HomeMy WebLinkAbout2022-05-09 PEC
TO: Planning and Environmental Commission
FROM:Community Development Department
DATE: May 9, 2022
SUBJECT: A request for the review of a variance from Section 12-6D-6 Setbacks, Vail Town
Code, in accordance with the provisions of Section 12-17-1, Variances, Vail
Town Code, to allow encroachment into a setback for an addition, located at
2665 Larkspur Lane/Lot 7, Block 2, Vail Intermountain Development Subdivision,
and setting forth details in regard thereto. (PEC22-0012)
Applicant: Deborah Wallace Zimmermann, represented by Bill Nutkins (NDG
Architecture)
Planner: Jamie Leaman-Miller
I. SUMMARY
The applicant, Deborah Wallace Zimmermann, represented by Bill Nutkins (NDG
Architecture) is requesting the review of a variance from Section 12-6D-6 Setbacks, Vail
Town Code, in accordance with the provisions of Section 12-17-1, Variances, Vail Town
Code, to allow encroachment into a setback for an addition, located at 2665 Larkspur
Lane/Lot 7, Block 2, Vail Intermountain Development Subdivision.
Based upon Staff’s review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends denial of this application, subject to the findings noticed in Section VIII of
this memorandum.
II. DESCRIPTION OF REQUEST
The applicant, Deborah Wallace Zimmermann, represented by Bill Nutkins (NDG
Architecture) is requesting the review of a variance from Section 12-6D-6 Setbacks, Vail
Town Code, in accordance with the provisions of Section 12-17-1, Variances, Vail Town
Code, to allow encroachment into a setback for an addition, located at 2665 Larkspur
Lane.
The applicant proposes an additiononthe eastof the existing single-family home andis
requesting a variance to allow for building and roof overhangs into the side setback. At
the northeast corner of the proposed addition, the building would encroach 4’-3” into the
setback and the roof eave would encroach 7’-7” into the same. Per Town Code 14-10-4,
eaves and roof overhangs may project not more than four feet into a setback area.
III. BACKGROUND
The property located at 2665 Larkspur Ln was platted as Lot 7, Block 2, Vail
Intermountain Development Subdivision in 1970. The existing home was constructed in
1972 and the property was annexed in 1987. The front parking appears to be
nonconforming, as the property line crosses the parking area and the spaces do not
conform to current dimensional requirements for off street parking. The applicant
narrative mentions existing encroachments on the west of the structure, the deck and
roof overhang in this area are within the allowable projections per Town Code 14-10-4.
The exhibit below shows the site plan with the proposed addition and encroachments.
Town of Vail Page 2
IV.APPLICABLE PLANNING DOCUMENTS
Staff finds that the following provisions of the Vail Town Code are relevant to the review
of this proposal:
Title 12 – Zoning Regulations, Vail Town Code
Chapter 12-2, Definitions (in part)
SETBACK: The distance from a lot or site line, creek or stream measured horizontally to
a line or location within the lot or site which establishes the permitted location of uses,
structures, or buildings on the site.
Chapter 12-6D-1, Two-Family Primary/Secondary Residential (in part)
12-6D-6: SETBACKS
In the primary/secondary residential district, the minimum front setback shall be twenty
feet (20'), the minimum side setback shall be fifteen feet (15'), and the minimum rear
setback shall be fifteen feet (15'). (Ord. 50(1978) § 2)
Chapter 12-17, Variances (in part)
12-17-1: PURPOSE:
A. Reasons for Seeking Variance: In order to prevent or to lessen such practical
difficulties and unnecessary physical hardships inconsistent with the
objectives of this title as would result from strict or literal interpretation and
enforcement, variances from certain regulations may be granted. A practical
difficulty or unnecessary physical hardship may result from the size, shape, or
dimensions of a site or the location of existing structures thereon; from
topographic or physical conditions on the site or in the immediate vicinity; or
from other physical limitations, street locations or conditions in the immediate
vicinity. Cost or inconvenience to the applicant of strict or literal compliance
with a regulation shall not be a reason for granting a variance.
B. Development Standards Excepted: Variances may be granted only with
respect to the development standards prescribed for each zone district,
including lot area and site dimensions, setbacks, distances between
buildings, height, density control, building bulk control, site coverage, usable
open space, landscaping and site development, and parking and loading
requirements; or with respect to the provisions of chapter 11 of this title,
governing physical development on a site.
C. Use Regulations Not Affected: The power to grant variances does not extend
to the use regulations prescribed for each zone district because the flexibility
necessary to avoid results inconsistent with the objectives of this title is
Town of Vail Page 3
provided by chapter 16, "Conditional Use Permits", and by section12-3-7,
“Amendment”, of this title.
12-17-6: CRITERIA AND FINDINGS:
A. Factors Enumerated: Before acting on a variance application, the planning
and environmental commission shall consider the following factors with
respect to the requested variance:
1. The relationship of the requested variance to other existing or potential
uses and structures in the vicinity.
2. The degree to which relief from the strict or literal interpretation and
enforcement of a specified regulation is necessary to achieve
compatibility and uniformity of treatment among sites in the vicinity, or
to attain the objectives of this title without grant of special privilege.
3. The effect of the requested variance on light and air, distribution of
population, transportation and traffic facilities, public facilities and
utilities, and public safety.
4. Such other factors and criteria as the commission deems applicable to
the proposed variance.
B. Necessary Findings: The planning and environmental commission shall make
the following findings before granting a variance:
1. That the granting of the variance will not constitute a grant of special
privilege inconsistent with the limitations on other properties classified
in the same zone district.
2. That the granting of the variance will not be detrimental to the public
health, safety, or welfare, or materially injurious to properties or
improvements in the vicinity.
3. That the variance is warranted for one or more of the following
reasons:
a. The strict or literal interpretation and enforcement of the
specified regulation would result in practical difficulty or
unnecessary physical hardship inconsistent with the objectives
of this title.
b. There are exceptional or extraordinary circumstances or
conditions applicable to the site of the variance that do not
generally apply to other properties in the same zone district.
Town of Vail Page 4
c.The strict or literal interpretation and enforcement of the
specified regulation would deprive the applicant of privileges
enjoyed by the owners of other properties in the same zone
district.
V.ZONING AND SITE ANALYSIS
Address:2665 Larkspur Ln
Legal Description:Lot 7, Block 2, Vail Intermountain Subdivision
Zoning:Two-FamilyPrimary/SecondaryResidential (PS)
District
Land Use Plan Designation:Low Density Residential
Current Land Use:Single Family Residential
Geological Hazards:Debris Flow
Standard Allowed / Required PSExisting Proposed
Min. 15,000 sq. ft.10,410 sq. ft. No Change
Site Area
Front – 20’Front – 20’ Front – 20’
Side – 15’ Side – 15’ Side – proposed
Setbacks
Rear – 15’ Rear – 15’ encroachment
Rear – 15’
Flat or Mansard Roof – 30’ 26’-11’ TBD
Height
Sloping Roof – 33’
Not more than a total of two 1 DU 1 DU
(2)dwelling units shall be
permitted on each site with
Density only one dwelling unit
permitted on existing lots less
than fourteen thousand
(14,000) square feet.
GRFAMax4,756sq. ft.1,904 sq. ft.3,734 sq. ft.
Max. 20% of site area, 2,082 816sq. ft.1652 sq. ft.(15%)
Site Coverage
sq. ft.
2 spaces 3 spaces
3 spaces
Parking/Loading
Min. 60% of site area or 6,246 8,645 7,819
Landscaping
sq. ft.
Town of Vail Page 5
VI.SURROUNDING LAND USES AND ZONING
Existing Land Use:Zoning District:
North: Low Density Residential Two-Family Primary/Secondary Residential (PS)
South: Low Density Residential Two-Family Primary/Secondary Residential (PS)
East: Low Density Residential Two-Family Primary/Secondary Residential (PS)
West: Low Density Residential Two-Family Primary/Secondary Residential (PS)
VII. REVIEW CRITERIA
The review criteria for a variance request are prescribed in Title 12, Chapter 17,
Variances, Vail Town Code.
1. The relationship of the requested variance to other existing or potential uses
and structures in the vicinity.
The project as proposed would encroach into the setback more than the maximum
allowed by the code. If approved, this request would result in a portion of the
structure less than eight feet (8’) from the east property line. Additionally, the
proposed addition could be altered to conform to existing setbacks. Therefore, Staff
finds this proposal will negatively affect the other existing or potential uses and
structures in the vicinity in comparison to existing conditions.
Staff finds the proposed variance does not meet this criterion.
2. The degree to which relief from the strict or literal interpretation and
enforcement of a specified regulation is necessary to achieve compatibility
and uniformity of treatment among sites in the vicinity, or to attain the
objectives of this title without grant of special privilege.
The proposed variance would allow for a building and roof encroachment into the
side setback. Staff does not believe the proposed variance is necessary to achieve
compatibility or uniformity of treatment among sites in the vicinity and will result in a
grant of special privilege. Other sites in the vicinity also developed prior to
annexation, however, are required to redevelop in compliance with the code.
Staff finds the proposed variance does not meet this criterion.
Town of Vail Page 6
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 would allow for encroachment into a setback that will not
alter 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 the proposed variance conforms to this criterion.
4. Such other factors and criteria as the commission deems applicable to the
proposed variance.
VIII.STAFF RECOMMENDATION
Based upon the review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Planning and Environmental Commission deny, a variance from
Section 12-6D-6 Setbacks, Vail Town Code, in accordance with the provisions of
Section 12-17-1, Variances, Vail Town Code, to allow encroachment into a setback for
an addition, located at 2665 Larkspur Lane/Lot 7, Block 2, Vail Intermountain
Development Subdivision.
Should the Planning and Environmental Commission choose to deny, this variance
request, the Community Development Department recommends the Commission pass
the following motion:
“The Planning and Environmental Commission denies the applicant’s request of a
variance from Section 12-6D-6 Setbacks, Vail Town Code, in accordance with the
provisions of Section 12-17-1, Variances, Vail Town Code, to allow encroachment
into a setback for an addition, located at 2665 Larkspur Lane/Lot 7, Block 2, Vail
Intermountain Development Subdivision.
Should the Planning and Environmental Commission choose to deny, this variance, the
Community Development Department recommends the Commission make the following
findings:
“Based upon the review of the criteria outlined in Section VII of the staff
th
memorandum to the Planning and Environmental Commission dated May 9, 2022,
and the evidence and testimony presented, the Planning and Environmental
Commission finds:
Town of Vail Page 7
1.The granting of this variancewillconstitute a granting of special privilege
inconsistent with the limitations on other properties classified in the Two-Family
Primary/Secondary Residential (PS) District
2. The granting of the variance willnot be detrimental to the public health, safety, or
welfare, or materially injurious to properties or improvements in the vicinity; and
3. This variance isnot warranted for the following reasons:
a. The strict literal interpretation or enforcement of the specified regulation
will notresult in practical difficulty or unnecessary physical hardship
inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town
Code;
b. There arenot exceptions or extraordinary circumstances or conditions
applicable to the same site of the variance that do not apply generally to
other properties in the Two-Family Primary/Secondary Residential (PS)
District.; and
c. The strict or literal interpretation and enforcement of the specified
regulation would notdeprive the applicant of privileges enjoyed by the
owners of other properties in the Two-Family Primary/Secondary
Residential (PS) District.”
Should the Planning and Environmental Commission choose to approve, this variance
request, the Community Development Department recommends the Commission pass
the following motion:
“The Planning and Environmental Commission approves the applicant’s request of
a variance from Section 12-6D-6 Setbacks, Vail Town Code, in accordance with the
provisions of Section 12-17-1, Variances, Vail Town Code, to allow encroachment
into a setback for an addition, located at 2665 Larkspur Lane/Lot 7, Block 2, Vail
Intermountain Development Subdivision.
Should the Planning and Environmental Commission choose to approve, this variance,
the Community Development Department recommends the Commission make the
following findings:
“Based upon the review of the criteria outlined in Section VII of the staff
th
memorandum to the Planning and Environmental Commission dated May 9, 2022,
and the evidence and testimony presented, the Planning and Environmental
Commission finds:
Town of Vail Page 8
1.The granting of this variance willnotconstitute a granting of special privilege
inconsistent with the limitations on other properties classified in the Two-
Family Primary/Secondary Residential (PS) District
2. The granting of the variance will not be detrimental to the public health,
safety, or welfare, or materially injurious to properties or improvements in the
vicinity; and
3. This variance is warranted for the following reasons:
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. There areexceptions or extraordinary circumstances or conditions
applicable to the same site of the variance that do not apply generally
to other properties in the Two-Family Primary/Secondary Residential
(PS) District.; and
c. The strict or literal interpretation and enforcement of the specified
regulation would deprive the applicant of privileges enjoyed by the
owners of other properties in the Two-Family Primary/Secondary
Residential (PS) District.”
IX. ATTACHMENTS
A.Vicinity Map
B.Applicant’s Narrative – April 7, 2022
C. Project Plans – April 7, 2022
Town of Vail Page 9
DescriptionandStatementofRequestforVariancetoSetbacks.
RE:RequestedVariancefromVailTownCode:SetbacksSection126F6
PropertyAddress:2665LarkspurLane
Vail,Colorado
DescriptionofNatureoftheVariance:
PursuanttoVailTownCode12171through8(Variances),avarianceisrequestedin
ordertohaveanadditionattheeastsideofthepropertytoanexistinghouselocatedat
2665LakrspurLane.Acornerofthenortheastbuildingandroofoverhangextendsinto
the15footsidesetbackbyЍ3чͼandА7чͼrespectively,aswellasacornerofthe
southroofoverhangextendsЌЎͼintotheЋЉfrontsetbackbyVailTownCode126F6.
Duetotheoriginalorientationofthebuildingonthelot,ifweweretofollowthestrict
interpretationofVailTownCode126F6,designinganewadditionnarrowerwouldnot
resultinthetypeofprogramtheclientislookingtoachieve.Additionally,ifwefollowed
whichwe
thesetbacklinesthiswouldcreateanoddshapeofthebuildingandoverhang
feelwouldbeinconsistentwiththeobjectivesoftheTownCode.
Relationshipofrequestedvariancetootherexistingusesandstructuresinthevicinity
Whiletheapprovalofthesideyardencroachmentplacesthenewadditionclosertothe
neighbor,thisdistance(approximatelyЌЎЊЉͼΜcomparedtootherƓĻźŭŷĬƚƩƭstructures
ismuchgreater.Forexample,theneighbortotheNorthisapproximatelyЌЊ4чͼfrom
thecurrentresidence,whileacrossthestreetthetwohomesareapproximatelyЋВЉͼ
apart.RefertoExhibitA102.Giventheexistingmaturelandscapingthesideyard
encroachmentwefeelthisencroachmentwouldhavelittleimpacttothesoutheast
neighbor.
Additionally,wefeelthisproposedencroachmentisconsistentwithanexisting
approvedencroachmentonthesameproperty.thisprojecthasanexistingapproved
encroachmentonthenorthsideforthewalkwayaccessfromparking&asmallportion
oftheoverhang.
1
Wealsofeelbygrantingthisvariance,wewouldbeabletomaintainanarchitecture
consistentwiththesurroundingarea.
