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HomeMy WebLinkAboutPEC080028, PEC080030, DRB080151TOWN OF VAIL OONWJN1TY DEVELOPMENT MAJOR EXTERIOR ALTERATION TO ALLOW FOR AMENDMENTS TO THE APPROVALS OF STRATA VAIL- ADDITION OF TWO FRACTIONAL FEE UNITS AND REMOVAL OF FOUR LOCK-OFF UNITS Project Name: STRATA MAJOR EXT. ALT. AMEND PEC Number: PEC080028 Project Description: Participants: OWNER LIONSHEAD INN LLC 05/12/2008 705 W LIONSHEAD CIR VAIL CO 81657 APPLICANT MAURIELLO PLANNING GROUP, LL 05/12/2008 Phone: 970-748-0920 PO BOX 1127 AVON CO 81620 License: 0000001697 Project Address: 705 W LIONSHEAD CR VAIL Location: LIONSHEAD INN Legal Description: Lot: 1 Block: 2 Subdivision: VAIL LIONSHEAD FIL 3 Parcel Number: 2101-063-0400-3 Comments: SEE CONDITIONS BOARD/STAFF ACTION Motion By: KJESBO Second By: VIELE Vote: 6-0-0 Conditions: Department of Community Development 75 South Frontage Road, Vail, Colorado 81657 tel: 970.479.2139 fax: 970.479.2452 web: www.vailgov.com Action: APPROVED Date of Approval: 06/09/2008 Cond: 8 (PLAN): No changes to these plans may be made without the written consent of Town of Vail staff and/or the appropriate review committee(s). Cond: 300 (PLAN): PEC approval shall not be not become valid for 20 days following the date of approval. Cond: CON0010069 That the Developer receives final review and approval of the proposed development plan by the Town of Vail Design Review Board, prior to making an application for the issuance of a building permit. Cond: CON0010070 That the Developer work with the Staff and Design Review Board to satisfactorily address the items identified in Jeff Winston's letter date October 6, 2007. Planning and Environmental Commisson ACTION FORM Cond: CON0010071 That the Developer submits a complete set of civil engineered drawings of the Approved Development Plans including the required off site improvements, to the Town of Vail Community Development Department for review and approval of the drawings, prior to making application for the issuance of a building permit for the Strata improvements. Cond: CON0010072 That the Developer shall address all the comments and conditions identified in the memorandum from the Town Engineer dated October 1, 2007, (Attachment E) on the plans submitted in conjunction with building permits. Cond: CON0010073 That the Developer prepares a Strata Art in Public Places Plan, for input and comment by the Town of Vail Art in Public Places Board, prior to the request for a temporary certificate of occupancy. Subject to the above input and comment by the Art in Public Places Board, the Applicant will determine the type and location of the art to be provided. Said Plan shall include the funding for a minimum of $70,000.00 in public art improvements to be developed in conjunction with the Strata project. Cond: CON0010074 That the Developer provides the legally executed and duly recorded Type IV deed restriction with the Eagle County Clerk & Recorder's Office for the on-site employee housing unit, and that said unit shall be made available for occupancy, prior to the issuance of a temporary certificate of occupancy for the Strata project. Cond: CON0010075 That the developer records the appropriate deed restrictions and provides them to the Town of Vail Housing Coordinator for the off-site employee housing units per the submitted Strata Vail Housing Plan dated revised May 12, 2008. Furthermore, any excess square footage shall go into a "bank" for future expansions or land use changes that occur within the Strata development. Cond: CON0010076 That the Developer shall be assessed a transportation impact fee in the amount of $6,500 per increased vehicle trip in the peak hour generated (42 trips), or $273,000, created by the Strata project. The total fee of $273,000 shall be paid in full by the Developer prior to the issuance of a temporary certificate of occupancy or certificate of occupancy for the Strata project. At the sole discretion of the Town of Vail Public Works Director, said fee may be waived in full, or part, based upon the completion of certain off-site improvements. Planner: Warren Campbell PEC Fee Paid: $800.00 Planning and Environmental Commisson ACTION FORM Department of Community Development r~ ff ~ '75 South Frontage Road, Vail, Colorado 81657 1 V ~ j~ tel: 970.479.2139 fax: 970.479.2452 00&%UwrrcIEve NT web: www.valigov.com Project Name: STRATA CUP AMENDMENT PEC Number: PEC080030 Project Description: Participants: REDEVELOPMENT OF THE LIONSHEAD INN AND LIONSHEAD INN ANNEX- CUP TO ALLOW FOR REDUCTION IN NUMBER OF SPACES WITHIN PRIVATE