VI of the Staff
memorandum to the Planning and Environmental Commission dated June 14, 2021,
and the evidence and testimony presented, the Planning and Environmental
Commission finds.-
1.
inds:
1. That the proposed Major Exterior Alteration is in compliance with the purposes of
the LMU-1 district as specified in section 12-7H-1 of the Zoning Regulations, and
2. That the proposal is consistent with applicable elements of the Vail
Comprehensive Plan, and
3. That the proposal does not otherwise negatively alter the character of the
neighborhood.
VIII. ATTACHMENTS
A. Vicinity Map
B. Project Narrative, Revised May 24, 2021
C. Project Plan Set, Revised May 17, 2021
D. PEC Staff memorandum w/o attachments, January 28, 2019 (PEC18-0034)
E. Link to Lionshead Redevelopment Master Plan
https://www.vailgov.com/Portals/0/docs/communitv%20development/Planninq%20Pr
oiects/Lionshead%20Master%20PIan/Lionshead-Redevelopment-Master-Plan-
20180328.pdf
11
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Legacy at Vail Square
Planning and Environmental Committee Review No. Three
A Narrative Concerning Changes from the Previous Review
May 24, 2021 Vail, Colorado
For the commission:
Lion's View has gone through a bit of a transformation during the pandemic, but one significant enough
to result in our return to the PEC. The team greatly appreciates the service of the committee and the
time allotted for our explanation of the changes to both our program and the overall form of the
project.
The first to be noted is the change of the name of our project from "Lion's View" to "Legacy at Vail
Square" in honor of our leader, Mr. Bob Lazier. Bob loved working on the replacement of the former
garage and Lion's Pride building on this site with something he saw as a new way of living in the resort
town, and we are all honored to continue his work on a true legacy development.
Many of the alterations during our year-long pandemic postponement have been the result of a value
engineering exercise. The structural system was changed from predominantly steel construction to that
of post -tensioned concrete. Larger columns were therefore needed which, by default, have changed
some of the facades to a bit more "solid". We will point out these alterations as we move around the
building and hopefully reveal that the building is still quite welcoming and transparent.
The mechanical systems were removed from the roof for cost purposes as well which, we feel, has
resulted in a beneficial outcome for the project and the neighborhood, as well. This rather dramatic
change did however require some revision to the roof forms which, again, we will explain as we move
through the submittal.
Another cause for formal changes has to do with the reduction of the number of units from 23 down to
20. This unit merging resulted in a few window changes and a literal combining of some of the south -
facing decks. We hope it is agreed that these too have made the project aesthetically more refined.
What follows is a sheet -by -sheet accounting of other alterations to the Legacy project since our last
submittal:
A-000. The image in the upper left corner of our cover sheet was included in our original submittal. Bob
and his team discussed it so often that, with a resubmittal, we wanted to include it. He felt it was an
accurately regal reference to be used for Lion's View to show Bob's intentions of producing a stately
residential building on the edge of Lionshead Village. By this, he meant to refer not to the color per se
but more to the treatment of the detailed walls and the interesting configuration of roofs.
A -101-C. As a value engineering item, the zinc shingles on the octagonal feature in the southeast corner
of the project have been changed to match the rest of our roof structure, as a dark grey shingle.
The combination into a single south -facing balcony where previously there were two separate
cantilevered decks is due, again, to the change from four units per floor to only three. The entire center
of the layout is a single unit so the balconies for it have been combined.
What was previously a two story, rough stone base has been reduced to a more traditionally seen single
story. This stone will still match that which is found on the nearby Visitor Center.
The large amount of cast stone discussed previously has been reduced to include only the major
features at the south, east and west entry/balcony structures which will continue to reflect their special
nature in cast stone. The cast stone decorative elements elsewhere will be made of the same profiles
and of the stone -finish stucco, which we showed to the DRB at our last meeting with them. This is the
same strategy utilized at many of the Arrabelle facades.
A -103-C. This rendering provides the first look at our revised north elevation. Many of the images which
follow will illustrate this change as well and all of them concern the removal of all of our mechanical
equipment from the roof top and the placement of it in the lowest level of our garage. This north fagade
has continued to become more articulated as the project has moved along.
A -104-C. The rendering on this page clearly shows an effect of the change in structural systems, as did
the one just before it. Both the North-east and North-west corners of the structure needed to be
enlisted by the engineers to provide key concrete columns for the building and have therefore become
more solid. Small bedroom windows shown earlier no longer fit into the plan for these areas.
A -105-C. That previously mentioned move of the mechanical plant to the basement of the parking
garage below also required some creative ways to comply with codes to exhaust certain elements to the
roof. As seen on this page, a chimney, similar to many at the Arrabelle, has now occupied the North-
west corner of the structure so as to attract as little attention as possible.
A -106-C. This rendered view also illustrates the new roof usage. Addressing a recent national trend to
attempt to use roofs in a more sustainable and enjoyable way by moving mechanical equipment to the
basement while occupying roofs, has proven to be far more advantageous for the users of our building
and perhaps for those looking from the gondola down on our roof top. Note that all light fixtures on this
level will be Dark Sky Compliant as well.
Also shown here, down at the plaza level, is an element in the landscape which results in a better linkage
to the Lionshead Mall level for those who park in the garage. An elevator has been added within the
garage for the use of Legacy guests and for those from the Lift House and the Arcade building who will
park there. They can now get to their structures with mall entrances from their parking spaces in Legacy
by use of this new elevator.
A -107-C. This page illustrates that most of the materials we suggested previously are still in use
however we have added some photographs of the stone-like stucco that we introduced to the DRB back
in 2018.
A-108-13. Once again, the change of a roof -top mechanical well to a more desirable amenity is shown in
plan here.
A -300-C. This sheet directly reflects our changes to the north elevation. For quit a while we have been
considering a massing change to this elevation to make it both more balanced and more symmetrical.