VarianceWarrantedCriteriabyVailTown(121763B)
Webelievewhenreviewingthevarianceforthesetbackagainstthereasonsfor
warrantingavarianceasoutlinedin121763thisvariancefallsintoitemB(Thereare
exceptionalorextraordinarycircumstancesorconditionsapplicabletothesiteofthe
variancethatdonotapplygenerallytootherpropertiesinthesamezonedistrict.).
TheexistinghomewasbuiltpriortotheestablishmentofTownCode&withveryfew
homesaroundit.TheoriginalintentionwastoprioritizeviewtoGoreRange,hencethe
offorientationofthehomeinrelationtothesurroundinghomesandstreet.If,we
considerthispropertyasdevelopedandnotabarepieceofland,thentheexisting
ŷƚƒĻƭorientationbecomesthe ĻǣĭĻƦƷźƚƓğƌƚƩĻǣƷƩğƚƩķźƓğƩǤĭźƩĭǒƒƭƷğƓĭĻƭƚƩ
ĭƚƓķźƷźƚƓ͵Withoutanentiredemolitionofthehome,anadditionwouldneedtofollow
currentarchitecture.
Tokeepconsistentwiththearchitectureoftheexistinghome¬tocreateobscure
roofingitwouldbenecessarytoexpandintheproposeddirection.Expandingthehome
towardstherear(existing)wouldcreateconflictwithlowerlevellayoutanduseofthe
rearyardspace.
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10' - 0"
5 1/2"
2' - 9 1/2"8' - 2"3' - 8 1/2"
3' - 1 1/2"
14' - 8"
2' - 2"
2' - 6"
5 1/2"
3' - 0"3' - 0"4' - 4"4' - 4"
6' - 0"8' - 8"
EXISTINGNEW
8' - 10 1/2"
9" / 1'-0"
8' - 11 1/4"
EXISTINGNEW
5" / 1'-0"
MAX
1' - 7"
1'-0"
5"
9" / 1'-0"
TO:Planning and Environmental Commission
FROM: Community Development Department
DATE: May 9, 2022
SUBJECT: A request for review of an amendment to a Conditional Use Permit pursuant to
Section 12-9C-3, Conditional Uses, Vail Town Code, in accordance with Title 12,
Chapter 16, Conditional Use Permits, Vail Town Code, for the proposed buildout
of existing space in the helipad building, located at 108 South Frontage Road
West/Vail Village Filing No. 2, Lots E and F and setting forth details in regard
thereto. (PEC22-0013)
Applicant: Vail Clinic Inc. in care of Vail Health, represented by Tom Braun
Planner: Jonathan Spence
I. SUMMARY
The applicant, Vail Clinic Inc. in care of Vail Health, represented by Tom Braun, is
requesting a public hearing with the Planning and Environmental Commission (PEC) for
a finalreview of an amendment to a conditional use permit, pursuant to Section 12-9C-
3, Conditional Uses, Vail Town Code, and Title 12, Chapter 16, Conditional Use
Permits, Vail Town Code, to amend the approved conditional use permit for the buildout
of Level 5 of the helipad building. At the time of the East Wing approvals, the
uncertainty of uses for this space required a future CUP amendment.
Upon review of the applicable elements of the Town’s planning documents and adopted
criteria for review, the Community Development Department is recommending the
Planning and Environmental Commission approve, with conditions, the applicant’s
request for an amended conditional use permit.
Please find the following included as Attachments to assist in the review of the project:
A. Project Narrative, April 8, 2022
B. Project Plan Set
C. Link to Vail Valley Medical Center Site Specific Redevelopment Master Plan.
II. DESCRIPTION OF REQUEST
Vail Health has requested an amendment to the hospital’s conditional use permit to
relocate operations currently occurring in the Medical Professional Building (MPB) over
to Level 5 of the helipad building. Relocating Colorado Mountain Medical, Surgical
Associates and the Vail Health Cardiology Clinic to Level 5 will allow greater efficiencies
and superior space as the new areas are purpose built for the users. The increase in
square footage in comparison to existing is relatively nominal but does result in minor
increases in both parking and employee housing obligations. As shown in the
accompanying narrative, existing credits in place for both housing and parking
adequality handle this increase. As future users of the vacated space in the MPB are
unknown at this time, a future amendment to the conditional use permit will be
necessary prior to the occupancy of this space. Staff has included a Condition of
Approval with the recommended motion addressing the to be vacated space.
III. BACKGROUND
On March 17, 2015, the Vail Town Council approved Resolution No. 3, Series of 2015,
The Vail Valley Medical Center Site Specific Redevelopment Master Plan. This plan, a
component of the Vail Comprehensive Plan, is the guiding document for the
redevelopment of the hospital campus. In tandem with this approval, the Vail Town
Council also approved Resolution No. 4, Series of 2015, which established a new land
use category for the Vail Land Use Plan that corresponds with the Redevelopment
Master Plan.
The first phase of the hospital redevelopment, the west wing addition, and associated
improvements, was approved by the PECon March 23, 2015, and was completed in
2017.
On September 11, 2017, the PEC approved application PEC17-0022 for the
reconstruction of the east wing, including healthcare facilities, ambulance district
facilities, heliport building and associated structured parking. The phase was completed
in early 2022.
IV. APPLICABLE PLANNING DOCUMENTS
VVMC Master Plan
Please see Attachment C.
Town of Vail Zoning Code
General Use District (in part)
12-9C-1: Purpose:
The general use district is intended to provide sites for public and quasi-public uses
which, because of their special characteristics, cannot be appropriately regulated by the
development standards prescribed for other zoning districts, and for which development
Town of Vail Page 2
standards especially prescribed for each particular development proposal or project are
necessary to achieve the purposes prescribed in section 12-1-2 of this title and to
provide for the public welfare. The general use district is intended to ensure that public
buildings and grounds and certain types of quasi-public uses permitted in the district are
appropriately located and designed to meet the needs of residents and visitors to Vail,
to harmonize with surrounding uses, and, in the case of buildings and other structures,
to ensure adequate light, air, open spaces, and other amenities appropriate to the
permitted types of uses.
12-9C-3: Conditional Uses:
A. Generally: The following conditional uses shall be permitted in the GU district, subject
to issuance of a conditional use permit in accordance with the provisions of chapter 16
of this title:
Child daycare centers.
Equestrian trails.
Golf courses.
Healthcare facilities.
Helipad for emergency and/or community use.
Major arcades.
Plant and tree nurseries, and associated structures, excluding the sale of trees or other
nursery products, grown, produced or made on the premises.
Public and private parks and active outdoor recreation areas, facilities and uses.
Public and private schools.
Public and quasi-public indoor community facilities.
Public buildings and grounds.
Public parking structure.
Public theaters, meeting rooms and convention facilities.
Public tourist/guest service related facilities.
Public transportation terminals.
Public unstructured parking.
Public utility and public service uses.
Religious institutions.
Seasonal structures or uses to accommodate educational, recreational or cultural
activities.
Ski lifts, tows and runs.
Water and sewage treatment plants.
12-9C-5: Development Standards:
A. Prescribed by Planning and Environmental Commission: In the general use district,
development standards in each of the following categories shall be as prescribed by
the planning and environmental commission:
1. Lot area and site dimensions.
2. Setbacks.
3. Building height.
Town of Vail Page 3
4. Density control.
5. Site coverage.
6. Landscaping and site development.
7. Parking and loading.
B. Reviewed byPlanning andEnvironmental Commission: Development standards shall
be proposed by the applicant as a part of a conditional use permit application. Site
specific development standards shall then be determined by the planning and
environmental commission during the review of the conditional use request in
accordance with the provisions of chapter 16of this title.
V.SURROUNDING LAND USES AND ZONING
Existing Land UseZoning District
North: Frontage RoadI-70 ROW
South:ResidentialTwo-Family District
East: Medical Building General Use
West: Mixed Use Lionshead Mixed Use 1
VI. SITE ANALYSIS
Address: 180 South Frontage Road West
Legal Description: Lots E, and F, Vail Village Second Filing, and Lots 2E-1 and 2E,
Block 1, Vail Lionshead Filing 1 and Medical Professional
Building (MPB) parcel
Existing Zoning: General Use
Land Use Designation: Vail Valley Medical Center Site Specific Redevelopment Master
Plan
Geological Hazards: None
Lot Area: 3.82 acres/ 166,269 square feet
VII. REVIEW CRITERIA
Before acting on an amendment to a conditional use permit application, the PEC shall
consider the following factors with respect to the proposed use:
1. Relationship and impact of the use on the development objectives of the
Town.
Staff Response:
The redevelopment of the VVMC campus is governed by the VVMC Master Plan
and Vail Town Code. The Master Planidentifies the goals and implementation
strategies to be employed to achieve a redevelopment in keeping with the
development objectives of the Town.TheMaster Plan contains13 development
objectives the Town identified as needing to be addressed with any proposed
Town of Vail Page 4
redevelopment ofthe campus.These objectiveslargely dealt with the hospital’s
interface with the communityincluding parking and transportationamong others. As
a result, none of the development objectives speak to this application. The proposal
does result in superior care and an enhanced patient experience.
Staff finds the proposed amendment meets this criterion, as conditioned.
2. The effect of the use on light and air, distribution of population,
transportation facilities, utilities, schools, parks and recreation facilities, and
other public facilities needs.
Staff Response:
Staff does not believe that there will be any impact upon the distribution of
population, transportation facilities, utilities, schools, parks and recreation facilities,
and other public facilities needs as a result of this amendment. Existing parking and
employee housing credits remaining from the hospital redevelopment adequality
address the nominal increases resulting from the proposed movement of the uses
to the helipad building.
Staff finds the proposed amendment meets this criterion, as conditioned.
3. Effect upon traffic with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the street and parking areas.
Staff Response:
The proposed amendment will improve circulation within the hospital campus by no
longer splitting the services between two buildings, which resulted in user confusion
at times. Patients and others accessing these three entities will utilize the newly
completed garage without having to traverse vehicle lanes to access the MPB.
Staff finds the proposed amendment meets this criterion.
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk of the proposed use in relation to
surrounding uses.
Staff Response:
The proposal will have no effect on the character of the area. The hospital
redevelopment was planned and executed in a way to minimize the impact of the
hospital on the neighborhood.
Staff finds this criterion not applicable.
Town of Vail Page 5
5. Such other factors and criteria as the commission deems applicable to the
proposed use.
VIII.STAFF RECOMMENDATION
The Community Development Department recommends the Planning and
Environmental Commission approve, with conditions, an amendment to a Conditional
Use Permit pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, in
accordance with Title 12, Chapter 16, Conditional Use Permits, Vail Town Code, for the
proposed buildout of existing space in the helipad building, located at 108 South
Frontage Road West/Vail Village Filing No. 2, Lots E and F and setting forth details in
regard thereto. Staff’s recommendation is based upon the review of the criteria
described in Section VII of this memorandum and the evidence and testimony
presented.
Should the Planning and Environmental Commission choose to approve, with
conditions, this request; the Community Development Department recommends the
Commission pass the following motion:
“The Planning and Environmental Commission approves, with conditions, an
amendment to a Conditional Use Permit pursuant to Section 12-9C-3, Conditional
Uses, Vail Town Code, in accordance with Title 12, Chapter 16, Conditional Use
Permits, Vail Town Code, for the proposed buildout of existing space in the helipad
building, located at 108 South Frontage Road West/Vail Village Filing No. 2, Lots E
and F and setting forth details in regard thereto. (PEC22-0013).”
Should the Planning and Environmental Commission choose to approve, with
conditions, this request; the Community Development Department recommends the
Commission include the following conditions:
1. All Conditions of Approval from the September 11, 2017 PEC approval
remain in effect, as applicable.
2. Prior to any occupancy of the vacated portions of the Medical Office Building
formerlyoccupied by Colorado Mountain Medical, Surgical Associates, and
the Vail Health Cardiology Clinic an amendment to this Conditional Use
Permit shall be required.
Should the Planning and Environmental Commission choose to approve this
amendment to the Conditional Use Permit, the Community Development Department
recommends the Commission makes the following findings:
“Based upon the review of the criteria outlined in Section VII of the Staff
memorandum to the Planning and Environmental Commission dated May 9, 2022
and the evidence and testimony presented, the Planning and Environmental
Commission finds:
Town of Vail Page 6
1. The Amendments to the Conditional Use Permit is are in accordance with the
purposes of the Zoning Regulations and the General Use District;
2. The Amendments to the Conditional Use Permit and the conditions under
which it will be operated or maintained are not detrimental to the public
health, safety, or welfare or materially injurious to properties or improvements
in the vicinity; and,
3. The proposed Amendments to the Conditional Use Permit comply with the
applicable provisions of Chapter 12-16, Conditional Use Permit, Vail Town
Code.”
VII. ATTACHMENTS
A. Project Narrative, April 8, 2022
B. Project Plan Set
C. Link to Vail Valley Medical Center Site Specific Redevelopment Master Plan.
https://www.vailgov.com/home/showpublisheddocument/1814/637458709259500
000
Town of Vail Page 7
VAIL HEALTH/EAST WING LEVEL 5 BUILDOUT
Minor Amendment to EW Conditional Use Permit
April 8, 2022
Purpose of the Request
The purpose of this request is to amend the Conditional Use Permit (CUP) for the East Wing of the Vail
Health (VH) campus. The amendment request is to allow for completion and occupancy of Level 5 of the
helipad building within the East Wing. Information below and provided under separate cover has been
prepared in accordance with Section 12-16-10 Amendment Procedures of the Vail Town Code.
Background on East Wing
A CUP in 2017 established development approvals for the East Wing of the Vail Health campus. This
final phase of Vail Health’s master plan was completed in December of 2020. Plans approved in 2017
included three areas within the East Wing referred to as “shell space”. These spaces include levels 5 and
6 of the helipad building and a space on Level 2. When approved, VH did not have programmatic needs
for these spaces. This is particularly the case with Levels 5 and 6. These two levels of the helipad
building were created to provide flexibility to meet future needs, and in doing so address one of the
goals of the Vail Valley Center Master Plan. Because these spaces were approved as “shell space”,
neither parking nor employee housing requirements were addressed in the 2017 approval.
These spaces have not been occupied since the building was completed. In accordance with the
VH/Town of Vail development agreement approved in 2018, prior to occupancy of these spaces Vail
Health is to “obtain an amendment to the CUP approval”. There is no expansion or changes proposed to
the exterior of the building. As such the focus of this amendment is to demonstrate how Vail Health can
satisfy parking and employee housing requirements for the build-out of Level 5.
Proposed Use of Level 5
There is approximately 11,800 square feet of useable space (exclusive of vertical circulation) within Level
5. The proposal involves moving three existing departments or organizations from elsewhere on the Vail
Campus into Level 5. These users include Colorado Mountain Medical, Surgical Associates, and the Vail
Health Cardiology Clinic. Colorado Mountain Medical will occupy approximately 4,600 square feet and
Surgical Associates and the Vail Health Cardiology Clinic will share approximately 5,600 square feet.