PARKING STRUCTURE FROM 69 TO 53 OWNER LIONSHEAD INN LLC 05/21/2008 705 W LIONSHEAD CIR VAIL CO 81657 APPLICANT MAURIELLO PLANNING GROUP, LL 05/21/2008 Phone: 970-748-0920 PO BOX 1127 AVON CO 81620 License: 0000001697 Project Address: 705 W LIONSHEAD CR VAIL Location: LIONSHEAD INN Legal Description: Lot: 1 Block: 2 Subdivision: VAIL LIONSHEAD FIL 3 Parcel Number: 2101-063-0400-3 Comments: SEE CONDITIONS BOARD/STAFF ACTION Motion By: KJESBO Action: APPROVED Second By: VIELE Vote: 6-0-0 Date of Approval: 06/09/2008 Conditions: Cond: 8 (PLAN): No changes to these plans may be made without the written consent of Town of Vail staff and/or the appropriate review committee(s). Cond: 300 (PLAN): PEC approval shall not be not become valid for 20 days following the date of approval. Cond: CON0010077 The applicant shall be permitted to reduce the number of parking spaces proposed for inclusion in the private parking by no more than 10% without requesting an amended conditional use permit. Planner: Warren Campbell PEC Fee Paid: $650.00 TOWN OF VA C ONt.L ITY DEVELOPMENT Design Review Board ACTION FORM Department of Community Development 75 South Frontage Road, Vail, Colorado 81657 te1:970.479.2139 fax: 970.479.2452 web: www.vailgov.com Project Name: STRATA DRB AMENDMENT DRB Number: DRB080151 Project Description: Participants: REDEVELOPMENT OF THE LIONSHEAD INN AND LIONSHEAD INN ANNEX- AMENDMENTS TO DRB APPROVED PLANS. CHANGES INCLUDED MINOR CHANGES TO DECK RAILINGS, ELIMINATION OF SOME WINDOWS DUE TO MECHANICAL SPACE NEEDS, CHANGES TO THE TRUSS DETAILING ON UPPER LEVEL OWNER LIONSHEAD INN LLC 05/12/2008 705 W LIONSHEAD CIR VAIL CO 81657 APPLICANT MAURIELLO PLANNING GROUP, LL 05/12/2008 Phone: 970-748-0920 PO BOX 1127 AVON CO 81620 License: 0000001697 Project Address: 705 W LIONSHEAD CR VAIL Location: LIONSHEAD INN Legal Description: Lot: 1 Block: 2 Subdivision: VAIL LIONSHEAD FIL 3 Parcel Number: 2101-063-0400-3 Comments: SEE CONDITON BOARD/STAFF ACTION Motion By: Action: STAFFAPP Second By: Vote: Date of Approval: 06/09/2008 Conditions: Cond: 8 (PLAN): No changes to these plans may be made without the written consent of Town of Vail staff and/or the appropriate review committee(s). Cond: 0 (PLAN): DRB approval does not constitute a permit for building. Please consult with Town of Vail Building personnel prior to construction activities. Cond: 201 (PLAN): DRB approval shall not become valid for 20 days following the date of approval, pursuant to the Vail Town Code, Chapter 12-3-3: APPEALS. Cond:202 (PLAN): Approval of this project shall lapse and become void one (1) year following the date of final approval, unless a building permit is issued and construction is r, commenced and is diligently pursued toward completion. Cond: CON0010078 THE APPLICANT SHALL REVISE THE SUBMITTED DRB AMENDMENTS TO REMOVE THE ANGLE ACCEr ELEMENTS ON THE UPPER LEVEL DECKS. THIS CHNAGE SHALL BE REFLECTED IN THE BUILDING PERMIT SUBMITTAL. Planner: Warren Campbell DRS Fee Paid: $20.00 Y` MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 9, 2008 SUBJECT: A request for final review of an amended major exterior alteration, pursuant to Section 12-7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the Lionshead Inn and Lionshead Inn Annex (Strata), and a request for final review of a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses: Generally (On All Levels Of A Building Or Outside Of A Building), Vail Town Code, to allow for the development of a private parking lot, located at 701 and 705 West Lionshead Circle/parts of Lot 1, Block 2, Vail Lionshead Filing 3, and setting forth details in regard thereto. (PEC080028 and PEC080030) Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group LLC Planner: Warren Campbell SUMMARY The applicant, Lionshead Inn LLC, represented by Mauriello Planning Group LLC, is requesting final review of an amended major exterior alteration, pursuant to Section 12-7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the Lionshead Inn and Lionshead Inn Annex (Strata), and a request for final review of a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses: Generally (On All Levels Of A Building Or Outside Of A Building), Vail Town Code, to allow for the development of a private parking lot, located at 701 and 705 West Lionshead Circle. The approved redevelopment includes a mixture of dwelling units, time share units, lodge dwelling units, lock-offs, an employee housing unit (EHU), commercial/retail space, miscellaneous project amenities, and a private parking club. The proposed amendments are the reduction of lock-off units, increase in the number of time share units, an increase in the size of the on-site employee housing unit, a reduction in GRFA, a reduction in the number of excess parking spaces include within the private parking club, and a revised employee housing mitigation plan. 