The earlier scheme seemed to have its emphasis a bit misplaced — accentuating the exit stairs as
opposed to the center gable element as we feel the south elevation does successfully. With the change
from mechanical to an amenity space on the roof, we felt we could achieve a better balance by lowering
the stair towers and raising the central feature. This we refer to as, "getting rid of the shrugged
shoulders and standing up straight". The design strategy also allows the lantern atop the octagon to be
better seen from the north and perhaps, from 1-70.
All height limits have all been adhered to and have been reviewed with the planning staff and Mr.
Jonathan Spence.
A -301-C through A -306-C. These sheets provide an additional tour around the building with rendered
reviews of the previous and currently proposed schemes. We believe all of the issues addressed above
are evident in these comparisons.
G -005-C and G -006-C. These sheets provide the record of our compliance with the relevant height
limitations mandated by the Lionshead Master Plan. They too have been reviewed by Jonathan and
staff.
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TOWN OF VAIL
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: January 28, 2019
SUBJECT: A request for the review of a Major Exterior Alteration, pursuant to Section 12-
7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow for
construction of a new multifamily structure with below grade parking, located at
500 East Lionshead Circle/Lot 3, Block 1, Vail Lionshead Filing 1, and setting
forth details in regard thereto. (PEC18-0034)
and
A request for the review a variance from Section 12-7H-10, Setbacks, Vail Town
Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, to allow for a
side setback of zero feet (0') where ten feet (10') is required for a new multifamily
structure, located at 500 East Lionshead Circle/Lot 3, Block 1, Vail Lionshead
Filing 1, and setting forth details in regard thereto. (PEC18-0036)
Applicant: Lazier Lionshead LLC, represented by Braun Associates, Inc.
Planner: Jonathan Spence
SUMMARY
The applicant, Lazier Lionshead LLC, represented by Braun Associates, Inc., requests
the review of a Major Exterior Alteration, pursuant to Section 12-7H-7, Exterior
Alterations or Modifications, Vail Town Code, to allow for construction of a new
multifamily structure with below grade parking, located at 500 East Lionshead Circle/Lot
3, Block 1, Vail Lionshead Filing 1. In addition, the applicant also requests the review of
a variance from Section 12-7H-10, Setbacks, Vail Town Code, pursuant to Title 12
Chapter 17, Variances, Vail Town Code, to allow for a side setback of zero feet (0')
where ten feet (10') is required for the new multifamily structure.
On November 26, 2019 the applicant presented the project before the Planning and
Environmental Commission in an introductory meeting. During the meeting a limited
number of concerns were expressed by Commissioners and members of the public.
The applicant has responded to or addressed these concerns in an attached
memorandum, included as Attachment C. included with memorandum are computer
images showing the project in context with the surrounding area and a sheet comparing
the previous and proposed north elevation.
Staff has received a correspondence from Jenna Skinner with JS Designs of Minturn
who has been retained by the Lift House Homeowner's Association to review the
potential impacts of the Lazier Project. This correspondence has been included as
Attachment E.
II. DESCRIPTION OF REQUEST
Lazier Lionshead LLC, represented by Braun Associates, Inc. is proposing a six -story
multi -family residential project consisting of the following components:
• Twenty-one (21) residential condominiums ranging in size from 2,265
square feet to 3,810 square feet.
• Two (2) on-site Type VII-IZ Employee Housing Units totaling 2,206 square
feet with the remaining housing obligation met either through fee -in -lieu or
through an offsite unit.
• A first floor lobby and common area including library/sitting area, outdoor
patio, and an office for building management and short-term rental
management.
• An underground parking structure containing 154 spaces.
• Associated site improvements and landscaping including pedestrian
related improvements to the alley.
Included with this memorandum is a vicinity map (Attachment A), Project Narrative
(Attachment B), a Summary of Design Refinements (Attachment C), Plan Set with
renderings (Attachment D), Correspondence from Jenna Skinner with JS Designs
(Attachment E), and a link to the electronic version of the Lionshead Redevelopment
Master Plan (Attachment F).
III. BACKGROUND
The subject property was annexed into the Town of Vail (Town) by Ordinance No. 8,
Series of 1969, which became effective on August 23, 1969. Vail/Lionshead Filing No. 1
was approved by the Board of Trustees of the Town of Vail on April 27, 1970 and was
subsequently recorded with the Eagle County Clerk and Recorder on May 10, 1970. In
1973 a two-level parking structure was built on this property and also built on the
property immediately to the east to meet the parking demands of adjacent
developments including Vail 21, the Lift House and the Lions Pride building, among
others. Over the last 25 years, the property has continued to provide this parking,
however the exact arrangements in regard to leases, easements or other legal
instruments are largely unknown. The exception to this statement is Vail 21 whose
rights and obligations related to the parking structure were resolved through legal action
in 2007. The Town of Vail is not a party to any of these private agreements.
Due to structural deficiencies, the top deck of the existing parking structure was
removed this past summer with the lower level re -graded until redevelopment occurs.
Section 12-10-3: Existing Facilities of the Vail Town Code requires that existing parking
facilities not be reduced in capacity to less than the number of spaces prescribed by the
Code. The project, as proposed, meets this requirement.
V. APPLICABLE PLANNING DOCUMENTS
Title 12, Zoninq Regulations, Vail Town Code (in part)
ARTICLE H — Lionshead Mixed Use 1 (LMU-1) District
12-7H-1: PURPOSE.-
The
URPOSE:
The Lionshead mixed use 1 district is intended to provide sites for a mixture of multiple -
family dwellings, lodges, hotels, fractional fee clubs, timeshares, lodge dwelling units,
restaurants, offices, skier services, and commercial establishments in a clustered,
unified development. Lionshead mixed use 1 district, in accordance with the Lionshead
redevelopment master plan, is intended to ensure adequate light, air, open space and
other amenities appropriate to the permitted types of buildings and uses and to maintain
the desirable qualities of the zone district by establishing appropriate site development
standards. This zone district is meant to encourage and provide incentives for
redevelopment in accordance with the Lionshead redevelopment master plan.