Each of these three users will realize no or only nominal increases in both square footage and patient
exam rooms. The goal of these user re-locating is to provide them with modernized and more efficient
work spaces. One notable new feature is gym space for cardiology. This space is used by patients for
therapy training and testing. The space being incorporated into the clinic space will provide
convenience for the patient and efficiencies for care providers.
Parking and Housing Considerations
Implications on parking and employee housing from these users moving to Level 5 is provided below.
This has been done by by comparing existing square footage/exam rooms and employee counts of these
three users with future conditions after their relocation to Level 5.
Note that the spaces currently occupied by these three providers will be vacated and left as “shell
space”. VH has no current plans to utilize these spaces. In essence, the “shell space” restriction on
Level 5 will be shifted to these provider’s current space. When VH has determined uses for these
spaces, parking and employee housing requirements will be defined with Town staff and addressed at
that time.
Housing Requirements and Mitigation
Employee housing mitigation requirements are to be determined in accordance with Chapter 23of the
Town Code. Employee generation rates included in 12-23-2 do not address medical-related uses. As
such, when the redevelopment of the Vail campus was proposed employee generation rates for five
types of medical uses were defined. These included:
Orthopeadic clinics 3.5 employees/1,000sf
Orthopeadic research 3.0 employees/1,000sf
Patient care (beds, ICU) 1.6 employees/bed
Surgery 16 employees/operating room
Health care facility (HCF) 2.6 employees/1,000sf
HCF is a “catch all” use that includes all uses not covered by the other four uses. Each of the three uses
to be re-located to Level 5 are in the HCF category, employee generation is calculated at 2.6 employees
per 1,000 square feet. Square footage changes for each of these uses are:
Colorado Mountain Medical
+/-3,722sf Existing SF
+/-4,595sf Level 5 SF
+873sf increased SF
Surgical Associates and VH Cardiology Clinic
+/-5,431sf Existing SF (these users will share space in Level 5, existing SF had been combined)
+/-5,590sf Level 5 SF
+159sf increased SF
The total increase of square footage for these three uses is 1,032sf. At 2.6 employees per 1,000, the
employee generation is 2.76 employees. At a mitigation rate of 20%, this equates to housing mitigation
of .55 employees.
Since the completion of the East Wing, VH has created a housing mitigation credit of 4.12 employees.
This was accomplished by VH facilitating deed restrictions being placed on existing housing units within
the Town of Vail. Documentation of this credit has been provided under separate cover. After applying
the .55 employees to this existing credit, VH will have a remaining housing mitigation credit of 3.57. VH
will work with the Housing Department to formalize this change to the credit prior to occupancy of Level
5.
Parking Requirements and Mitigation
Extensive analysis of the parking situation at Vail Health was done asan element of the 2014 VVMC
Facilities Master Plan. The result of this work was to establish a new formula for determining parking
demand for hospital and medical uses. The adopted parking formula used for Vail Health is:
1 space per patient bed
1 space per exam room
1 space per day shift employee
These metrics have been used to determine parking requirements for the West Wing and the East Wing
and are applied to the Level 5 users below. Existing floor plans for these three users and proposed plans
for Level 5 are found at the end of this narrative.
Colorado Mountain Medical
10 existing exam rooms (plus 1 procedure room)
12 proposed exam rooms (plus 1 procedure room)
18 existing FTE’s/day shift employees
20 proposed FTE’s/day shift employees (addition of two behavioral health staff)
4 new parking demand from CMM re-location (2 additional exam rooms and 2 additional
employees)
Surgical Associates and VH Cardiology Clinic
9 existing exam rooms (plus 2 procedure room)
10 proposed exam rooms (plus 1 procedure room)
25 existing FTE/day shift employees (both SA and VH Cardiology)
24 proposed FTC/day shift employees (addition of two behavioral health staff)
-1 new parking demand from Surgical Associates and VH Cardiology re-location (no change to exam
rooms and 1 fewer employees)
The re-location of these three users to Level 5 results in a requirement for 3 additional parking spaces.
Final approvals for the East Wing in 2017 established a total parking requirement for the Vail Campus of
707 spaces. Final plans approved for the East Wing included 604 on-site spaces and 103 “managed
spaces” (to include employee shuttle programs and free staff ECO bus passes). On-site spaces included:
56 West surface lot
468 EW parking structure
4 Misc spaces
76 MPB spaces
A parking inventory was recently completed at the request of the Public Works Department. This
inventory resulted in 628 on-site spaces, or a surplus of 24 spaces. With the 3 additional spaces for
Level 5, the on-site parking surplus is now 21 spaces. The recent parking inventory has been provided
under separate cover.
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: May 9, 2022
SUBJECT: A request for review of Major Exterior Alteration, pursuant to Section 12-7H-7, Exterior
Alterations or Modifications, Vail Town Code, to allow for redevelopment of the
Evergreen Lodge, located 250 South Frontage Road West/Lot 2W, Block 1, Vail
Lionshead Filing 2, and Lot F-1, Vail Village Filing No. 2 and setting forth details in
regard thereto. (PEC22-0006)
and
A request for review of a Conditional Use Permit, pursuant to Section 12-7H-2 Permitted
and Conditional Uses; Basement or Garden Level, and Section 12-7H-3; Permitted and
Conditional Uses; First Floor or Street Level, Vail Town Code, in accordance with Title
12, Chapter 16, Conditional Use Permits, Vail Town Code, to allow for dwelling units and
attached accommodation units on the basement, garden level or first floor of the
redevelopment of the Evergreen Lodge, located 250 South Frontage Road West/Lot 2W,
Block 1, Vail Lionshead Filing 2, and Lot F-1, Vail Village Filing No. 2 and setting forth
details in regard thereto. (PEC22-0007)
and
A request for the review a variance from Section 12-7H-10, Setbacks and Section 12-
7H-14 Site Coverage, Vail Town Code, pursuant to Title 12 Chapter 17, Variances, Vail
Town Code, related to below grade improvements for the redevelopment of the
Evergreen Lodge, located 250 South Frontage Road West/Lot 2W, Block 1, Vail
Lionshead Filing 2, and Lot F-1, Vail Village Filing No. 2 and setting forth details in
regard thereto. (PEC22-0008)
Applicant: HCT Member, LLC represented by Mauriello Planning Group
Planner: Jonathan Spence
I. SUMMARY
The applicant, HCT Member, LLC represented by Mauriello Planning Group, requeststhe
review of a Major Exterior Alteration, pursuant to Section 12-7H-7, Exterior Alterations
or Modifications, Vail Town Code, to allow for the replacement of the existing Evergreen
Lodge with a new development, located at 250 South Frontage Road West.In addition,
the applicant also requests the review of:
AVariance from Section 12-7H-10, Setbacks,and Section 12-7H-14 Site
Coverage, Vail Town Code, related to below grade improvements.
A Conditional Use Permit pursuant to Section 12-7H-2 Permitted and
Conditional Uses; Basement or Garden Level, and Section 12-7H-3;
Permitted and Conditional Uses; First Floor or Street Level, Vail Town
Code, in accordance with Title 12, Chapter 16, Conditional Use Permits,
Vail Town Code, to allow for dwelling units and attached accommodation
units on the basement, garden level or first floor.
The applicant team has requested to return to the PEC to continue the discussion
started at the previous PEC meeting in April. The applicant has chosen to
continue to elicit feedback from the Commission prior to resubmittal. At this time
no new information is included in this packet other than updated correspondence
for the Vail International, included as Attachment E.
To assist the Commission, draft meeting minutes from the April 11, 2022 meeting have
been included as Attachment F. If commissioners are interested in the video of the
meeting, it can be found below between time stamps 00:03:00 and 02:38:00
https://www.highfivemedia.org/show/commission-meeting-041122
The Commission has also requested access to the Town of Vail Civic Area Plan. A link
to this document can be found below:
https://www.vailgov.com/home/showpublisheddocument/1866/637578045882000000
This meeting shall serve as a continued introduction to the project and its discreet
components. As such, staff has not prepared a full analysis of the project at this time but
has proposed a series of discussion items. A full staff analysis, with recommendations,
will be provided at a future meeting.
Staff has reviewed the submitted materials including the required Environmental Impact
Report, included as Attachment B. Preliminary comments have been returned to the
applicant. It is anticipated that the resubmittal will address these comments and any
items identified by the PEC.
Following the initial review of these applications, staff requests that these items be
continued to the June 27, 2022 meeting.
II.DESCRIPTION OF REQUEST
HCT Member, LLC is represented by Mauriello Planning Group is proposing a four to six-
story multi-family residential project consisting of the following components:
135 residential condominiums ranging in size from one (1) bedroom units
to two-level four (4) bedroom units
128 attached accommodation units
A flat roof with planted roofscapes, amenities and a 9,000 sq.ft. solar
array
An underground parking structure containing 203 spaces.
Project amenities include an approximately 9,000 sq. ft. lobby with front
desk and concierge, workout facilities and exterior pool, hot tubs and fire
pits.
Associated site improvements and landscaping.
Included with this memorandum are the Project Narrative (Attachment A),
Environmental Impact Report (Attachment B), Plan Set (Attachment C) and a link to the
electronic version of the Lionshead Redevelopment Master Plan (Attachment D).
III. BACKGROUND
The existing Evergreen Lodge was constructed in 1974. Prior to 2005, the Evergreen
Lodge was zoned Special Development District No. 14 with an underlying zoning of
High Density Multiple-Family. The Special Development District (SDD) was
established via Ordinance No. 5, Series of 1986. The SDD permitted 128
accommodation units, 19 dwelling units, a restaurant, lounge, spa, and meeting
room/conference facility space. Minor improvements to the Evergreen Lodge have
occurred over the years however the structure remains largely as originally
constructed.
On December 20, 2005, Resolution No. 23, Series of 2005, was approved by the Vail
Town Council amending the Lionshead Redevelopment Master Plan to include
detailed plan recommendations for the Evergreen Lodge site and amend the
boundaries of the Lionshead Study Area. Additionally, Ordinance No. 30, Series of
2005, was adopted establishing Lionshead Mixed Use 1 District zoning for the
Evergreen Lodge parcel.
On August 10, 2015, the Planning and Environmental Commission held a
worksession to begin a discussion regarding the proposed master plan amendment
application. As a result of the worksession and public comment, a number of
questions and issues were raised.
On September 14, 2015, the Planning and Environmental Commission held a
worksession to continue discussions regarding the proposed master plan
amendments. As an outcome of the worksession, the Commission voted unanimously
to continue the public hearing.
On September 28, 2015, the Planning and Environmental Commission held a
worksession to continue discussions regarding the proposed master plan
amendments. In sum, the Commission recommended severalchanges be made to the
amendments to provide less specificity concerning certain plan recommendations. The
Commission's preference was to have a document more general in nature while still
proposing possible or potential options and solutions.
On October 26, 2015, the Planning and Environmental Commission held a public
hearing on the request to amend the Lionshead Redevelopment Master Plan regarding
the future redevelopment of the Evergreen Lodge at Vail. Upon final review, the
Commission voted unanimously to forward a recommendation of approval of the
proposed amendment to the Vail Town Council. Via Resolution No. 38, Series of 2015,
the amendments to the detailed plan recommendation section for the Evergreen Lodge
were approved.
In 2017, The Evergreen and the adjoining property owner, Vail Clinic, Inc., a Colorado
nonprofit corporation (“Vail Health”), completed a land exchange whereby The
Evergreen conveyed to Vail Health certain property on the South Frontage Road known
as Lot 2-W, and Vail Health conveyedto TheEvergreen certain propertynear West
Meadow Drive known as Lot F-1. In connection with theland exchange, the Evergreen
and Vail Health entered into a series of easements and other agreements that enabled Vail
Health to construct its recently completed expansion. Please see additional information
concerning the interrelationship between Vail Health and Evergreen and the associated
agreements.
IV. DISCUSSION ITEMS
This meeting before the Planning and Environmental Commission shall serve as an
introduction to the project and its components. Staff offers the following discussion points
for this meeting:
Proposed Uses and Hot Bed Provisions
The application proposes 135 dwelling units with 128 attached accommodation
units within a voluntary short-term rental program. Please see Section 4.13 of the
LRMP for specific language concerning the Hot Bed criterion. Staff recognizes
that the overall intent of Section 4.13 is not dependent on a specific number or
type of product. As witnessed with the amendments to the Four Seasons and the
Lion developments in relation to unit mix, Vail owners, visitors and guests are
interested largely in residential units with kitchens as opposed to standard hotel
rooms. Does the PEC concur with the project’s direction in meeting the Hot Bed
requirement? If not, what revisions would be necessary to assist in meeting this
requirement? Would the inclusion of additional unit types assist?
Deviation to the Architectural Design Guidelines for New Development. (Flat
roofs)
The application has requested a deviation from the LRMP Design Guidelines for
the inclusion of flat roofs, contrary to the recommended roofing style. The
application asserts that the flat roofs are the basis needed to incorporate
sustainable practices and are appropriate considering the context. Please review
the deviation criteria language from the LRMP included in Section IX of this
memorandum. The uniform use of flat roofs (Section 8.4.2.7 of the LRMP) is a
significant departure from the spirit of the area’s mountain architecture as stated
in the Vision Statement (8.1)
The new image for Lionshead should move towards the future—using historical
alpine references and Vail Village as antecedents.
The LRMP states that primary roofs within Lionshead are to be predominantly
gables and hips, with sheds or flat roofs permitted at smaller, secondary roofs
and that the overall image for Lionshead takes its cue from the simple,
fragmented, gabled roof forms of European alpine villages, where views of the
roofscapes from the mountains are paramount. And that,the roofscape of
Lionshead is a critical component in “knitting” together the built environment and
providing visualcohesion to the urban fabric of Lionshead.
That being said, the location of the Evergreen outside of the generally recognized
limits of Lionshead does warrant additional consideration. Sandwiched between
Vail Health Campus and the Civic Area, the location of the redevelopment of the
Evergreen lends support to the applicant’s position. As a recognized transition
area, a departure from the design guidelines to facilitate the flat roofs may be
appropriate. Staff requests that the PEC provide direction on this fundamental
project component.
• General Architectural Approach
As a follow-up to the roof discussion, staff requests that the PEC review the
overall architectural approach as it relates to the LRMP design guidelines. While
the application states that the project will comply with all design guidelines with
the exception of the flat roofs, the presentation at this time is a more modern
interpretation than seen on previously approved projects located within
Lionshead Village. It is important to note that many of the design guidelines
require an analysis at a more granular level than found in the plans at this time. It
is under the purview of the PEC to review the proposed mass and scale of the
Evergreen Redevelopment in relation to the design standards.
Relationship with Middle Creek
Section 5.19.4 Impacts on Middle Creek Steam Tract is a subsection of the site
specific recommendations for the Evergreen redevelopment. As stated, it is
imperative that any future development on the Evergreen Lodge site does not
negatively impact or encroach upon the existing riparian corridor of Middle Creek.
Staff has identified possible concerns with the strict adherence to the 10’
minimum building setback and the resulting shading from a building placed in
such close proximity. Further analysis of this item is occurring in concert with the
Environmental and Public Works departments as a partnership between the
Town and the applicant may help establish the best actions in relation to Middle
Creek. Staff recommends that the PEC review the applicant’s narrative
concerning this item and offer feedback, as appropriate.