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 approves, with conditions, the applicant's request for an amended major exterior alteration and conditional use. A complete summary of Staff's review is provided in Section VIII of this memorandum. •r II. DESCRIPTION OF THE REQUEST The approved redevelopment of the sites known as the Lionshead Inn and the Lionshead Inn Annex includes three levels of below grade parking and seven floors of residential, commercial, and common amenities above grade. The Strata development received approval of three (3) different development review applications on October 22, 2007. Each application is facilitated the redevelopment proposal. The development applications included: A major exterior alteration application for the structure containing dwelling units, time share units, lodge dwelling units, lock-offs, an employee housing unit, commercial/retail space, and amenities for the project; and A conditional use permit application for "multiple-family residential dwelling units" located on the first floor or street level of the structure. A conditional use permit application for "private parking lot" located within the subterranean levels of the structure. The key elements of the October 22, 2007 approved development plan included: • The inclusion of 51 dwelling units, 14 time share units, 12 lock-off units, and 12 lodge dwelling units. • The inclusion of one Type IV employee housing unit measuring approximately 875 square feet. • The inclusion of 127,606 square feet of Gross Residential Floor Area (GRFA). • The provision of a front desk, lobby, lounge area, pool and hot tubs, business center, on site laundry services, and meeting/conference space. • The inclusion of two commercial/retail spaces measuring approximately 7,117 square feet. • The provision of 183 parking spaces in three below grade floors. This would be 69 in excess of the required 114 parking spaces. • The provision of a fully enclosed, two bay loading and delivery facility and an enclosed trash receptacle. • A request for a conditional use to allow for four dwelling units on the first floor of the project. • A request for a conditional use to include the 69 excess parking spaces within a private parking club. The applicant is proposing to amend portions of their approved development plan. In order to accomplish these amends the applicants have submitted two applications. Those applications include the following: • A major exterior alteration application to allow for a change in the residential unit type mix in the structure; and • A conditional use permit application to allow for a reduction in the number of parking spaces included in the "private parking lot" located within the subterranean levels of the structure. 2 The key elements of the proposed amended development plan: • A reduction in the number of lock-of units from 12 to 8 and the increase in the number of time share units from 14 to 16; bringing the total unit make- up of the structure to 51 dwelling units, 16 time share units, 8 lock-off units, and 12 lodge dwelling units. • The increase in the one Type IV employee housing unit on site from 875 square feet to 909 square feet. • The reduction in the GRFA on the site from 127,606 square feet to 125,657 square feet of Gross Residential Floor Area (GRFA). • The provision of 169 parking spaces in three below grade floors. This would be 53 in excess of the required 116 parking spaces. • A request for a reduction in the number of the parking spaces to be included within a private parking club from 69 to 53 spaces. • The bulk, mass, and height of the structure is not proposed to change. A vicinity map identifying the location of the development site has been attached for reference (Attachment A). A copy of the document entitled Application for a Maior Exterior Alteration and Conditional Use permit in the Lionshead Mixed Use-1 Zone District to Allow for an Amendment to the Approval for the Redevelopment of the Lionshead Inn Properties dated revised June 4, 2008 (Attachment B), and a reduced set of plans dated June 3, 2008, are attached for reference (Attachment C). III. BACKGROUND • The subject property was annexed into the Town of Vail by Ordinance No. 8, Series of 1969, which became effective on August 23, 1969. • The Lionshead Inn and