This zone district was specifically developed to provide incentives for properties to
redevelop. The ultimate goal of these incentives is to create an economically vibrant
lodging, housing, and commercial core area. The incentives in this zone district include
increases in allowable gross residential floor area, building height, and density over the
previously established zoning in the Lionshead redevelopment master plan study area.
The primary goal of the incentives is to create economic conditions favorable to
inducing private redevelopment consistent with the Lionshead redevelopment master
plan. Additionally, the incentives are created to help finance public off site
improvements adjacent to redevelopment projects. With any
development/redevelopment proposal taking advantage of the incentives created
herein, the following amenities will be evaluated: streetscape improvements,
pedestrian/bicycle access, public plaza redevelopment, public art, roadway
improvements, and similar improvements. (Ord. 29(2005) § 24: Ord. 3(1999) § 1)
12-7H-2: PERMITTED AND CONDITIONAL USES, BASEMENT OR GARDEN LEVEL.-
A.
EVEL:
A. Permitted Uses: The following uses shall be permitted in basement or garden levels
within a structure.-
Banks
tructure:
Banks and financial institutions.
Child daycare centers.
Commercial ski storage/ski club.
Eating and drinking establishments.
Employee housing units, as further regulated by chapter 13 of this title.
Personal services and repair shops.
Professional offices, business offices and studios.
Public or private lockers and storage.
Recreation facilities.
Retail establishments.
Skier ticketing, ski school and skier services.
Travel and ticket agencies.
Additional uses determined to be similar to permitted uses described in this
subsection, in accordance with the provisions of section 12-3-4 of this title.
12-7H-3: PERMITTED AND CONDITIONAL USES, FIRST FLOOR OR STREET
LEVEL.-
A.
EVEL:
A. Permitted Uses: The following uses shall be permitted on the first floor or street level
within a structure.-
Banks,
tructure:Banks, with walk-up teller facilities.
Child daycare centers.
Eating and drinking establishments.
Employee housing units, as further regulated by chapter 13 of this title.
Recreation facilities.
Retail stores and establishments.
Skier ticketing, ski school and skier services.
Travel and ticket agencies.
Additional uses determined to be similar to permitted uses described in this
subsection, in accordance with the provisions of section 12-3-4 of this title.
12-7H-4: PERMITTED AND CONDITIONAL USES, SECOND FLOOR AND ABOVE:
A. Permitted Uses: The following uses shall be permitted on those floors above the first
floor within a structure.-
Accommodation
tructure:
Accommodation units.
Attached accommodation units.
Employee housing units, as further regulated by chapter 13 of this title.
Lodges.
Multiple -family residential dwelling units, lodge dwelling units.
Additional uses determined to be similar to permitted uses described in this
subsection, in accordance with the provisions of section 12-3-4 of this title.
12-7H-6: ACCESSORY USES.-
The
SES:
The following accessory uses shall be permitted in the Lionshead mixed use 1 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.
Loading and delivery and parking facilities customarily incidental and accessory to
permitted and conditional uses.
Minor arcades.
Offices, lobbies, laundry, and other facilities customarily incidental and accessory to
hotels, lodges, and multiple -family uses.
Outdoor dining decks and patios.
Swimming pools, tennis courts, patios or other recreation facilities customarily incidental
to permitted residential or lodge uses.
Other uses customarily incidental and accessory to permitted or conditional uses, and
necessary for the operation thereof. (Ord. 29(2005) § 24: Ord. 3(1999) § 1)
12-7H-7: EXTERIOR ALTERATIONS OR MODIFICATIONS:
A. Review Required: The construction of a new building or the alteration of an existing
building that is not a major exterior alteration as described in subsection 8 of this
section shall be reviewed by the design review board in accordance with chapter 11
of this title.
1. Submittal Items Required: The submittal items required for a project that is not a
major exterior alteration shall be provided in accordance with section 12-11-4 of
this title.
B. Major Exterior Alteration: The construction of a new building or the alteration of an
existing building which adds additional dwelling units, accommodation units,
fractional fee club units, timeshare units, any project which adds more than one
thousand (1, 000) square feet of commercial floor area or common space, or any
project which has substantial off site impacts (as determined by the administrator)
shall be reviewed by the planning and environmental commission as a major exterior
alteration in accordance with this chapter and section 12-3-6 of this title. Any project
which requires a conditional use permit shall also obtain approval of the planning
and environmental commission in accordance with chapter 16 of this title. Complete
applications for major exterior alterations shall be submitted in accordance with
administrative schedules developed by the department of community development
for planning and environmental commission and design review board review.
1. Submittal Items Required, Major Exterior Alteration: The following submittal
items are required.-
a.
equired:
a. Application: An application shall be made by the owner of the building
or the building owner's authorized agent or representative on a form
provided by the administrator. Any application for condominiumized
buildings shall be authorized by the condominium association in
conformity with all pertinent requirements of the condominium
association's declarations.
b. Application, Contents: The administrator shall establish the submittal
requirements for an exterior alteration or modification application. A
complete list of the submittal requirements shall be maintained by the
administrator and filed in the department of community development.
Certain submittal requirements may be waived and/or modified by the
administrator and/or the reviewing body if it is demonstrated by the
applicant that the information and materials required are not relevant to
the proposed development or applicable to the planning documents that
comprise the Vail comprehensive plan. The administrator and/or the
reviewing body may require the submission of additional plans,
drawings, specifications, samples and other materials if deemed
necessary to properly evaluate the proposal.
C. Work Sessions/Conceptual Review: If requested by either the applicant or the
administrator, submittals may proceed to a work session with the planning and
environmental commission, a conceptual review with the design review board, or a
work session with the town council.
D. Hearing: The public hearing before the planning and environmental commission shall
be held in accordance with section 12-3-6 of this title. The planning and
environmental commission may approve the application as submitted, approve the
application with conditions or modifications, or deny the application. The decision of
the planning and environmental commission may be appealed to the town council in
accordance with section 12-3-3 of this title.
E. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article
shall lapse and become void two (2) years following the date of approval by the
design review board unless, prior to the expiration, a building permit is issued and
construction is commenced and diligently pursued to completion. Administrative
extensions shall be allowed for reasonable and unexpected delays as long as code
provisions affecting the proposal have not changed. (Ord. 29(2005) § 24: Ord.
5(2003) § 11: Ord. 8(200 1) § 2: Ord. 3(1999) § 1)
12-7H-8: COMPLIANCE BURDEN.-
It
URDEN:
It shall be the burden of the applicant to prove by a preponderance of the evidence
before the planning and environmental commission and the design review board that
the proposed exterior alteration or new development is in compliance with the purposes
of the Lionshead mixed use 1 district, that the proposal is consistent with applicable
elements of the Lionshead redevelopment master plan and that the proposal does not
otherwise have a significant negative effect on the character of the neighborhood, and
that the proposal substantially complies with other applicable elements of the Vail
comprehensive plan. (Ord. 29(2005) § 24: Ord. 3(1999) § 1)
12-7H-9: LOT AREA AND SITE DIMENSIONS.-
The
IMENSIONS:
The minimum lot or site area shall be ten thousand (10, 000) square feet of buildable
area. (Ord. 3(1999) § 1)
12-7H-10: SETBACKS.-
The
ETBACKS:
The minimum building setbacks shall be ten feet (10) unless otherwise specified in the
Lionshead redevelopment master plan as a build to line. (Ord. 29(2005) § 24: Ord.
3(1999) § 1)
12-7H-11: HEIGHT AND BULK:
Buildings shall have a maximum average building height of seventy one feet (71) with a
maximum height of 82.5 feet, as further defined by the Lionshead redevelopment
master plan. All development shall comply with the design guidelines and standards
found in the Lionshead redevelopment master plan. Flexibility with the standard, as
incorporated in the Lionshead redevelopment master plan, shall be afforded to
redevelopment projects which meet the intent of design guidelines, as reviewed and
approved by the design review board. (Ord. 29(2005) § 24: Ord. 3(1999) § 1)
12-7H-12: DENSITY (DWELLING UNITS PER ACRE).
Up to a thirty three percent (33%) increase over the existing number of dwelling units on
a property or thirty five (35) dwelling units per acre, whichever is greater, shall be
allowed. For the purpose of calculating density, employee housing units,
accommodation units, attached accommodation units, timeshare units, and fractional
fee club units shall not be counted as dwelling units. Additionally, a "lodge dwelling
unit", as defined herein, shall be counted as twenty five percent (25%) of a dwelling unit
for the purpose of calculating density. (Ord. 18(2005) § 2: Ord. 31(200 1) § 5: Ord.
3(1999) § 1)
12-7H-13: GROSS RESIDENTIAL FLOOR AREA (GRFA):
Up to two hundred fifty (250) square feet of gross residential floor area shall be allowed
for each one hundred (100) square feet of buildable site area, or an increase of thirty
three percent (33%) over the existing GRFA found on the property, whichever is
greater. Multiple -family dwelling units in this zone district shall not be entitled to
additional gross residential floor area under section 12-15-5, "Additional Gross
Residential Floor Area (250 Ordinance) ", of this title. (Ord. 3(1999) § 1)
12-7H-14: SITE COVERAGE.-
Site
OVERAGE:
Site coverage shall not exceed seventy percent (70%) of the total site area, unless
otherwise specified in the Lionshead redevelopment master plan. (Ord. 29(2005) § 24:
Ord. 3(1999) § 1)
12-7H-15: LANDSCAPING AND SITE DEVELOPMENT:
At least twenty percent (20%) of the total site area shall be landscaped, unless
otherwise specified in the Lionshead redevelopment master plan. (Ord. 29(2005) § 24.-
Ord.
4:Ord. 3(1999) § 1)
12-7H-16: PARKING AND LOADING.-
Off
OADING:
Off street parking and loading shall be provided in accordance with chapter 10 of this
title. At least one-half (1/2) of the required parking shall be located within the main
building or buildings. (Ord. 3(1999) § 1)
12-7H-17: LOCATION OF BUSINESS ACTIVITY:
A. Limitations, Exception: All offices, businesses and services permitted by zone district
shall be operated and conducted entirely within a building, except for permitted
unenclosed parking or loading areas, the outdoor display of goods, or outdoor
restaurant seating.
B. Outdoor Displays: The area to be used for outdoor display must be located directly in
front of the establishment displaying the goods and entirely upon the establishment's
own property. Sidewalks, building entrances and exits, driveways and streets shall
not be obstructed by outdoor display. (Ord. 3(1999) § 1)
12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS.-
Property
MPACTS:
Property owners/developers shall also be responsible for mitigating direct impacts of
their development on public infrastructure and in all cases mitigation shall bear a
reasonable relation to the development impacts. Impacts may be determined based on
reports prepared by qualified consultants. The extent of mitigation and public amenity
improvements shall be balanced with the goals of redevelopment and will be
determined by the planning and environmental commission in review of development
projects and conditional use permits. Mitigation of impacts may include, but is not
limited to, the following: employee housing per the town's current employee housing
policy, roadway improvements, pedestrian walkway improvements, streetscape
improvements, stream tract/bank improvements, public art improvements, and similar
improvements. The intent of this section is to only require mitigation for large scale
redevelopment/development projects which produce substantial off site impacts. (Ord.
14(2006) § 3: Ord. 29(2005) § 24: Ord. 3(1999) § 1)
Vail Comprehensive Plan (in part)
Vail 20/20 Focus on the Future — Strategic Action Plan (in part) - 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 outlines goals for 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.
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 to build
employee housing units.
• Use employee housing fund for buy -downs and other programs that will increase
the number of employees living within the town.
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.
• Research parking requirements for employee housing and consider reducing
requirements for employee housing developments.
• Expand the number of employee beds in the Town of Vail
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 (in part) — The Land Use Plan is not intended to be regulatory in
nature but is intended to provide a general framework to guide decision making. One
specific measure used to implement the recommendations of the Land Use Plan
includes amendments to the Official Zoning Map. Other measures include changes to
ordinances and regulations or policies adopted by the Town.