V. APPLICABLE PLANNING DOCUMENTS
Title 12, Zoning Regulations, Vail Town Code (in part)
ARTICLE H – Lionshead Mixed Use 1 (LMU-1) District
12-7H-1: PURPOSE:
The Lionshead mixed use 1 district is intended to provide sites for a mixture of multiple-
family dwellings, lodges, hotels, fractionalfee 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-7: EXTERIOR ALTERATIONS OR MODIFICATIONS:
A. Review Required: The construction of a new building or the alteration of an existing
building that is not a major exterior alteration as described in subsection B of this
section shall be reviewed by the design review board in accordance with chapter 11
of this title.
1. Submittal Items Required: The submittal items required for a project that is not a
major exterior alteration shall be provided in accordance with section 12-11-4 of
this title.
B. Major Exterior Alteration: The construction of a new building or the alteration of an
existing building which adds additional dwelling units, accommodation units,
fractional fee club units, timeshare units, any project which adds more than one
thousand (1,000) square feet of commercial floor area or common space, or any
project which has substantial off site impacts (as determined by the administrator)
shall be reviewed by the planning and environmental commission as a major exterior
alteration in accordance with this chapter and section 12-3-6of this title. Any project
which requires a conditional use permit shall also obtain approval of the planning
and environmental commission in accordance with chapter 16 of this title. Complete
applications for major exterior alterations shall be submitted in accordance with
administrative schedules developed by the department of community development
for planning and environmental commission and design review board review.
1. Submittal Items Required, Major Exterior Alteration: The following submittal
items are required:
a. Application: An application shall be made by the owner of the building
or the building owner's authorized agent or representative on a form
provided by the administrator. Any application for condominiumized
buildings shall be authorized by the condominium association in
conformity with all pertinent requirements of the condominium
association's declarations.
b. Application; Contents: 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(2001) §2: Ord. 3(1999) § 1)
12-7H-8: COMPLIANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of the evidence
before the planning and environmental commission and the design review board that
the proposed exterior alteration or new development is in compliance with the purposes
of the Lionshead mixed use 1 district, that the proposal is consistent with applicable
elements of the Lionshead redevelopment master plan and that the proposal does not
otherwise have a significant negative effect on the character of the neighborhood, and
that the proposal substantially complies with other applicable elements of the Vail
comprehensive plan. (Ord. 29(2005) § 24: Ord. 3(1999) § 1)
12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall also be responsible for mitigating direct impacts of
their development on public infrastructure and in all cases mitigation shall bear a
reasonable relation to the development impacts. Impacts may be determined based on
reports prepared by qualified consultants. The extent of mitigation and public amenity
improvements shall be balanced with the goals of redevelopment and will be
determined by the planning and environmental commission in review of development
projects and conditional use permits. Mitigation of impacts may include, but is not
limited to, the following: 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)
LIONSHEAD REDEVELOPMENT MASTER PLAN
The Lionshead Redevelopment Master Plan is theguiding 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 C. 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,
Chapter 5: Detailed Plan Recommendations, specifically Section 5.19
Chapter 8: Architectural Design Guidelines, with special attention to 8.4.2,
VI.ZONING ANALYSIS
Address: 250 South Frontage Road West
Legal Description: Lot 2W, Block 1, Vail Lionshead Filing 2, and Lot F-1, Vail Village
Filing No. 2
Lot Size: 2.45 acres / 106,836 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?
StandardCode
2.45acres /106,836 sq. ft
Min. 10,000 sq. ft. Complies
Lot Size
Front – 10’North: 30’ Variance to east
Minimum Setbacks
Side – 10’ South: 10’ setback requested,
Rear – 10’ East: 0’ per Section 12-7H-10:
West: 10’Setbacks
82.5 ft. max 81 ft. max Under Review
Maximum Height
71 ft. average 71 ft. average
233,884sq. ft.
GRFA Max. 250/100 Complies
Buildable Site Area or
267,909 sq. ft.
10% of project GRFA 13 onsite units Under Review
EHU Requirements
minus credit for
under Inclusionary
existing facilities
Zoning and
Commercial Linkage
Overall:85,706sq. ft.
Max. 70% of site area Variance requested,
Site coverage
(80.2%) Above Grade =
or 74,785 sq. ft. per Section 12-7H-14:
maximum
67,946 sq. ft. (63.5%)
Site Coverage
Softscape: 24,407 sq. ft.
Min. 20% of site area Under Review
Minimum
Hardscape: 13,151 sq. ft.
or 21,367 sq. ft.
Landscaping
Total: 37,558 sq. ft.
1.4 per unit or 207 203 spaces with mixed Complies
Required Parking
spacesuse credit
VII. SURROUNDING LAND USES AND ZONING
North:South Frontage Road WestNo Zoning
South: Residential Lionshead Mixed Use 1 (LMU-1)
East: Vail Health GeneralUse (GU)
West: Streamtract Natural Area Preservation(NAP)
VIII. REVIEW CRITERIA-MAJOR EXTERIOR ALTERATION
As this is awork session staff will not beaddressing the criteria at thistime. Staff will
addresseach criterion infull ata future meeting.
Major ExteriorAlteration
Section12-7H-8,ComplianceBurden,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, VailTown 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;
2. That the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan;
3. That the proposal does not otherwise have a significant negative effect on the
character of the neighborhood; and,
4. That the proposal substantially complies with other applicable elements of the Vail
Comprehensive Plan.
IX. REVIEW CRITERIA- DEVIATION TO THE ARCHITECTURAL GUIDELINES FOR
NEW DEVELOPMENT
The following criteria shall be used by the Town of Vail Planning & Environmental
Commission and Design Review Board to determine if deviations to the Guidelines
should be granted:
It shall be the burden of the applicant to demonstrate to the satisfaction of the Town of
Vail Planning & Environmental Commission following a recommendation from the
Design Review Board that:
1. The request for design deviations are in compliance with the purposes of the
one district; and
2. The proposal which includes the design deviations is consistent with applicable
elements of the Lionshead Redevelopment Master Plan; and
3. The proposal which includes the design deviations does not have a significant
negative effect on the character of the neighborhood; and
4. The proposal substantially complies with other applicable elements of the Vail
comprehensive plan; and
5. The design deviation meets or exceeds the intent of the specific design
standardsas prescribed in Section 8.4; and,
6. A public benefit is achieved as a result of the design deviation; and,
7. The design deviation furthers the goals, objectives and purposes as stated in
Sections 2.3, 2.5 and 8.2 of the Lionshead Redevelopment Master Plan. (Res.
18, Series of 2004)
X. REVIEW CRITERIA– VARIANCES
The applicant has requested a variance from the required ten-foot (10’) side (east)
setback in addition to a site coverage variance for below grade improvements. The
applicable criteria for the granting of such variances are as follows:
1. The relationship of the requested variance to other existing or potential uses and
structures in the vicinity.
2. The degree to which relief from the strict 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.
3. The effect of the requested variance on light and air, distribution of population,
transportation and traffic facilities, public facilities and utilities, and public safety.
4. Such other factors and criteria as the commission deems applicable to the
proposed variance.
XI. REVIEW CRITERIA – CONDITIONAL USE
The applicant has requested the review of a Conditional Use Permit to allow multifamily
residential dwelling units and attached accommodation units on the basement, garden
level or first floor. The applicable criteria for approving the proposed conditionaluses is
as follows:
A. Factors Enumerated: Before acting on a conditional use permit application, the
planning and environmental commission shall consider the following factors with
respect to the proposed use:
1. Relationship and impact of the use on development objectives of the town.
2. Effect of the use on light and air, distribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities and public facilityneeds.
3. Effect upon traffic, with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the streets and parking areas.
4.Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk of the proposed use in relation to
surrounding uses.
5. Such other factors and criteria as the commission deems applicable to the
proposed use.
6. The environmental impact report concerning the proposed use, if an
environmental impact report is required by chapter 12 of this title.
B. Necessary Findings: The planning and environmental commission shall make the
following findings before granting a conditional use permit:
1. That the proposed location of the use is in accordance with the purposes of
this title and the purposes of the zone district in which the site is located.
2. That the proposed location of the use and the conditions under which it would
be operated or maintained will not be detrimental to the public health, safety,
or welfare, or materially injurious to properties or improvements in the vicinity.
3. That the proposed use will comply with each of the applicable provisions of
this title.
XII.STAFF RECOMMENDATIONS
TheCommunityDevelopment Department recommends continuing PEC22-0006,
0007 and 0008 to the June 27, 2022 PEC meeting.
XIII.ATTACHMENTS
A.Project Narrative, February 21, 2022
B. Environmental Impact Report, February 2022
C.Project Plan Set,February 11, 2022
D.Link to Lionshead Redevelopment Master Plan
https://www.vailgov.com/home/showpublisheddocument/1796/63745870922943000
0
E.Correspondence from Vail International, April 22, 2022
F. Draft PEC meeting minutes, April 11, 2022
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Heather Houston
By email:heather@birchecology.com
February 2022
DearMs. Houston,
You recently requested background estimates for air pollution in the area of the following project:
Evergreen Lodge
Solaris Redevelopment Company
County:
Eagle
Latitude:NAD83:AND / OR NAD27
34.6442
Longitude:
-106.3827
The estimates, and their bases, are given below.
Pollutant StandardStandardEstimated ConcentrationBasis for Estimate
CO requested?
Yes
CO 1 Hour Second Maximum (ppm)351Grand Junction, 2016 - 2018.
CO 8 Hour Second Maximum (ppm) 91
O3 requested?
Yes
O3 8 Hour Fourth Maximum (ppm)0.0700.065Palisade, 2017 - 2019.
SO2 requested?
Yes
SO2 1 Hour 99th Percentile0.0750.012RM Steel Print Shop, Pueblo, 2013 - 2015.
SO2 3 Hour Second Maximum (ppm) 0.50.008
(Secondary Standard)
SO2 24 Hour Second Maximum (ppm)
0.003
SO2 Annual Mean (ppm) .0.001
NO2 requested?)
Yes
NO2 Annual Mean (ppm)0.053
0.009RM Steel, Pueblo, 2013 - 2015.
NO2 1 Hour 98th Percentile (ppm)0.100
0.04
PM10 requested?15038Aspen, 2017 - 2019.
Yes
PM10 24 Hour Second Maximum (ug/m3)
PM2.5 requested?
Yes
PM2.5 Annual Mean (ug/m3)12.07Steamboat, 2002 - 2004.
PM2.5 24 Hour 98th Percentile (ug/m3)3517
Pb requested?
Yes
Pb Rolling 3-Month Average (ug/m3)0.150.006Denver Municipal Animal Shelter, 2009.
Any ozone concentrations provided here are for informational purposes only. They are not for use in
modeling. Ozone concentrations for use in modeling (AERMOD / OLM) should be requested separately.
Upon request, refinement of a single value background concentration listed above may be conducted by
the modeling staff (email: emmett.malone@state.co.us), if applicable, appropriate, and justified.
These estimates are derived from ambient monitored concentrations that are available to the Division
to represent background levels (added to the impacts of the project emissions and emissions from other nearby
sources) in cumulative ambient air impacts for comparison to the NAAQS. They are not suitable for applications
beyond that scope of use. The quantity of data is sometimes limited and may be of uncertain quality. The
ambient background concentrations -
1.Do not necessarily substitute for on-site monitoring data; i.e., for permitting actions subject to
PSD rules, pre-construction monitoring may be required.
2.Indicate the ambient levels in general geographic areas, not a specific location. This is
particularly true for particulate concentration values.
3.Are subject to change without notice as new information is acquired.
Use of these background estimates should be accompanied by an appropriate citation that indicates
their source and their limitations. Referencing this letter would be adequate, but an expanded explanation is
suggested.
If you have questions, I can be reached at 303-692-3226, or email: nancy.chick@state.co.us.
Sincerely,
Nancy D. Chick
Environmental Protection Specialist
Air Pollution Control Division
C:\\background concentration\\request no.231
4300 Cherry Creek Drive S., Denver, CO 80246-1530P303-692-2000www.colorado.gov/cdphe
Jared Polis, Governor | Jill Hunsaker Ryan, Executive Director
BQQFOEJY!C/!EPMB!DPNNVOJUZ!QSPGJMF!GPS!WBJM
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31
Y
H
Vail International Condominium Owners Association, Inc.
C/O Snowden Smith, General Manager
Vail International Condominiums
300 East Lionshead Circle -Management Office - 2 Floor
Vail, Colorado 81657
(970) 476-5200
Email: snowden@vailinternational.com
April 22, 2022
Town of Vail
Planning & Environmental Commission (PEC)
RE: Redevelopment of the Evergreen Lodge in Vail, Co
Public Hearing - May 9, 2022 at 1 p.m. MDT
The Vail International Condominium Owners Association \[“VICOA” \] respectfully
submits our updated comments regarding the recently filed Redevelopment Plans for
the Evergreen Lodge Property located immediately West of the Town of Vail hospital
and immediately East of our property \[“the Evergreen Plan”\]. Based on further review
1
of the Evergreen Plan, we note various further issues of non-compliance.
Below is an overview and summary of our concerns, only; this is not a detailed
presentation. Upon request, we will gladly provide detailed analysis of each the issues
set out below. As much as ever, we desire a detailed, ongoing dialogue regarding this
project and its impacts on our community.
Parking
The Evergreen Plan does not comply with parking requirements set out by the
Lionshead Redevelopment Master Plan (“LRMP”) which requires 1.4 parking spaces
per dwelling unit.
The Evergreen Plan provides for 203 parking spaces, which accounts for 135
dwelling units and 13 Employee Housing Units, less a 5% reduction for mixed use. The
Evergreen Plan also calls for 128 accommodation units, for which there is no parking
provided. On the one hand, the accommodation units are part of theoverall dwelling
units as lock-offsof an additional bedroom within each dwelling unit. As such, the Town
does not require the additional 0.7 parking spaces per accommodation unitthat would
1
VICOA has previously submitted statements of objection to both the DRB and PEC; this summary is
additional thereto.
1| Page
otherwise be required. However, the lack of parking assumes that those units will
never be rented. If that is the case, then the Evergreen Plan is not, in fact, providing
an additional 128 hotel rooms (or accommodation units), in the area. There is a
contradiction between the presentation of units and the presentation of parking.
Furthermore, the 5% reduction claimed for Mixed Use seems without merit.
There are only dwelling and hotel units in the Evergreen Plan, both of which are
considered to be the same "use", which necessarily means that there is no Mixed Use.
Unbroken Wall Planes
The Evergreen Plan does not comply with the Unbroken Wall Plane
requirements of the LRMP (Section 5.19.5), either horizontally or vertically.
Horizontal Planes: The LRMP requires variations every 30 feet horizontally with
at least two varying characteristics. In contrast, the elevations for The Evergreen show
the west side as a flat wall that extends horizontally for 460 feet with the only variation
being the “Tower Element” (Elevator Shaft). This lack of horizontal variation exists on
all sides of the structure.