Lionshead Annex (Fabulous Vail Glo), and Enzian were initially developed as a single project in the late 1960's and early 1970's. They were later subdivided onto separate parcels resulting in the existing Enzian structure being located on a parcel which is enclosed by the lot the Lionshead Inn is located upon. • Since the initial construction there has been little activity on the existing structures. There were several redevelopment proposal and approvals granted in the late 1980's and in the 1990's; however, none were followed through. • In April of 2006, the Town Council passed a moratorium on all new development within Lionshead until a policy for retaining a live bed base could be determined. In July of 2006, the Town Council passed Resolution No. 4, Series of 2006, which amended portions of the Lionshead Redevelopment Master Plan to include the provision for the inclusion of "Live Beds" in all projects that included hotel rooms and other lodge style units in Lionshead. • In February of 2007, the Town Council passed Ordinances No. 7 and No. 8, Series of 2007, which enacted regulations for the provision of employee housing units through several possible mitigation methods for all projects in the Lionshead Mixed-Use 1 district. • On August 13, 2007, the Planning and Environmental Commission held a work session to discuss the Fogata project. At that hearing the Commission generally expressed support for the bulk, mass, and height of the proposed structure. Several members of the Commission identified a goal of locating a portion of the required employee housing mitigation within the project. There was discussion regarding several specific architectural elements and their lack of compliance with the Lionshead Redevelopment Master Plan. On October 22, 2007, the Planning and Environmental Commission approved a major exterior alteration, conditional use permit for multi- family residential units on the first floor, and a conditional use permit for a a private parking lot, to facilitate the redevelopment of the Lionshead Inn and Lionshead Inn Annex. The project was named Fogata at the time of this approval. The name has since been changed to Strata. On April 14, 2008, the Planning and Environmental Commission approved an amendment to the approved Strata employee housing mitigation plan. The approved amendment included the applicant deed restricting one 870 square foot managers unit on-site, seven dwelling units off-site totaling 11,686 square feet, and paying a fee-in-lieu for the remaining 75.1 square feet required to be mitigated in the amount of $17,772.40. On June 3, 2008, the Town Council denied a request to proceed forward through the development review process with a vehicle pull-off on West Lionshead Circle to serve as a guest loading and unloading zone. IV. ROLES OF THE REVIEWING BOARDS The purpose of this section of the memorandum is to clarify the responsibilities of the Design Review Board, Planning and Environmental Commission, Town Council, and Staff on the various applications submitted on behalf of Vail Resorts Development Company. A. Exterior Alteration/Modification in the Lionshead Mixed-Use I zone district Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for impacts of use/development and then by the Design Review Board for compliance of proposed buildings and site planning. Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approval/denial of a Major/Minor Exterior Alteration. The Planning and Environmental Commission shall review the proposal for compliance with the adopted criteria. The Planning and Environmental Commission's approval "shall constitute approval of the basic form and location of improvements including siting, building setbacks, height, building bulk and mass, site improvements and landscaping." Design Review Board: Action: The Design Review Board has no review authority on a Major or Minor Exterior Alteration, but must review any accompanying Design Review Board application. 4 Staff.- The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. Town Council: Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. B. Conditional Use Permit (CUP Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for acceptability of use and then by the Design Review Board for compliance of proposed buildings and site planning. Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approval/denial of CUP. The Planning and Environmental Commission shall review the request for compliance with the adopted conditional use permit criteria and make findings of fact with regard to the project's compliance. Design Review Board: Action: The Design Review Board has no review authority on a CUP, but must review any accompanying Design Review Board application. Staff: The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. Town Council: Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. 