Chapter 11- Land Use Plan Goals / Policies (in part)
1. General Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to serve both the
visitor and the permanent resident.
1.3 The quality of development should be maintained and upgraded
whenever possible.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
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.
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 #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.
LIONSHEAD REDEVELOPMENT MASTER PLAN
The Lionshead Redevelopment Master Plan is the guiding document when it comes to
the analysis, review and approval of projects within the Lionshead planning area. Staff
encourages the Commission to review the document, a link to which has been provided
as Attachment D. Special attention should be given to the following sections:
• Chapter 2: Introduction including purpose, definition and policy objectives.
• Chapter 4: Master Plan Recommendations -Overall Study Area, with special
attention to Sections 4.7.3.2, 4.11, and 4.13
• Chapter 5: Detailed Plan Recommendations, specifically Section 5.7
• Chapter 8: Architectural Design Guidelines, with special attention to 8.4.2,
VI. ZONING ANALYSIS
Address: 500 East Lionshead Circle
Legal Description: Lot 1A, Tract L and Tract K, Vail/Lionshead Filing No. 1, a
Resubdivision
Lot Size: .73 acre (31,754 sq. ft.)
Existing Zoning: Lionshead Mixed Use 1 (LMU-1)
Land Use Designation: Lionshead Redevelopment Master Plan
Mapped Geological Hazards: None
Development
Required by Town
Proposed
Complies?
Standard
Code
West:
Lodging/Multifamily
Lot Size
Min. 10,000 sq. ft.
.73 acre (31,754 sq.
Complies
d
ft.)
Minimum Setbacks
Front — 10'
North: 10'
Variance to east
Side — 10'
South: 44'
setback requested,
Rear — 10'
East: 0'
per Section 12-7H-10:
West: 10'
Setbacks
Maximum Height
82.5 ft. max
73.1 ft. max
Complies
71 ft. averse
71 ft. average
Maximum Dwelling
35 DUs/ per acre, or
21 dwelling units (28.8
Complies
units/acre
25.55 units on a .73
du/buildable acre)
acre parcel.
GRFA
Max. 250/100
31,798 sq. ft.
Complies
Buildable Site Area or
79,385 sq. ft.
Site coverage
Max. 70% of site area
21,516 sq. ft. or 68%
Complies
maximum
or 22,227 sq. ft.
Minimum
Min. 20% of site area
8,250 sq. ft. or 26%
Complies
Landscaping
or 6,350 sq. ft.
Required Parking
1.4 per unit or 33
154 spaces*
Complies
spaces
*The proposed 154 spaces accommodate the parking generated by the proposed development, replaces existing
parking (91 spaces) as required by Section 12-10-3 and provides a surplus of parking.
VII. SURROUNDING LAND USES AND ZONING
North:
Lodging/Multi-Family
South:
Mixed Use
East:
Lodging/Multifamily
West:
Lodging/Multifamily
VIII. REVIEW CRITERIA —VARIANCE
Lionshead Mixed Use 1
(LMU-1)
Lionshead Mixed Use 1
(LMU-1)
Lionshead Mixed Use 1
(LMU-1)
Lionshead Mixed Use 1
(LMU-1)
The application has requested a variance from the required ten foot (10') side (east)
setback. The applicable criteria for the granting of such a variance are as follows:
1. The relationship of the requested variance to other existing or potential
uses and structures in the vicinity.
The proposed zero foot (0') side setback is intended to provide a design solution with
the adjacent Launch project that will result in a unified plaza. This design solution will
have no discernable effect on the existing or potential uses or structures in the vicinity.
The pedestrian connection through the existing parking facility will be maintained at
surface grade on the Lazier property until such time as redevelopment of the property
has occurred. Upon completion of both projects, the pedestrian access through the site
will be accommodated on the unified plaza.
Staff finds this criterion to be met.
2. The degree to which relief from the strict and 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 a grant of special privilege.
The proposed setback will allow for the integration of the two projects with the creation
of an outdoor plaza above the parking entrances. Strict enforcement of the setback
provision would result in an unusable and undesirable space between the two
structures. Although the property line in this area cannot be eliminated due to ownership
issues, adherence to setbacks from this property line would prevent a desirable design
solution. Above this outdoor plaza, the project fully complies with the required setback.
Staff finds this criterion to be met.
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 proposed variance will not result in a negative impact on light and air; will not alter
the distribution of population; will not affect any existing transportation or traffic facilities,
public facilities, or utilities; and will not affect public safety in comparison to existing
conditions.
Staff finds this criterion to be met.
4. Such other factors and criteria as the commission deems applicable to the
proposed variance.
IX. REVIEW CRITERIA -MAJOR EXTERIOR ALTERATION
Major Exterior Alteration
Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the review criteria
for major exterior alteration applications proposed within the Lionshead Mixed Use 1
(LMU-1) zone district. According to Section 12-7H-8, Vail Town Code, a major
exterior alteration shall be reviewed for compliance with the following criteria:
1. That the proposed major exterior alteration is in compliance with the
purposes of the Lionshead Mixed Use 1 zone district;
Staff Response:
The purposes of the Lionshead Mixed Use 1 Zone District are stated in Section 12-7H-
1, Purpose, Vail Town Code. As stated, the Lionshead Mixed Use 1 Zone District is
intended to provide sites within the area of Lionshead for a mixture of multiple -family
dwellings, hotels, fractional fee clubs, restaurants, skier services and commercial/retail
establishments. The development standards prescribed for the district were established
to provide incentives for development in accordance with the goals and objectives of the
Lionshead Redevelopment Master Plan.
The proposed residential project, which includes twenty-one (21) for sale condominiums
and two (2) Employee Housing Units (EHUs) is consistent with this stated purpose. The
project, with the exception of the rear setback, complies with all of the prescribed
development standards for the district
Staff finds this criterion to be met.
2. That the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan;
Staff Response:
Chapter 2: Introduction
Section 2.3 of the Lionshead Redevelopment Master Plan outlines the six policy
objectives of the plan. Staff believes the following objectives are the most germane to
this application.
1) Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a warmer, more
vibrant environment for guests and residents. Lionshead needs an appealing and
coherent identity, a sense of place, a personality, a purpose, and an improved
aesthetic character.
3) Stronger Economic Base through Increased Live Beds
In order to enhance the vitality and viability of Vail, renewal and redevelopment in
Lionshead must promote improved occupancy rates and the creation of additional
bed base ("live beds" or "warm beds") through new lodging products.
4) Improved Access and Circulation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved
within and through Lionshead.
5) Improved Infrastructure
The infrastructure of Lionshead (streets, walkways, transportation systems, parking,
utilities, loading and delivery systems, snow removal and storage capacity) and its
public and private services must be upgraded to support redevelopment and
revitalization efforts and to meet the service expectations of our guests and
residents.
Staff believes the proposed major exterior alteration conforms to these policy objectives.
The project replaces an obsolete and unattractive parking deck, increases the live bed
base and improves and pedestrianizes an existing alley, largely dominated currently by
automobiles.
Chapter 4: Master Plan Recommendations
Chapter 4 of the Lionshead Redevelopment Master Plan provides specific
recommendations related to physical and visual connections, public transportation,
vehicular and pedestrian circulation, housing, public art and live beds. Staff has
included for discussion only those recommendations that are relevant to the proposed
expansion and remodel.
Section 4.8 of the Lionshead Redevelopment Master Plan addresses parking. The
project proposes to replace existing parking, in compliance with Section 12-10-3 of the
Vail Town Code, provide the required parking the residential uses and provide
additional parking to increase the overall Lionshead inventory.
Section 4.9 of the Lionshead Redevelopment Master Plan addresses employee
housing. The applicant is proposing to mitigate the housing needs created by the new
residential project with two onsite Employee Housing units (EHUs). The housing
requirement generated by the proposal is:
New Residential GRFA
31,798 square feet of GRFA X 10% mitigation rate = 3,180 square feet
of EHU required
Existing Commercial Uses (Lion's Pride Building)
1,818 sq. ft. office X 3.2 employees/1,000 sq. ft. = 5.8 employees
3,636 sq. ft. retail X 2.4 employees/1,000 sq. ft. = 8.7 employees
Total Employees 14.5 X 20% mitigation rate = 2.9 employees
2.9 employees equates to 1,051 sq. ft. of EHU which is credited to the project.
Project proposes two (2) EHUs totaling 2,206 square feet
Section 4.13 of the Lionshead Redevelopment Plan addresses the need for the
maintenance, preservation and enhancement of the live bed base. The live bed base is
critical to the success of Lionshead and special emphasis has been placed on the
importance of increasing the number of live beds as the area undergoes
redevelopment. In keeping with this goal, the project has included a lobby, sitting room,
fitness facility and outdoor patio/hot tub space that will provide on-site facilities typically
associated with hotels. Short-term rentals of units will be permitted by the project
covenants and owners will be permitted to rent units via AirBNB-type services or will be
able to utilize on-site management for short-term rentals. It should be noted that, per
Section 4.13 of the Lionshead Redevelopment Master Plan, applications for new
development or redevelopment which maintain, preserve, and enhance the live bed
base in Lionshead have a significantly greater chance of approval in the development
review process than those which do not.
Chapter 5: Detailed Plan Recommendations
Section 5.7.5 of the Lionshead Redevelopment Master Plan addresses specific
recommendations for the Lions Pride Building and Parking Deck:
5.7.5 Lions Pride Building and Parking Deck
The Lions Pride building and the parking deck across the alley are not in primary
locations in the retail core but, because they are in very questionable condition (both
visually and physically), their redevelopment and compliance with the Master plan
should be considered a priority. An opportunity exists to convert the existing alleyway
into a true arrival point for these properties and an enhanced pedestrian walkway. The
existing parking must be replaced, most likely underneath a new structure, and could be
accessed directly from East Lionshead Circle or from the alley.
The project responds directly to these recommendations through the redevelopment of
an unsightly parking deck, improvements to the existing alleyway and the replacement
of all existing parking within the redevelopment.
Chapter 7: Development Standards
This major exterior alteration application conforms to the development standards of both
the Lionshead Redevelopment Master Plan and the Lionshead Mixed Use 1 District with
the exception of the requested side setback variance.
Chapter 8: Architectural Design Guidelines
This chapter of the Lionshead Redevelopment Master Plan addresses required
architectural considerations in both the general and the specific. Staff, with the
assistance of the PEC, has worked closely with the applicant on an architectural
approach that addresses both. The project provides a link to historical alpine references
and Vail Village precedents while incorporating contemporary approaches. To the
specific, the project has addressed all relevant recommendations concerning building
massing and form, wall surfaces and materials, balconies, windows and doors, roofs,
chimneys and detailing.
Staff finds this criterion to be met.
3. That the proposal does not otherwise have a significant negative effect on
the character of the neighborhood; and,
Staff Response:
Staff has reviewed the proposal in an attempt to identify any significant negative
impacts that may be created on the character of the neighborhood as a result of the
construction of the project. The proposal conforms to the development standards of the
Lionshead Mixed Use 1 District, with the exception of the requested variance to the rear
setback, and is not anticipated to have a negative effect on the character of the
neighborhood.
Staff finds this criterion to be met.
4. That the proposal substantially complies with other applicable elements of
the Vail Comprehensive Plan.
Staff Response:
Staff has reviewed the Vail Comprehensive Plan to determine which elements of the
Plan apply to the review of this proposal. Upon review of the Plan, Staff has determined
that the following elements of the Plan apply:
Transportation Master Plan (adopted 1993)
Lionshead Redevelopment Master Plan (adopted 1998)
The project is subject to the recently adopted Transportation Impact Fee
Residential Dwelling Units, Two Family or Multiple Family (In the Core Area)
21 units x $5,066.00 / unit = $106,386.00
Transportation Impact Fee= $106,386.00
*The actual fee in lieu will be determined at the time of building permit review and
is subject to change.