Vertical Planes: The LRMP requires vertical wall faces that are greater than 35
feet to have a secondary horizontal step in the building face. In other words, there
should be visual interest, shadow lines, and no unbroken wall planes. In contrast to the
requirements, the Evergreen Plan show elevations on the west side as a flat wall
without a vertical step until the sixth floor, at 47 feet. This lack of step exists even
between balconies below the sixth floor.
Roof Form
The Evergreen Plan does not comply with required roof forms as set out in the
LRMP (Section 5.19.8). The LRMP states that the Evergreen shall have
"complimentary roof forms" to the VVMC, Library, and Dobson Arena, which are all
pitched. It further requires that the primary roof be predominantly gables and hips
(Section 8.4.2.7). In contrast, the Evergreen Plan shows the entire roof as flat which
is in no way compatible with the surrounding area and which seems a cynical attempt
by the developer to “squeeze” and extra floor of units into this already massive
2
proposed structure.
Balconies
The Evergreen Plan does not comply with balcony specifications as set out in
the LRMP (Section 8.4.2.6). The LRMP states that "Materials such as glass, plastic,
pipe rails, and metal panels are strongly discouraged." In contrast, the Evergreen Plan
2
The proximity to the hospital and, in particular, the helipad should also be considered.
2| Page
shows that most balconies on the west side will have glass railings.Not only is this
noncompliant but the potential glare effect was not included in the submitted
Environmental Report.
Windows and Doors
The Evergreen Plan does not comply with specifications for exterior windows
and doors as set out in the LRMP (Section 8.4.2.5). The LRMP requires them to be
recessed and "designed with decorative trim and sills, or heavy structural frames...."
In contrast, the Evergreen Plan shows the majority of the west wall will be glass with
metal framed floor to ceiling windows and doors, with no decorative trim or sills.
Walkway and Restaurants
The Evergreen Plan does not comply with Section 5.19 of the LRMP, which
details that there are two existing restaurants and opportunities for future
improvements. That section also details the existing path from Dobson Arena through
the East Vail property and says that it should "be improved and regularly maintained."
In contrast, the Evergreen Plan removes both restaurants and gives no indication that
the path will continue to exist that or a new one will be installed.
Environmental Concerns Regarding Mill Creek:
We are concerned that Mill Creek, a direct contributory to Gore Creek, as well
as the surrounding ecosystem, will be negatively impacted by the proposed
Evergreen's shade and glare, as well as potential pollution from its "green roof". We
are in discussions with a high altitude landscape specialist who may perform a
comprehensive "green roof" study. We feel strongly that a comprehensive shade study
must be performed, as well.
The Flat, Green Roof:
The LMRD does not permit flat roofs. To permit The Evergreen to construct a flat
roof would not be copasetic with the surrounding forms. Neither have green roofs proved
viable in this alpine environment. Even in the best of circumstances, the roof would only
actually be green perhaps a quarter of the year and, even to achieve that (if it is even
possible) would require irrigation, fertilization, weed and pest control and other potential
insults to the environment (and particularly Middle Creek and the watershed). We
believe that the developer’s interlocution of a proposed green roof is simply a cynical
attempt to add an additional floor to this already massive and out-of-scale structure for
no more meaningful purpose that to bulk up the developer’s profits at the expense of
aesthetics of the Lionshead transition area, safety vis-à-vis the hospital, and the Middle
Creek environment.
3| Page
Conclusion
VICOA has been actively following the proposed redevelopment of the
Evergreen Lodge since at least 2015, so our ongoing interest and concerns are well
documented. Our diverse ownership includes full-time residents, long-term part-time
residents, second generation families and newcomers. All of us have a deep love of
Vail. Many of us have watched the development of Lionshead from a sleepy end of
town with a lot of T-shirt shops to the magnificentdevelopment we have today. We all
want the same for the Evergreen Lodge property--a new modern structure that is
consistent with the Lionshead RMP. Accordingly, our comments are based on a
thoughtful professional analysis of the facts and what we believe are the best interests
of the entire Town of Vail, not just our interests as the next door property owners at Vail
International.
Thank you.
VICOA Board of Directors
4| Page
IFBSE
XIBU!XF!
GREEN ROOF
Discuss appropriateness of green roofs in alpine environments.Fertilizer for sod roofs will impact the creeks.
Clarify snow management plan.
BUILDING
Expand on the general architectural design and roof character.Clarify the mix of uses on the site.Address shade impacts to the creek.
SITE
Clarify pedestrian circulation on site.parking requirements.Verify stream setbacks.
) and
dominic@mpgvail.com
) for more information.
Vail Health proximity and impactsArchitecture Stream setbacksSnow removal at Vail HealthLot 10 park improvementsPedestrian congestionTown of Vail Civic Plan and Lionshead Master Plan
Met with three neighbors since our last PEC meeting.Discussion included:Sent several emails to Vail International with invitations to meet and We are open to meeting with anyone who
would like to discuss the
have yet to hear anything back other than the letter the Town received.project. Please contact Dominic Mauriello (Kristin Williams (
BUILDING HEIGHTBUILDING MASSINGDETAILED ARCHITECTURESTREAM SETBACKSHADING ANALYSISFISCAL IMPACTS
PEC Meeting #3 - June 27, 2022
XIZ!B!HSFFO!SPPG@
either as
requires new and existing
Roughly 25 cities in North America have a program to encourage green roofs, but many are moving to make them mandatory. In November 2017, Denver passed the Green Roof Initiative, which
buildings over 25,000 square feet in size to install a green roof the building is constructed or when the roof is replaced for existing buildings.
Renewable Energy - Wind and SolarResponsible DevelopmentIndustry AwardsPublic TransportationResponsible Land Management
!!!!!!
CSCUSA Resort Climate Change Initiatives:
exemplify the community’s
Sustainability in the Civic District:Buildings and uses within Vail’s Civic area will enhance economic vitality and values for environmental stewardship and sustainability
.
Incorporate renewable energy resources in the design and construction of new buildings improvements that energy and water and minimize waste and carbon emissions
FLORA & FAUNA
NOISE
MITIGATE
EFFECT
REDUCE
HEAT ISLAND
SLOW
RUNOFF
AND REDUCE
STORMWATER
LONG TERM
SUSTAINABLE
Proposed Green Space
BARNEY Aspen, CO (unknown)WEST VAIL RESIDENCE Vail, CO (2004)BUS SHELTER Vail, CO (unknown)VAIL PUBLIC LIBRARY Vail, CO (1983)BETTY FORD ROOFTOP TERRACE Vail, CO (2017)
0607080910
SNOWBIRD SKI AND SUMMER RESORT Sandy, UT (1971)BLUE SKY LODGE Salt Lake City, UT (2019)INTERCONTINENTAL HOTEL Berchtesgaden, Germany (2004)UNIVERSITY OF UTAH AMBULATORY CARE Salt Lake
City, UT (2019)CASTLE CREEK RESIDENCE Aspen,CO (2013)
Salt Lake City, UT (2019)
Berchtesgaden, Germany (2004)
Salt Lake City, UT (2019)
Aspen CO (2013)
Aspen, CO (unknown)
Vail, CO (2004)
Vail, CO (unknown)
Vail, CO (2017)
Microclimate and Eco Region
Project Limits
12”+
INTENSIVE
6-12”
SEMI-INTENSIVE
6”
EXTENSIVE
Native & Adaptive Species - Naturalistic Planting Design
SNOW
MANAGEMENT
NOISE
REDUCTION
ENERGY
RENEWABLE
ECOLOGY
Flat roofs support the following measures:
MJWF!CFET
CHAPTER 2, 2.3 POLICY OBJECTIVES 2.3.3 Stronger Economic Base Through Increased Live Beds CHAPTER 4, MASTER PLAN RECOMMENDATIONS - OVERALL STUDY AREA 4.13 Live Beds4.13.2 Location of
Live Beds4.13.3 Hotel-types of Services and Amenities4.13.4 Review of New Development and Redevelopment Projects DETAILED PLAN RECOMMENDATIONS 5.19.3 Preservation of Existing Accommodation
Units
BUILDING HEIGHTBUILDING MASSINGDETAILED ARCHITECTURESTREAM SETBACKSHADING ANALYSISFISCAL IMPACTS
PEC Meeting #3 - June 27, 2022
TO: Planning and Environmental Commission
FROM:Community Development Department
DATE: May 9, 2022
SUBJECT: A request for a recommendation to the Vail Town Council on a major amendment
to Special Development District No. 36, Four Seasons, pursuant to Section 12-
9A-10, Amendment Procedures, Vail Town Code, to allow for reconfiguration of
existing accommodation units, fractional fee units and dwelling units, and to
amend the Employee Housing Plan to relocate a portion of the existing onsite
employee housing offsite, located at 1 Vail Road/Lots A-C, Vail Village Filing 2,
and setting forth details in regard thereto. (PEC21-0059)
Applicant: Four Seasons Resort, represented by Andrew Sellnau
Planner: Jonathan Spence
I. SUMMARY
The Four Seasons Resort is requesting a recommendation to the Vail Town Council for
a major amendment to Special Development District (SDD) No. 36, Four Seasons,
pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for
reconfiguration of existing accommodation units and dwelling units, and to amend the
Employee Housing Plan to locate a portion of the existing onsite employee housing
offsite.
On March 14, 2022, following a presentation and discussion, the applicant requested an
action on the application, resulting in a unanimous recommendation of denial to the
Town Council. On April 5, 2022 the Vail Town Council voted (7-0) to remand the
application back to the Planning and Environmental Commission for further review.
Based upon Staff’s review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Planning and Environmental Commission (PEC) forward a
recommendation of approval, with conditions, of the major amendment to SDD No.
36, Four Seasons, subject to the findings noted in Section VIII of this memorandum.
II. DESCRIPTION OF REQUEST
The applicant, Four SeasonsResort, is requesting a major amendment to SDD No. 36,
Four Seasons (Ord. No. 21, Series of 2017), in order to change the unit mix within the
resortand to relocate a portion of the existing on-site employee housing to offsite
locations. The application has been amended to provide locations for the housing
both within the Town of Vail and the adjacent Eagle-Vail community.
The current proposal includes the following components:
Replacing up to 16 underutilized onsite deed-restricted employee housing
units (EHUs) with offsite deed-restricted employee housing. A portion of
the obligation is proposed to be satisfied through the purchase of
seven (7) deed restrictions (2-bedroom units) in an existing multifamily
building located in Eagle-Vail. The remainder of the obligation is
proposed to be met through in town deed restrictions.
The proposed Eagle Vail deed restrictions are proposed to be offered first to
the Four Seasons and, secondarily, preference to employees working within
the Town of Vail. Staff has approached the applicant and is working with
legal counsel on thepossibility of the Town of Vail stepping if units are not
occupied by Four Seasons employees. Concerns related to timing and
vacancies will be addressed by a legal agreement to be presented before
the Town Council.
Reconfiguring the underutilized dorm-style employee housing units into 13
additional hotel accommodation units (AUs), and
Reclassifying seven existing accommodation units into four dwelling units.
Following the 2017 approval, the Four Seasons completed some of the proposed
conversions, opted not to move forward with others and moved forward with other
conversions that were not part of the approval. The following chart shows the approved,
actual, and proposed unit mixes:
ApprovedUnit Mix ActualUnit Mix 2021 Proposed Net Change
2017Unit Mix 2022from 2017
approval
130 AUs 117 AUs123 AUs -7 AUs
28 Dwelling Units (with 32 Dwelling +4 DUs
28 Dwelling Units
15 AAUs)Units (with 15 - 3 AAUs
(with 18 AAUs)
AAUs)
6 FFUs 6 FFUs 6 FFUs-
28 EHU28 EHU 12 EHUs -16 EHUs
Town of Vail Page 2
As all theconversions occur within the existing structure, with the exception of the
existing EHU balconies that will be converted to AU square footage; there are no
changes to development standards such as setbacks, building height, site coverage,
and landscaping.
Parking:
The existing SDD (Ord. No. 21, Series of 2017) demonstrated a total parking capacity of
230 spaces serviced via a 24 hour valet service. The staff analysis of the approved,
completed,and proposed work indicates that the net effect on parking is negligible with
an overall effect of a reduction in the requirement of 1.4 spaces. Please see page 12 of
the applicant’s narrative.
Commercial Linkage and Inclusionary Zoning:
The amendments to the unit mix accomplished through the 2017 amendments
increased the employee mitigation requirements which was addressed with a housing
deed restriction for at least one two-bedroom dwelling unit with a minimum of 788
square feet, located within the Town of Vail.
Staff analysis of the approved, completed, and proposed work, not including the
repurposing of 16 dorm rooms (EHUs) to Accommodation Units, has a relatively
negligible effect on the overall employee mitigation requirement for the Four Seasons
Resort. As shown on pages 13 and 14 of the applicant’s narrative, the net increase in
employees is 1.6 with a mitigation requirement of 20% or .32 employees. With the
inclusion of the repurposing of the existing EHUs, the total mitigation
requirement for the proposed amendments to SDD No. 36 is 32.32 employees.
Existing On-Site Employee Housing Program
The existing dormitory style EHUs, comprised of 28 rooms for an occupancy of 56
employees, make up the bulk of the required mitigation measures. The Town has
consistently received notarized annual verification forms from the Four Seasons
indicating compliance with the deed restrictions. Town of Vail deed restrictions require
that units are continuously occupied by qualified residents. Accompanying the signed
verification have been lists of employees utilizing the on-site EHUs. Staff has learned
from the applicant’s team that the intention of providing the list of names was not only to
demonstrate that the occupants were qualified residents, as required, but also to
demonstrate that the units were not being occupied at 100% capacity. As this intention
is contrary to the verification form (a copy of which has been included as Attachment
C.), town staff has not been aware of the ongoing noncompliance with the requirements
of the deed restriction. Staff is concerned that the remaining dormitory style rooms will
continue to function with less than 100% occupancy, as required by the deed restriction.
Proposed Mitigation
Town of Vail Page 3
The applicant is proposing to meet the mitigation requirement through the purchase of
deed restrictions on an existing multifamily property in Eagle Vail. Please see the
applicant’s narrative for details on thisapproach.The proposal will result in a net
increase in restricted square footage in comparison to the existing dorm rooms but
equates to the same number of employees mitigated per the code requirements
outlined in Table 23-2 and shown below:
TABLE 23-2
SIZE OF EMPLOYEE HOUSING UNITS
TypeMinimum SizeNumber Of
Of Unit(GRFA)Employee s
Housed
Dormitory 2501
Studio 4381.25
1 bedroom6131.75
2 bedroom7882.25
3 or more 1,225 3.5
bedroom
Deed Restriction Exchange Program
The applicant is intending to accomplish the off-site deed restrictions through the
Special Development District amendment process. Section 12-3-5 of the Vail Town
Code provides a mechanism for the removal of a deed restriction on a property. (Please
see Section IV, Applicable Planning Documents for this section of the Vail town Code.)
As the applicant is proposing an Amendment to the SDD, this section shall only serve
as a guide. Per this section, the relocation of a deed restriction is subject to a ratchet
effect determined by the location of the existing restriction and the location of the
proposed restriction. In this case, the Four Seasons is located within the Commercial
Job Core, as defined, and the proposed down valley receiving areas are located outside
of the Commercial Job Core. Per Section 12-13-5 D.3.b. of the Vail Town Code, the
exchange rate would be three (3) times the GRFA requirement of the existing EHUs. It
should be noted that at this time exchanging in town restrictions for out of town
restrictions is not permissible under the exchange program.
III. BACKGROUND
The subject property was once occupied by a 120 room Holiday Inn hotel and a gas
station. Ordinance No. 14, Series of 2001 established SDD No. 36, Four Seasons.
SDD No. 36, Four Seasons, was subsequently amended to alter the unit mix in 2003
(Ord. No. 9, Series of 2003), 2005 (Ord. No. 20, Series of 2005) and 2017 Ord. No. 21,
Series of 2017. The changes that occurred throughout this process are as follows:
Town of Vail Page 4
200120032005 2017
AUs 116 118 122 130
DUs 151816 28 (+ 18 AAUs)
FFUs 40 22 19 6
EHUs*4,971 SF 34 28 28
Total Units 171 + EHUs192185 210
* The property was developed prior to the Town of Vail codifying EHU requirements.
Though approved in 2001, construction did not begin until 2006 and the project did not
open as the Four Seasons until 2010. While there have been changes to the internal
programming of the building, no other significant changes have been made to the resort
since its opening.
IV. APPLICABLE PLANNING DOCUMENTS
Staff finds that the following provisions of the Vail Town Code are relevant to the review
of this proposal:
Title 12, Zoning Regulations, Vail Town Code
Chapter 9, Article A. Special Development (SDD) District (in part)
12-9A-1-A: PURPOSE:
The purpose of the special development district is to encourage flexibility and
creativity in the development of land in order to promote its most appropriate use; to
improve the design character and quality of the new development with the town; to
facilitate the adequate and economical provision of streets and utilities; to preserve
the natural and scenic features of open space areas; and to further the overall goals
of the community as stated in the Vail comprehensive plan. An approved
development plan for a special development district, in conjunction with the
property's underlying zone district, shall establish the requirements for guiding
development and uses of property included in the special development district.
12-9A-4: DEVELOPMENT REVIEW PROCEDURES:
A. Approval Of Plan Required: Prior to site preparation, building construction, or
other improvements to land within a special development district, there shall
be an approved development plan for said district. The approved
development plan shall establish requirements regulating development, uses
and activity within a special development district.
B. Preapplication Conference: Prior to submittal of a formal application for a
special development district, the applicant shall hold a preapplication
conference with the department of community development. The purpose of
this meeting shall be to discuss the goals of the proposed special
Town of Vail Page 5
development district, the relationship of the proposal to applicable elements of
the town's comprehensive plan, and the review procedure that will be followed
for the application.
C.PEC Conducts Initial Review: The initial review of a proposed special
development district shall be held by the planning and environmental
commission at a regularly scheduled meeting. Prior to this meeting, and at
the discretion of the administrator, a work session may be held with the
applicant, staff and the planning and environmental commission to discuss
special development district. A report of the department of community
development staff's findings and recommendations shall be made at the initial
formal hearing before the planning and environmental commission. Within
twenty (20) days of the closing of a public hearing on a proposed amendment,
the planning and environmental commission shall act on the petition or
proposal. The commission may recommend approval of the petition or
proposal as initiated, may recommend approval with such modifications as it
deems necessary to accomplish the purposes of this title, or may recommend
denial of the petition or rejection of the proposal. The commission shall
transmit its recommendation, together with a report on the public hearing and
its deliberations and findings, to the town council.
D. Town Council Review: A report of the planning and environmental
commission stating its findings and recommendations, and the staff report
shall then be transmitted to the town council. Upon receipt of the report and
recommendation of the planning and environmental commission, the town
council shall set a date for hearing within the following thirty (30) days. Within
twenty (20) days of the closing of a public hearing on a proposed SDD, the
town council shall act on the petition or proposal. The town council shall
consider but shall not be bound by the recommendation of the planning and
environmental commission. The town council may cause an ordinance to be
introduced to create or amend a special development district, either in
accordance with the recommendation of the planning and environmental
commission or in modified form, or the council may deny the petition. If the
council elects to proceed with an ordinance adopting an SDD, the ordinance
shall be considered as prescribed by the Vail town charter.
12-9A-8: DESIGN CRITERIA AND NECESSARY FINDINGS:
A. Criteria: The following design criteria shall be used as the principal criteria in
evaluating the merits of the proposed special development district. It shall be
the burden of the applicant to demonstrate that submittal material and the
proposed development plan comply with each of the following standards, or
demonstrate that one or more of them is not applicable, or that a practical
solution consistent with the public interest has been achieved:
Town of Vail Page 6
1.Compatibility: Design compatibility and sensitivity to the immediate
environment, neighborhood and adjacent properties relative to
architectural design, scale, bulk, building height, buffer zones, identity,
character, visual integrity and orientation.
2. Relationship: Uses, activity and density which provide a compatible,
efficient and workable relationship with surrounding uses and activity.
3. Parking And Loading: Compliance with parking and loading
requirements as outlined in chapter 10 of this title.
4. Comprehensive Plan: Conformity with applicable elements of the Vail
comprehensive plan, town policies and urban design plans.
5. Natural And/Or Geologic Hazard: Identification and mitigation of
natural and/or geologic hazards that affect the property on which the
special development district is proposed.
6. Design Features: Site plan, building design and location and open
space provisions designed to produce a functional development
responsive and sensitive to natural features, vegetation and overall
aesthetic quality of the community.
7. Traffic: A circulation system designed for both vehicles and
pedestrians addressing on and off site traffic circulation.
8. Landscaping: Functional and aesthetic landscaping and open space in
order to optimize and preserve natural features, recreation, views and
function.
9. Workable Plan: Phasing plan or subdivision plan that will maintain a
workable, functional and efficient relationship throughout the
development of the special development district.
B. Necessary Findings: Before recommending and/or granting an approval of an
application for a special development district, the planning and environmental
commission and the town council shall make the following findings with
respect to the proposed SDD:
1. That the SDD complies with the standards listed in subsection A of this
section, unless the applicant can demonstrate that one or more of the
standards is not applicable, or that a practical solution consistent with
the public interest has been achieved.
Town of Vail Page 7
2.That the SDDis consistent with the adopted goals, objectives and
policies outlined in the Vail comprehensive plan and compatible with
the development objectives of the town; and
3. That the SDD is compatible with and suitable to adjacent uses and
appropriate for the surrounding areas; and
4. That the SDD promotes the health, safety, morals, and general welfare
of the town and promotes the coordinated and harmonious
development of the town in a manner that conserves and enhances its
natural environment and its established character as a resort and
residential community of the highest quality.
12-9A-9: DEVELOPMENT STANDARDS:
Development standards including lot area, site dimensions, setbacks, height, density
control, site coverage, landscaping and parking shall be determined by the town
council as part of the approved development plan with consideration of the
recommendations of the planning and environmental commission. Before the town
council approves development standards that deviate from the underlying zone
district, it should be determined that such deviation provides benefits to the town that
outweigh the adverse effects of such deviation. This determination is to be made
based on evaluation of the proposed special development district's compliance with
the design criteria outlined in section 12-9A-8 of this article.
12-9A-10: AMENDMENT PROCEDURES:
B. Major Amendments:
1. Requests for major amendments to an approved special development
district shall be reviewed in accordance with the procedures described
in section 12-9A-4 of this article.
2. Owners of all property requesting the amendment, or their agents or
authorized representatives, shall sign the application. Notification of
the proposed amendment shall be made to owners of all property
adjacent to the property requesting the proposed amendment, owners
of all property adjacent to the special development district, and owners
of all property within the special development district that may be
affected by the proposed amendment (as determined by the
department of community development). Notification procedures shall
be as outlined in subsection 12-3-6C of this title.
12-13-5 Employee Housing Unit Deed Restriction Exchange Program
A. Purpose: The purpose of this section is to provide occupied livable, affordable employee
housing units within the town of Vail through the establishment of an employee housing unit
Town of Vail Page 8
deed restriction exchange program. The exchange program allows the town council to release a
deed restriction from an existing employee housing unit in exchange for the placement of an
employee housing deed restriction on another dwelling unit and/or a fee in lieu payment made
to the town of Vail.
B. Applicability: The program established under this section applies to existing employee
housing units. This shall not apply to any existing employee housing unit that is already price
appreciation capped or any employee housing unit established to meet the on site employee
mitigation requirements of chapter 23, "Commercial Linkage", or chapter 24, "Inclusionary
Zoning", of this title or as part of an approved development plan.
C. Definitions: For the purpose of this section:
COMMERCIAL JOB CORE: Those areas located south of Interstate 70, east of the
intersection of Forest Road and South Frontage Road, north of Vail Mountain, and west of the
town of Vail soccer fields on Vail Valley Road, as further defined by exhibit A of this section.
EXCHANGE EHU: The existing nonprice appreciation capped employee housing unit or other
unit with an employee housing deed restriction that is being proposed to have the deed
restriction released as part of this program.
PROPOSED EHU: The existing, non-deed restricted dwelling unit that is being proposed to
receive an employee housing deed restriction as part of this program.
Town of Vail Page 9
D.General Requirements: The town council may approve the removal of an employee
housing deed restriction from an existing employee housing unit in exchange for the placement
of an employee housing deed restriction, and/or the payment of a fee in lieu, as described in
subsection D5 of this section.
1. Exchange EHU Requirements:
a. The exchange EHU shall not be part of any employee housing project developed or
deed restricted (in part or in whole) by the town of Vail.
b. The exchange EHU shall not be part of any on site employee housing mitigation
required by inclusionary zoning, commercial linkage, or as part of an approved development
plan.
c. The property that includes the exchange EHU shall comply with the prescribed
development standards (density controls including GRFA and number of units, site coverage,
landscaping and parking requirements, etc.), as outlined in the applicable zone district section of
this title, upon exchange of the deed restrictions.
2. Proposed EHU Requirements:
a. The proposed EHU(s) shall be located within the town of Vail.
b. The proposed EHU(s) shall be within a homeowners' association that does not
preclude deed restricted units, does not have a right of first refusal, does not have right to
approve the sale or the sale contract, or have any other requirements deemed to be similarly
restrictive by the administrator.
c. The proposed EHU shall comply with the minimum size requirements shown in table
13-2 of this section.
TABLE 13-2
MINIMUM SIZE OF PROPOSED EHUs
Type Of UnitMinimum Size (GRFA)
Studio 438 square feet
1 bedroom 613 square feet
2 bedroom 788 square feet
3+ bedrooms 1,225 square feet
d. The proposed EHU shall contain a kitchen facility or kitchenette and a bathroom.
e. The property on which the proposed EHU is located shall comply with chapter 10, "Off
Street Parking And Loading", of this title.
f. The proposed EHU shall have its own entrance. There shall be no interior access from
the proposed EHU to any dwelling unit to which it may be attached.
3. Exchange Rate For Proposed EHUs:
Town of Vail Page 10
a.If the exchange EHU(s) is within the commercial job core and the proposed EHU(s) is
also within the commercial job core, the gross residential floor area (GRFA) of the proposed
EHU(s) shall be a minimum of two (2) times the gross residential floor area (GRFA) of the
exchange EHU.
b. If the exchange EHU is within the commercial job core and the proposed EHU(s) is
outside of the commercial job core, the gross residential floor area (GRFA) of the proposed
EHU(s) shall be a minimum of three (3) times the gross residential floor area (GRFA) of the
exchange EHU.
c. If the exchange EHU is outside of the commercial job core and the proposed EHU(s) is
inside of the commercial job core, the gross residential floor area (GRFA) of the proposed
EHU(s) shall be a minimum of one and one-half (1.5) times the gross residential floor area
(GRFA) of the exchange EHU.
d. If the exchange EHU is outside of the commercial job core and the proposed EHU(s) is
outside of the commercial job core, the gross residential floor area (GRFA) of the proposed
EHU(s) shall be a minimum of two (2) times the gross residential floor area (GRFA) of the
exchange EHU.
4. No Credit Given: If the gross residential floor area (GRFA) of the proposed EHU(s) is in
excess of the minimum required gross residential floor area (GRFA) as set forth in subsection
D3 of this section, the additional gross residential floor area (GRFA) shall not be eligible for use
as any form of future credit or for the commercial linkage or inclusionary zoning employee
housing mitigation banks established by sections 12-23-7 and 12-24-7 of this title.
5. Fee In Lieu: The applicant may provide a fee in lieu payment to the town of Vail for any
fractional portion of the required square footage less than four hundred thirty eight (438) square
feet not provided by a proposed EHU, if the proposed EHU does not fulfill the required amount
of calculated square footage.
a. The town council at its sole discretion may accept fee in lieu payment for the full
required square footage only if the exchange EHU was approved prior to July 22, 1994, and has
a deed restriction that includes the language stating, "if the unit is rented, it shall be rented only
to tenants who are full time employees...".
b. The fee in lieu calculated amount shall be paid after approval of the application by the
town council, but prior to recording of the deed restriction release. The fee shall be based upon
the current fee structure in place at the time of approval. Early payment of the fee in lieu shall
not be accepted prior to approval. The approval for deed restriction release shall sunset one
year from the date of approval and any fees paid are nonrefundable.
c. The town shall use monies collected from fees in lieu to provide incremental new
employee housing units.
Existing EHU square feet x inclusionary zoning fee = fee in lieu payment
E. Fees: The town council shall set an application fee schedule sufficient to cover the cost of
town staff time and other expenses incidental to the review of the application. The fee shall be
paid at the time of the application and shall not be refundable.
F. Review Process:
Town of Vail Page 11
1.Submittal Requirements: The administrator shall establish the submittal requirements for
an employee housing deed restriction exchange application. A complete list of the submittal
requirements shall be maintained by the administrator and filed in the community development
department. 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 exchange. The administrator and/or the
reviewing body may require the submission of additional materials if deemed necessary to
properly evaluate the application.
2. Review Procedures:
a. Administrator Review: The administrator shall review the application for completeness
and compliance with this section, and shall make a determination of completeness and
compliance with this section within fourteen (14) days of application submittal. Should the
administrator deem that the application is incomplete or not in compliance with this section, the
administrator shall deny the application. Should the administrator deem the application is both
complete and in compliance with this section, the administrator shall forward the application for
review by the Vail local housing authority.
b. Vail Local Housing Authority Review: The review of a proposed employee housing
deed restriction exchange application shall be held by the Vail local housing authority at a
regularly scheduled meeting. A report of the community development department staff's findings
and recommendations shall be made at the formal hearing before the Vail local housing
authority. Within twenty (20) days of the closing of a public hearing on a proposed amendment,
the Vail local housing authority shall act on the application. The Vail local housing authority may
recommend approval of the application as initiated, may recommend approval with such
modifications as it deems necessary to accomplish the purposes of this title, or may recommend
denial of the application. The Vail local housing authority shall transmit its recommendation,
together with a report on the public hearing and its deliberations and findings, to the town
council.
c. Town Council Review: Upon receipt of the report and recommendation of the Vail local
housing authority, the town council shall set a date for hearing within the following thirty (30)
days. Within twenty (20) days of the closing of a public hearing on the application, the town
council shall act onthe application. The town council shall consider but shall not be bound by
the recommendation of the Vail local housing authority. The town council may approve, either in
accordance with the recommendation of the Vail local housing authority or in modified form, or
the town council may deny the application.
d. Appeal: Administrator and town council decisions may be appealed in accordance with
the provisions in section 12-3-3, "Appeals", of this title.