Staff also believes this proposal complies with the applicable elements of the Lionshead
Redevelopment Master Plan (refer to criteria #2 above).
In summary, Staff believes that the applicant has presented evidence that the proposed
major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use
1 District, that the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan, that the proposal does not otherwise have a significant
negative effect on the character of the neighborhood, and that the proposal substantially
complies with other applicable elements of the Vail Comprehensive Plan.
Staff finds this criterion to be met.
X. STAFF RECOMMENDATIONS
Variance:
Based upon the review of the criteria outlined in Section VIII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Planning and Environmental Commission approve, with one
condition, a variance from Section 12-7H-10, Setbacks, Vail Town Code, pursuant to
Title 12 Chapter 17, Variances, Vail Town Code, to allow for a side setback of zero feet
(0') where ten feet (10') is required for a new multifamily structure, located at 500 East
Lionshead Circle/Lot 3, Block 1, Vail Lionshead Filing 1, and setting forth details in
regard thereto. (PEC18-0036).
Should the Planning and Environmental Commission choose to approve, with one
condition, this variance request, the Community Development Department
recommends the Commission pass the following motion:
"The Planning and Environmental Commission approves the applicants' request for
a variance from Section 12-7H-10, Setbacks, Vail Town Code, pursuant to Title 12
Chapter 17, Variances, Vail Town Code, to allow for a side setback of zero feet (0)
where ten feet (10) is required for a new multifamily structure, located at 500 East
Lionshead Circle/Lot 3, Block 1, Vail Lionshead Filing 1, and setting forth details in
regard thereto.."
Should the Planning and Environmental Commission choose to approve, with one
condition, this variance request, the Community Development Department
recommends the Commission applies the following condition:
1. Approval of this variance is contingent upon the applicant obtaining Town of Vail
design review approval for this proposal.
Should the Planning and Environmental Commission choose to approve, with one
condition, this variance, the Community Development Department recommends the
Commission make the following findings:
'Based upon the review of the criteria outlined in Section Vll of the staff
memorandum to the Planning and Environmental Commission dated January 28,
2019, and the evidence and testimony presented, the Planning and Environmental
Commission finds.-
1.
inds:
1. The granting of this variance will not constitute a granting of special privilege
inconsistent with the limitations on other properties classified in the Lionshead
Mixed Use 1 (LMU-1) 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 Lionshead Mixed Use 1 (LMU-1)District; and
c. The strict or literal interpretation and enforcement of the specified
regulation would deprive the applicants of privileges enjoyed by the
owners of other properties in the Lionshead Mixed Use 1 (LMU-1) District."
Maior Exterior Alteration
The Community Development Department recommends approval, with conditions, of
this request for a Major Exterior Alteration, pursuant to Section 12-7H-7, Exterior
Alterations or Modifications, Vail Town Code, to allow for construction of a new
multifamily structure with below grade parking, located at 500 East Lionshead Circle/Lot
3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC18-
0034). Staff's recommendation is based upon the criteria outlined in Section IX of this
memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve this exterior
alteration or modification request, the Community Development Department
recommends the Commission pass the following motion:
"The Planning and Environmental Commission approves the applicant's request for
a Major Exterior Alteration, pursuant to Section 12-7H-7, Exterior Alterations or
Modifications, Vail Town Code, to allow for construction of a new multifamily
structure with below grade parking, located at 500 East Lionshead Circle/Lot 3,
Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to approve this Major
Exterior Alteration request, the Community Development Department recommends the
Commission imposes the following conditions:
1. Approval of this project is contingent upon the applicant obtaining Town of Vail
design review approval for this proposal.
2. The Transportation Impact Fee shall be paid to the Town of Vail by the applicant
prior to issuance of any building permit.
3. Prior to the issuance of the first certificate of occupancy for the project, the
Applicant shall execute and record deed restrictions, in a form approved by the
Town Attorney, for the on-site employee housing units (EHUs).
Should the Planning and Environmental Commission choose to approve the exterior
alteration request, the Community Development Department recommends the
Commission makes the following findings:
"Based upon the review of the criteria outlined in Section IX of the Staff
memorandums to the Planning and Environmental Commission dated January 28.
2019, and the evidence and testimony presented, the Planning and Environmental
Commission finds.-
1.
inds:
1. That the proposed Major Exterior Alteration is in compliance with the purposes of
the LMU-1 district as specified in section 12-7H-1 of the Zoning Regulations, and
2. That the proposal is consistent with applicable elements of the Vail
Comprehensive Plan, and
3. That the proposal does not otherwise negatively alter the character of the
neighborhood.
XI. ATTACHMENTS
A. Vicinity Map
B. Project Narrative, Revised January 2019
C. Summary of Design Refinements, January 22, 209
D. Project Plan Set, January 21, 2019
E. Correspondence from Jenna Skinner with JS Designs (Lift House HOA), January 22,
2019
F. Link to Lionshead Redevelopment Master Plan
https://www.vailgov.com/Portals/0/docs/communitv%20development/Planninq%20Pr
oiects/Lionshead%20Master%20PIan/Lionshead-Redevelopment-Master-Plan-
20180328.pdf
TOWN OF DO
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: June 14, 2021
ITEM/TOPIC: May24, 2021 PEC Results
ATTACHM ENTS:
File Name Description
oec results 052421.odf May 24, 2021 PEC Results
0 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
1. 1. Register in advance for this webinar:
https://us02web.zoom. us/webinar/register/W N_QJ ybkNzgQ2eMGMYxH6FEOg
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information about joining the webinar.
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
Ad #: 0000694706-01
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 6/11/2021 and that the last
publication of said notice was dated 6/11/2021 in the issue
of said newspaper.
In witness whereof, I have here unto set my hand this day,
6/30/2021.
Mark Wurzer. Publisher
Subscribed and sworn to before me, a notary public in and
for the County of Eagle, State of Colorado this day
6/30/2021.