3. Criteria And Findings:
a. Criteria: Before acting on an employee housing deed restriction exchange application,
the Vail local housing authority and Vail town council shall consider the following criteria with
respect to the application:
(1) The proximity and accessibility of the proposed EHU(s) to the commercial job core and
public transportation; and
(2) The size of the proposed EHU(s) in relation to the minimum employee housing unit sizes
established for commercial linkage mitigation in section 12-23-3 of this title; and
Town of Vail Page 12
(3) The effect of any homeowners' association dues or maintenance fees imposed upon the
proposed EHU(s) on the affordability of the proposed unit for an employee; and
(4) The correlation between any homeowners' association fees imposed upon the proposed
EHU(s) and the services and amenities provided by the homeowners' association; and
(5) The extent to which the exchange is consistent with 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
(6) The extent to which the exchange presents a harmonious, convenient, workable relationship
among land uses consistent with municipal development objectives; and
(7) The extent to which the exchange provides for the growth of an orderly viable community
and serves the best interests of the community as a whole.
b.Necessary Findings: Before recommending and/or granting an approval of an
employee housing deed restriction exchange application, the Vail local housing authority and
the Vail town council shall make the following findings with respect to the application:
(1) The application meets the general requirements of subsection D of this section; and
(2) The application is consistent with 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
(3) The application furthers the general and specific purposes of the zoning regulations,
section 12-1-2 of this title, and the employee housing regulations, section 12-13-1 of this
chapter; and
(4) The application 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.
V. ZONING AND SDD NO. 36, FOUR SEASONS RESORT & RESIDENCES ANALYSIS
Address: 1 Vail Road
Legal Description: Vail Village Filing 2, Lot A - C
Existing Zoning: Public Accommodation (PA)
Existing Land Use Designation: Resort Accommodations and Services
Mapped Geological Hazards: Steep Slope > 40% (Man-Made)
View Corridor: None
Development Allowed /
Existing Proposed Change
Standard Required
Site Area 10,000 SF2.32 acres (101,140SF) No Change
As set forth in the Approved Development Plan referenced
Setbacks in Section 4 of Ord. No. 20, Series of 2005, Four Seasons No Change
SDD
Building Height 89’ N/A No Change
AUs: 130 AUs: 123 AUs: +7
Density
DUs: 28 (+15AAUs) DUs: 32 (with 15 AAUs) DUs: +4
Town of Vail Page 13
FFUs: 6FFUs: 6FFUsNo Change
EHUs: 28 EHUs: 12 EHUs: -16
GRFA177,609 SF No Change
Retail SF 2,386 SFNo Change
Restaurant SF 5,946 SFNo Change
Conference SF 11,139 SF No Change
Health Club 18,577 SF No Change
85,091 SF (71%) (Below Grade)
Site Coverage No Change
70,150 SF (59%) (Above Grade)
Landscaping 35,268 SF (30%)No Change
Parking &
230 Spaces 235 Spaces 235 Spaces No Change
Loading
VI. SURROUNDING LAND USES AND ZONING
Existing Land Use: Zoning District:
North: Public / Semi-Public General Use (GU)
South: Medium Density Residential Two-Family Residential (R)
Transition Area High Density Multiple-Family (HDMF)
General Use (GU)
Public Accommodation (PA)
East: Village Master Plan Public Accommodation (PA)
Commercial Service Center (CSC)
West: Resort Accomm. and Services High Density Multiple-Family (HDMF)
Transition Area
VII. SDD REVIEW CRITERIA
Before acting on an SDD application, the PEC and Town Council shall consider the
following factors with respect to the proposed SDD:
1. Compatibility: Design compatibility and sensitivity to the immediate
environment, neighborhood and adjacent properties relative to architectural
design, scale, bulk, building height, buffer zones, identity, character, visual
integrity and orientation.
With the exception of the conversion of the existing EHU balconies, the proposed major
amendment involves only the reconfiguration of existing interior space and will not
impact the immediate environment or neighborhood or adjacent properties relative to
architectural design, scale, bulk, building height, buffer zones, identity, character, or
visual integrity and orientation.
Staff finds the proposal complies with this criterion.
Town of Vail Page 14
2.Relationship: Uses,activity and density which provide a compatible,
efficient and workable relationship with surrounding uses and activity.
The proposed major amendment involves primarily the reallocation of existing front line
worker housing off-site. The revised housing plan with mitigation proposed within the
Town boundaries and the adjacent Eagle Vail community is more consistent with the
requirement(12-24-6) that a minimum of half of the employee housing required is
accomplished with on site units.
Staff finds the proposal generally complies with this criterion.
3. Parking and Loading: Compliance with parking and loading requirements
as outlined in Title 12, Chapter 10, Off Street Parking and Loading, Vail Town
Code.
The proposed major amendment does not result in a net increase in required parking.
The parking improvements completed as part of the 2017 Major SDD Amendment are
sufficient.
Staff finds the proposal complies with this criterion.
4. Comprehensive Plan: Conformity with applicable elements of the Vail
comprehensive plan, town policies and urban design plans.
The proposed major amendment conforms to the following elements of the Vail
comprehensive plan, town policies:
Vail Land Use Plan
Chapter II – Land Use Plan Goals / Policies (in part)
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).
3.1 The hotel bed base should be preserved and use more efficiently.
5.4 Residential growth should keep pace with the market place demands for a full
range of housing types.
Town of Vail Page 15
Vail Land Use Plan
Chapter II – Land Use Plan Goals / Policies (in part)
5.3. Affordable employee housing should be made available through private efforts,
assisted by limited incentives, provided by the Town of Vail, with appropriate
restrictions.
5.5. The existing employee housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied sites
throughout the community.
Vail Housing 2027 - A Strategic Plan for Maintaining and Sustaining Community through
to the Creation and Support of Resident Housing in Vail
Mission: “We create, provide, and retain high quality, affordable, and diverse housing
opportunities for Vail residents to support a sustainable year round economy and build a
vibrant, inclusive and resilient community. We do this through acquiring deed
restrictions on homes so that our residents have a place to live in Vail.”
Policy Statement. Resident Housing as Infrastructure “We acknowledge that the
acquisition of deed restrictionson homes for Vail residents is critical to maintaining
community. Therefore, we ensure an adequate supply and availability of homes for
residents and recognize housing as infrastructure in the Town of Vail; a community
support system not unlike roads, bridges, water and sewer systems, fire, police, and
other services of the municipal government.”
Economic Value and Community Benefits of Resident Housing Investment
For each unit of resident housing, an estimated 400 hours of time and 950 gallons of
gasoline are saved from shorter commutes every year—equating to greater business
productivity and an opportunity for residents to give back to their community.
It is generally assumed that in-commuters living in closer proximity to Vail will account
for larger shares of new occupants of resident housing. As such, it was assumed that
the average distance traveled by new occupants of resident housing would have
traveled 30 miles. Over the course of a year, this reduction in commute time totals more
than 2.2 million miles and represents more than 2 percent of all vehicle miles traveled
by in-commuters. As a result, overall carbon emissions are reduced in the Vail Valley by
845 metric tons (2 percent of total estimated Vail in-commuter carbon emissions). It
means that in-commuters save more than 95,000 gallons of gasoline per year. This
annual savings means that enough energy is saved to charge more than 107 million
iPhones and is equivalent to the air-scrubbing benefits of nearly 14,000 tree seedlings
grown for more than 10 years.
Town of Vail Page 16
Expansion of the Economy due to Filled Positions The availability of additional homes
for residents and the workforce translates to a greater jobs market and fewer unfilled
positions. It is estimated that approximately 123 full-and part-time positions would be
filled as a result of Vail’s resident housing investment (100 units), thereby expanding
Vail’s economy by an estimated $18.1 million annually (1.2 percent increase).
Quality of Guest Experience There is direct linkage between the quality of the guest
experience and the supply of local employees
The revisions to the housing plan in contrast to the previous version locates all of the
proposed mitigation east of Avon, with approximately 50% being located within the
Town of Vail. These revisions address many of the concerns raised related to impacts
on parking and transportation while also maintaining an in-town workforce, vital to the
stability of the community.
The possibility of utilizing a portion of the mitigation for Town of Vail employees if not
utilized by the Four Seasons represents a tangible benefit to the community. Staff will
continue to work with the applicant and the Town’s legal team on this opportunity prior
to a first reading before the Town Council.
Staff finds the proposal, generally complies with this criterion.
5. Natural and/or Geologic Hazard: Identification and mitigation of natural
and/or geologic hazards that affect the property on which the special
development district is proposed.
The subject property is not located within any natural or geologic hazard.
Staff finds the proposal complies with this criterion.
6. Design Features: Site plan, building design and location and open space
provisions designed to produce a functional development responsive and
sensitive to natural features, vegetation and overall aesthetic quality of the
community.
The proposal, with the exception of the conversion of the existing EHU balconies, does
include any changes to the site plan, building design or location, or open space
provisions.
Staff finds the proposal complies with this criterion
7. Traffic: A circulation system designed for both vehicles and pedestrians
addressing on and off site traffic circulation.
Town of Vail Page 17
The revised proposal locates all mitigation east of Avon and places 50% within the
Town limits. This significant change from the previous proposaladdresses many of the
concerns raised about the possible impacts of locating the mitigation further west.
Staff finds the proposal complies with this criterion.
8. Landscaping: Functional and aesthetic landscaping and open space in
order to optimize and preserve natural features, recreation, views and function.
The proposed major amendment does not include any changes to the landscaping or
open space on the site.
Staff finds the proposal complies with this criterion.
9. Workable Plan: Phasing plan or subdivision plan that will maintain a
workable, functional and efficient relationship throughout the development of the
special development district.
The proposed major amendment only pertains to interior changes to a limited number of
the overall units located within the resort. No phasing or subdivision plan is necessary.
Staff finds the proposal complies with this criterion.
VIII.STAFF RECOMMENDATION
Based upon the review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the PEC forwards a recommendation of approval, with conditions, to the
Town Council on a major amendment to Special Development District No. 36, Four
Seasons, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code,to
allow for reconfiguration of existing accommodation units, fractional fee units and
dwelling units, and to amend the Employee Housing Plan to relocate a portion of the
existing onsite employee housing offsite, located at 1 Vail Road/Lots A-C, Vail Village
Filing 2, and setting forth details in regard thereto
Should the PEC choose to forward a recommendation of approval, with conditions,
for this request, the Community Development Department recommends the
Commission pass the following motion:
“The Planning and Environmental Commission forwards a recommendation of
approval, with conditions, to the Town Council for a major amendment to Special
Development District No. 36, Four Seasons, pursuant to Section 12-9A-10,
Amendment Procedures, Vail Town Code, to allow for reconfiguration of existing
accommodation units, fractional fee units and dwelling units, and to amend the
Employee Housing Plan to locate a portion of the existing onsite employee housing
Town of Vail Page 18
offsite, located at 1 Vail Road/Lots A-C, Vail Village Filing 2, and setting forth details
in regard thereto.”
Should the PEC choose to forward a recommendation of approval, with conditions,
for this request, the Community Development Department recommends the following
conditions:
1. The exterior building changes associated with this major amendment to SDD No.
36, Four Seasons, are contingent upon the applicant obtaining Town of Vail
approval of an associated design review board application for all exterior
changes to the property;
2. Prior to issuance of a certificate of occupancy for the conversion of any of the
existing dorm rooms in the subject property, the applicant shall record with the
Eagle County Clerk and Recorder a Town of Vail employee housing deed
restriction corresponding to square footages per Table 23-2 for each employee.
Each dormitory room repurposed equated to two employees for the purposes of
mitigation.
Should the PEC choose to forward a recommendation of approval, with conditions,
for this request, the Community Development Department recommends the PEC makes
the following findings:
“Based upon the review of the criteria outlined in Section VII of the Staff
Memorandum to the Planning and Environmental Commission dated May 9, 2022,
and the evidence and testimony presented, the Planning and Environmental
Commission finds:
1. That the SDD complies with the standards listed in Section 12-9A-8-A, Vail Town
Code, or the applicant has demonstrated that one or more of the standards is not
applicable, or that a practical solution consistent with the public interest has been
achieved;
2. That the SDD is consistent with the adopted goals, objectives, and policies
outlined in the Vail comprehensive plan and compatible with the development
objectives of the town;
3. That the SDD is compatible with and suitable to adjacent uses and appropriate
for the surrounding areas; and
4. That the SDD promotes the health, safety, morals, and general welfare of the
town and promotes the coordinated and harmonious development of the town in
a manner that conserves and enhances its natural environment and its
established character as a resort and residential community of the highest
quality.”
Town of Vail Page 19
IX. ATTACHMENTS
A.Revised Project Narrative, with floorplans, April 2022
Town of Vail Page 20
Four Seasons Resort and Residences Vail
Proposed Amendments to SDD No. 36, Series 2005,
as previously amended by Ordinance No. 20, Series 2005 & Ordinance No. 21, Series of 2017
Updated submittal to the Town of Vail, April2022
EXTELL DEVELOPMENT COMPANY
805 THIRD AVENUE, 7TH FLOOR NEW YORK, NY 10012 T. 212 712 6000 F. 212 712 6100 WWW.EXTELL.COM
INTRODUCTION:
Four Seasons Resort and Residences Vail (Four Seasons) was acquired in 2016 by Extell
Development with a vision and a promise to invest tens of millions of dollars to redevelop a
flawed development plan and design into a best-in-class Resort operation.
In addition to working with the Town of Vail to amend the Special Development District in 2017
to address the failed fractional component, Extell completed construction in two phases without
Having completed Phase II construction in 2021, and in the midst of navigating the global
pandemic, Extell turned its focus to its employment model and its related housing program with
the goal of maintaining a consistent and well-trained workforce during the period of COVID
impact, a growing housing crisis and well into the future. The SDD for the Four Seasons was
passed in 2001 under the Resorts original ownership and received additional amendments in
ng
units were to be provided onsite; said units were conceived and approved as dormitory-style and
double-occupancy in order to house 56 of the employees generated by the new development.
ignificantly before or after
the Four Seasons SDD. Moreover, once the Town of Vail codified the employee housing
components of the Town Code, the minimum standards permissible by Code were far in excess
of the approved employee housing that was part of the Four Seasons SDD; for example, Section
12-13-
By comparison, the Four Seasons unitsare about 215 usable square feet (excluding closets,
cabinets and bathrooms.) Extell found the utilization of the onsite housing to be less than 45
percent most years since Extell acquired the resort. Based upon feedback from employees, the
primary impediment to occupancy is the nature of the housingdorm rooms with shared
bathrooms do not offer privacy nor conventional cooking facilities nor the flexibility of living with
family and/or pets.