Jeri Medina, Notary Public
My Commission Expires: August 19, 2024
JFJU YFJ)1RA
NOTARYID
NDl1C
A CF COLORADO
Mxlusrt&AL
PLANNING AND ENVIRONMENTAL COMMISSION
June 14,2021, 1:0 PM
75 S. Frontage Road - Vail, Colorado, 8165/
1. Call to Order
1.1. Register inadvanceforthiswebinar:
haps//us02wsb.zoom.us/wsbinar/register V (N_ txL0ePs9QKieoSkwg888Jw
After registering, yo will receive a cmfinnation email containing information
about Ianing the webinar.
1.2. Attendance
2. Main Agenda
2.1. A request fora review of avariance hom Section 14-10-9: Fences, Hedges,
Walls and Screening, Vail Town Code, to allow for a lance eight (8) lset in
height where six (6) Leet In height is the maximum, pursuantb TBIe 12 Chapter
17, Variances, Vail Town Cods, located at 141 Wast Meadow DrIVNLOt D2, Vail
Village Filing 2 (Skoal Hus), antl setting fortM1 d.Mils in regard 1M1ereto.
(PEC21-0023) 2 min.
This application has been withdrawn by the applicant.
Applicant: Skoal Has, represented by 2ehrm and Associates
Planner: Jonathan Spence
2.2. A request for the review of en Exemption Plat, pursuant to Section 13-12-3, Plat
Procedure and Criteria for Review, Vail Town Code, to allow for an adjustment tr
the locafion of the platted buddy -g envaope for —r, Amendment to SVaddI,
Creek Estates Lot 15, located at 1314 Spraddle Creek Road, and seeing forth
details in regard therein. (PEC21-0024)15 min.
Psnlner�l Grllie R.oyara, Trust representetl by Berglund Architects LLC
2.3. PA'=1 to review an amendment ro an approved Major Exterior Alteration,
pursuantW Section 12-M-7, Exterior Alterations and Modifications, Val Town
Code, b allow revisions W the project's mass and scale (root), located .1 500
East Honshead Circle/Lot 3, Bock 1, Val Donshead Filing 1, and setting lorlh
details in regard thereto. (PEC21-002577 30 min.
Applioar: Lazier Lionshead Par l LLC, represented by 02 Archhecture
Planner: Jonathan Spence
3. Approval of Minutes
3.1. May24,2021 PEC Results
4. Adjournment
The applications and informatim about the proposals are available for public inspection duringg r gular at -
hours hours at the Town of Vail Co mmuniry Development DeparOnent, 75 South Frontage Roaa. The W blic is
invited! W attend the projeol orientation and the site visits that precede the public hearing in the Town of
Vail Communily Development Department. Times antl orderof Items ere approximate, subject to change,
and ca not be relied upon to determine at what time the Planning and E_ runmentai Commission will om-
sideran item. Please call (970) 479-2138 for additional information. Plessecall 711 for sign language inter-
pretation 48 hour prior W meeling time.
Communlry Development Department
Published in the Vail Daily June 11, 2021. 0000694706
Ad #: 0000690129-01
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 5/28/2021 and that the last
publication of said notice was dated 5/28/2021 in the issue
of said newspaper.
In witness whereof, I have here unto set my hand this day,
6/29/2021.
Mark Wurzer. Publisher
Subscribed and sworn to before me, a notary public in and
for the County of Eagle, State of Colorado this day
6/29/2021.
Jeri Medina, Notary Public
My Commission Expires: August 19, 2024
lFJU YFJ)tYA
NOTARY Nal1C
A OF COLORA00
dan—
axwsrta zv.
THIS REM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning and
Environmental Commission of the Town of Vail will
hold a public hearing in accordance with section 12-
3-6, Vail Town Gode, on June 14, 2021 at 1:00
pm In the Town of Vail Municipal Build'mg.
RegM inadvanceforthiswebinar:
htlps://us02web g88WusN+ebinar/register/YJN IXL
OeFs9pKleoSkwgeeeJw
After registering, you will raddil a confirmation
onteining infogah,n ybdW joining the
webinar.
Arequest roti a review of a variance from Section
14-10-9: Fences, Heal Wal" and S
c
reeni n9,
Vail Town Cade, to allow for a fence eight (8) feet m
height where six (6) teat in height is the maximum,
Town Gotle, located at tai west Meadow Orve4dc
D2, Vail Village Filing 2 (Skeel Hue, end seting
torch details In regard thereto. (PEG21-0023)
Al Skaal Hus, representoo by Zehren
and Associates
Planner: Jonathan Spence
A request for the review of an Exemption Plat, pur-
u t to Section 13-12-3, an
Procetlure and Grite-
notor Review, Vail Town Code, to allow for an ad
justmfartFounh the IAmaepn of dmenl to SB ddled e CreeknEs-
tope Spradd
tares Lot 15, ll, det it tin ga,d thle Greek Road,
and setting forth details In regartl thereto. (PEC21-
0024)
Applicant Julie C. Esrey Trust, represented by
Berglund Architects, LLG
Planner: Greg Roy
A request to review en ementlment to en approvetl
Malor Exterior Alteration, Pursuant ro Section 12-
TH-], Exterior Alterations and Modifications, Vail
Town Code, to allow revisions to the project's mass
antl scale (roof), locatetl at 500 East Lionsheatl
Circle/Lot 3, Block 1, Vail Lionshead Filing 1, and
setting forth details in regard Inerelo. (PEG21-0025)
Applicant: Lazier Llonchead Parcel L, LLC,
=.dby Oz Architecture
Planner: Jonathan Spence
The applications and Information about the p%pos-
Ilable for publlc inspection tluringg ffice
hours at the Town of Vail Communiy OevelopmeM
Department, 75 South Frontage Road. The public
nutted to attend site visits. Please ..11970-9-
2138 or visit wwa.vailgov.com/planningtor addllion-
al'mfnrmah
Sign language Interpretation available upon re-
quest with 24-hour notification, dial 711.
Published May 28, 2021 in the Vail Daily.
0000690129