EXTELL DEVELOPMENT COMPANY
805 THIRD AVENUE, 7TH FLOOR NEW YORK, NY 10012 T. 212 712 6000 F. 212 712 6100 WWW.EXTELL.COM
Extell has been working closely with the Town of Vail Community Development Department,
Housing Department and the Vail Local Housing Authority with the goals to address the onsite
employee housing component that has largely failed; to create a funding mechanism for off-site
housing; and to address seven underperforming hotel rooms with a conversion to four additional
for-sale dwelling units. In seeking feedback to its application, Extell met with the Planning &
Environmental Commission on March 14, 2022, and the Vail Town Council on April 5, 2022. While
the application was denied 5-0 by the PEC, and the Town Council remanded the application back
to PEC, the input received at both hearings has shaped the updated application as of April 2022,
largely prioritizing a reimagined employee housing program for Four Seasons. See the prior
March narrative/application for further in-depth discussion and analysis.
PROPOSAL:
Amendments to SDD #36 are intended to allow for the reconfiguration of the Four Seasons that
will include:
Maintaining 12 onsite dorm rooms (24 beds) for J1s, H2Bs and temporary
employees;
Replacing the other 16 underutilized onsite deed-restricted employee dorm
rooms (32 beds) with offsite deed restrictions in the Town of Vail and EagleVail;
Extell proposes to deed-restrict approximately 28 bedrooms within units
that have adequate living, kitchen, bedroom and bathroom spaces.
EXTELL DEVELOPMENT COMPANY
805 THIRD AVENUE, 7TH FLOOR NEW YORK, NY 10012 T. 212 712 6000 F. 212 712 6100 WWW.EXTELL.COM
Reconfiguring the 16 underutilized employee housing units into 11 hotel
and reconfiguring an administrative office into 2
additional AUs;
Reclassifying seven existing hotel accommodation units into four dwelling units.
Offsite housing mitigation: To meet the feedback about wanting to limit the mitigation region as
well as in large part secure deed restrictions within the Town of Vail, Colo., the mitigation region
will not move beyond EagleVail, Colo. Extell has negotiated with the owner of the Vail Daily
Building in EagleVail to permanently deed restrict the seven 2-bedroom units in the building in
exchange for a substantial cash payment from Extell. The deed restriction will name the Town of
Vail as grantee of the deed restrictions and there will be a tiered or waterfall approach to all
subsequent leases: (i) Four Seasons and Four Seasons employees will have first access to lease
the units, and (ii) in the unlikely event that a vacancy is not filled by Four Seasons, the unit will
be listed for rent with preference given to employees working within the Town of Vail.
With respect to the 12 remaining onsite employee units, Extell has committed to the Community
Development Department to create a new reporting mechanism more reflective of the unique
ied and
what is being done to fill vacancies in a timely manner. Reporting for the off-site units will use
the Towns standard Annual Verification for Employee Housing Unit form.
Extell will also commit to an upgrade of the remaining 24 beds, or 12 bedrooms, that we will keep
in place and onsite. Our average occupancy going back to 2016 gives us confidence that we will
be able to maintain occupancy in these 12 bedrooms with the right number of H2B and J1 Visa
seasonal employees rotating through. The upgrades will include renovated bathrooms and
refreshed finishes.
BACKGROUND:
After receiving the 2017 SDD Amendment approval, Extell commenced efforts to consolidate the
third-party fractional owners into 6 FFUs and determine which units in the building were able to
be converted to DUs and which could be AUsall as affected by site conditions, including
-tension structural system. The major
renovation of the property commenced in spring 2019 for completion before Thanksgiving 2019
with a second phase planned for the same period of time in 2020. However, the onset of the
global pandemic caused Extell to indefinitely pause certain elements of the Phase II renovation
in particular the very costly work of subdividing an existing AU into multiple AUsand delay the
onset of other Phase II elements until spring 2021. A snapshot of what exists today and what is
proposed hereunder is attached as Exhibit A; in addition, as discussed with Community
Development, in the event the employee housing components of this application are not
approved, Exhibit B should alternatively be approved to update the floor plans and to approve
the conversion of the seven AUs into the four new proposed DUs.
EXTELL DEVELOPMENT COMPANY
805 THIRD AVENUE, 7TH FLOOR NEW YORK, NY 10012 T. 212 712 6000 F. 212 712 6100 WWW.EXTELL.COM
rooms/residential revenue is projected to be 36% higher than 2017. Within that growth, the
fastest growing business segment is the residential rentals; that has grown by nearly 50% since
the 2017 SDD amendment. As several competing destinations have all recently announced major
new developments from luxury operators (Montage Big Sky, Four Seasons Telluride and the
Mayflower development in Deer Valley), the market continues to evolve, consumer tastes
continue to gravitate to residential rental product and ultimately we need to adapt to the ever-
changing market to remain the premier North America destination.
the DUs created in the 2017 amendment resulted in nearly $850,000 of transfer taxes payable to
the Town of Vail. Accordingly, our proposal to convert seven underperforming AUs into four new
DUs will (i) result in significant additional transfer taxes, and (ii) continue to further position the
Resort for the more desirable residential product managed by a hotel company.
As mentioned earlier, Four Seasons Resort and Residences Vail was designed and approved in
2001, and broke ground in 2005. It predates the adoption of commercial linkage and inclusionary
zoning, as well as the EHU exchange provisions. Instead, the onsite dorm rooms were presented
by the original developer as the public benefit portion of the SDD.
rdth
The dorm rooms are mostly located on the western side of the building on the 3 and 4 floors
and sandwiched between third party owned condos, the fixed and shared corridor to condos,
fractional units and hotel rooms and other critical building infrastructure that cannot be moved.
Accordingly, any reconfiguration would need to occur within the same overall general space as
today.
That leaves approximately 129 linear feet of building frontage on each floor to provide all
necessary access and light/air per the building code. A rule of thumb in building design is that 11-
12 feet is a reasonable
generally limits us to two three-bedroom units (~46 feet wide each) and a single two-bedroom
unit (~35 feet wide) on each floor. Per Town Code, that could house 18.5 employees, which would
be a 63% reduction from the current configuration. An alternate way of verifying this calculation
rdth
is that we currently have approximately 8,000 sqft of employee housing on the 3 and 4 floors;
using the Town code metric of a 3-bedroom requiring a minimum of 1,225 sqft equates our area
to just six and a half 3-bedroom apartments. Extell is not interested in reducing our employee
prior comments, that the
Town is also not interested in reducing the quantity of deed restrictions.
Offsite EHUs will provide even greater public benefit than what was envisioned with the onsite
EHUs: a) they will be occupied; b) their square footage will be approximately 2.5 times greater
than the current dorm rooms, c) they will be deed restricted in perpetuity and available for use
by non-Four Seasons employees, d) they will appeal to long term residents and those aiming to
raise families in Vail and foster a community, and e) they will prevent an additional ~28 bedrooms
from succumbing to the pressures of vacation rentals and/or secondary homes and being
EXTELL DEVELOPMENT COMPANY
805 THIRD AVENUE, 7TH FLOOR NEW YORK, NY 10012 T. 212 712 6000 F. 212 712 6100 WWW.EXTELL.COM
a scenario that would never happen to dorm
rooms.
While Extellcould continue operating the hotel as it istoday, the goal isto implement solutions
so that not only isthe Resort meeting its56-bed requirement but isactually housing employees
and not finding itselfwith dozens of underutilized beds.
ANALYSIS:
Of the 56-bed requirement, Extell found strong occupancy throughout the year of about 24 beds.
Peak occupancy in 2019 was 37 tenants; 2018 was 32; 2017 was 38; and 2016 was 30. In working
with the Community Development Department, there was a question raised about the required
reporting and why it was not raised earlier that occupancy year-round was an issue; when Extell
acquired the Resort, the pitch from the brokers and seller was all about the 30,000+ sqft of failed
fractional real estate and the dated 200,000+ sqft of hotel rooms, corridors and public areas that
that Extell began an analysis of every cost associated with a closed Resort and identified the dorm
rooms as an area needing further exploration; atthat time, Extell analyzed historical payroll logs
to determine the historical occupancy and shortly thereafter began conversations with various
Town representatives about the underutilized nature and desire to address via an SDD
amendment.As mentioned earlier, Extellwill work with Community Development to create a
new reporting mechanism specific to the Four Seasons.
EXTELL DEVELOPMENT COMPANY
805 THIRD AVENUE, 7TH FLOOR NEW YORK, NY 10012 T. 212 712 6000 F. 212 712 6100 WWW.EXTELL.COM
Expectations with the 2022 SDD Amendment approval:
-Pending Town of Vail approvals, purchasers for the four new DUs have been identified
and are prepared to close this summer. In addition, all four interested parties have
with Four Seasons. These four units are expected to generate approximately $2.5 million
sales and lodging tax.
The sales of the four DUs will generate the necessary funds to (i) acquire the onsite deed
restrictions, (ii) improve the 12 onsite dorm rooms, (iii) convert and renovate the 16
former dorm rooms into 11 new hotel keys, and (iv) convert and renovate the
administrative office space into 2 new hotel keys.
-16 dorm units move offsite, with 14 deed-restricted bedrooms located in EagleVail and
the remaining balance (approximately 14 bedrooms) in the Town of Vail. The required
Town of Vail offsite (i) deed
restricted units owned by third parties, (ii) master leases for up to 4 bedrooms in the
aggregate, and (iii) temporary or permanent fee ownership of dwelling units.
-16 dorm-style units are converted to 11 hotel rooms and administrative offices converted
to two additional hotel rooms.
Criteria for Review:
SDD Amendment
The SDD chapter of the Town Zoning Code prescribed nine criteria to be used to evaluate the
merits of a proposed Special Development District. The SDD sections states: The following design
criteria shall be used as the principal criteria in evaluating the merits of the proposed special
development district. It shall be the burden of the applicant to demonstrate that submittal
material and the proposed development plan comply with each of the following standards, or
demonstrate that one or more of them is not applicable, or that a practical solution consistent
with the public interest has been achieved.
These criteria and response to each are outlined below.
1.Compatibility: Design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design, scale, bulk,
building height, buffer zones, identity, character, visual integrity and orientation.
Response:
There are no changes proposed to the property that would have any effect on the
considerations outlined above.
2.Relationship: Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
Response:
EXTELL DEVELOPMENT COMPANY
805 THIRD AVENUE, 7TH FLOOR NEW YORK, NY 10012 T. 212 712 6000 F. 212 712 6100 WWW.EXTELL.COM
Our proposed housing plan does not present any adverse effect on surrounding uses and
activity; in fact, it likely improves the situation for surrounding uses and activities as it
ensures that ~28 additional bedrooms are not removed from the rental housing stock for
vacation homes or vacation rentals. Underutilized dorm rooms are being traded for proper
and desirable dwelling units and ensuring that they are forever precluded from non-
employee use by being devoted in perpetuity to full-time, year-round employee use.
Moreover, with respect to the codified Deed Restriction Exchange Program, please note
as follows: (i) the Code specifically provides that it does not apply to employee housing
units that are part of an approved development plan, (ii) we are unaware of other owners
attempting to correct flaws with more than two dozen bedrooms worth of underutilized
employee housing, (iii) our situation is so narrowly tailored to onsite double occupancy
dorm rooms that the perceived impact or precedence on others is non-existent, (iv) using
the Deed Restriction Exchange Program for this amendment is inconsistent with the
, and (v) the operative portion of the Deed Restriction
Exchange Program relies upon the gross residential floor area of the new deed restricted
unit being a multiple greater than the GRFA for the deed restriction being replacedwhich
is exactly what we are proposing in our amendment, in that we currently have ~5,325
square feet of employee housing and we are proposing to replace it with more than 13,400
square feet of deed restricted employee housing. Accordingly, a SDD amendment is the
proper venue to (i) correct flaws from the prior SDD that have been revealed with the
passage of time and (ii) provide practical solutions to better align with mutual housing
goals shared amongst applicant, the Town of Vail, employees and surrounding employers.
EXTELL DEVELOPMENT COMPANY
805 THIRD AVENUE, 7TH FLOOR NEW YORK, NY 10012 T. 212 712 6000 F. 212 712 6100 WWW.EXTELL.COM
3.Parking and Loading: Compliance with parking and loading requirements as
outlined in chapter 10 of this title.
Response:
The 2017 amendment to SDD No. 36 establishes the parking requirement for the Four
valet spaces. Below is a summary of the new parking demand from the proposed
amendments:
Based on the matrix above the proposed amendments will not increase the number of
required parking spaces.
4.Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive
plan, town policies and urban design plans.
Response:
underutilized nature of
its employee housing and to replace dorm rooms with off-site deed restricted dwellings;
making this change will ensure that the deed restricted beds are ğĭƷǒğƌƌǤ occupied by Vail
workforce instead of merely meeting a zoning requirement but sitting underutilized year
after year due to an ill-
housing needs should be
attest that Eagle-Vail (and beyond) meets the critical goal of providing housing and a
community for employees working within the Town of Vail. In
recent actions on Kayak Crossing and the successful 2A ballot initiative both speak to
policies going forward.
EXTELL DEVELOPMENT COMPANY
805 THIRD AVENUE, 7TH FLOOR NEW YORK, NY 10012 T. 212 712 6000 F. 212 712 6100 WWW.EXTELL.COM
These goals are consistent with man
policies and address head on one of the greatest challenges currently facing the Town of
Vail.
5.Natural and/or Geologic Hazard: Identification and mitigation of natural and/or
geologic hazards that affect the property on which the special development district is
proposed.
Response:
This criterion is not applicable to the proposed amendments.
6.Design Features: Site plan, building design and location and open space provisions
designed to produce a functional development responsive and sensitive to natural
features, vegetation and overall aesthetic quality of the community.
Response:
This criterion is not applicable to the proposed amendments.
7.Traffic: A circulation system designed for both vehicles and pedestrians addressing on
and off site traffic circulation.
Response:
The proposed amendments will have no appreciable effect on traffic considerations; given
the low utilization and desirability of the onsite employee housing, the employees that
were supposed to be housed onsite are already commuting to the resort from off-site
housing and have been doing so for 10+ years. Accordingly, our proposed SDD amendment
and revised housing plan does not create any additional traffic impact than what exists
beds for better deed restrictions on desirable housing that will be located either in the
Town of Vail or on the bus route in Eagle-Vail.
8.Landscaping: Functional and aesthetic landscaping and open space in order to optimize
and preserve natural features, recreation, views and function.
Response:
This criterion is not applicable to the proposed amendments.
9.Workable Plan: Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the special
development district.
Response:
This criterion is not applicable to the proposed amendments.
EXTELL DEVELOPMENT COMPANY
805 THIRD AVENUE, 7TH FLOOR NEW YORK, NY 10012 T. 212 712 6000 F. 212 712 6100 WWW.EXTELL.COM
Exhibit A
EXTELL DEVELOPMENT COMPANY
805 THIRD AVENUE, 7TH FLOOR NEW YORK, NY 10012 T. 212 712 6000 F. 212 712 6100 WWW.EXTELL.COM
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Exhibit B
EXTELL DEVELOPMENT COMPANY
805 THIRD AVENUE, 7TH FLOOR NEW YORK, NY 10012 T. 212 712 6000 F. 212 712 6100 WWW.EXTELL.COM
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