5 V. APPLICABLE DOCUMENTS Staff has provided portions of the Vail Town Code and several master plans which are relevant to the proposed topics for the review of the proposed redevelopment proposal. Zoning Regulations Lionshead Mixed Use - 1 Zone District (in part) 12-7H-1: PURPOSE: The Lionshead Mixed Use-1 zone district is intended to provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Lionshead Mixed Use 1 zone 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 District by establishing appropriate site development standards. This 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 developmenf/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. 12-7H-5: CONDITIONAL USES; GENERALLY (ON ALL LEVELS OF A BUILDING OR OUTSIDE OF A BUILDING): The following conditional uses shall be permitted, subject to the issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title: Bed and breakfasts as further regulated by section 12-14-18 of this title. Brewpubs. Coin operated laundries. Commercial storage. Private outdoor recreation facilities, as a primary use. Public buildings, grounds, and facilities. Public or private parking lots. Public park and recreation facilities. Public utility and public service uses. •r 6 Seasonal uses or structures utilized for more than fourteen (14) days. Single-family residential dwellings. Ski lifts and tows. Television stations. Two-family residential dwellings. Additional uses determined to be similar to conditional uses described in this section, in accordance with the provisions of section 12-3-4 of this title. 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 zone 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. 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: 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 redevelopmenbdevelopment projects which produce substantial off site impacts. Chapter 12-16: Conditional Uses Permits (in part) Section 12-16-1: Purpose; Limitations In order to provide the flexibility necessary to achieve the objectives of this title, specified uses are permitted in certain districts subject to the granting of a conditional use permit. Because of their unusual or special characteristics, conditional uses require review so that they may be located properly with respect to the purposes of this title and with respect to their effects on surrounding properties. The review process prescribed in this chapter is intended to assure compatibility and harmonious development between conditional uses and surrounding properties in the Town at large. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the Town may prescribe to insure that the location and operation of the conditional uses will be in accordance with the development objectives of the Town and will not be detrimental to other uses or properties. Where conditions 7 cannot be devised, to achieve these objectives, applications for conditional use permits shall be denied. Lionshead Redevelopment Master Plan (in part) Chapter 2, Introduction 2.1 Purpose of the Master Plan (in part) "This master plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives in the Lionshead study area. Both public and private interests have recognized that Lionshead today lacks the economic vitality of Vail and fails to offer a world class resort experience. Lionshead's economic potential has been inhibited by a number of recurrent themes: • Lack of growth in accommodation units ("hot beds'); • Poor retail quality; • Deterioration of existing buildings; • Uninteresting and disconnected pedestrian environment; • Mediocre architectural character; and the • Absence of incentives for redevelopment. This master is a comprehensive guide for property owners proposing to undertake development or redevelopment of their properties and the municipal officials responsible for planning public improvements. The plan outlines the Town's objectives and goals for the enhancement of Lionshead and proposes recommendation, incentives, and requirements for redevelopment and new development." 2.2 Definition of a Master Plan In the development of the Lionshead Master Plan, the following definition has been used as the basis for this work: A master plan is a guide, a flexible framework for future action. It articulates a community's fundamental land use policies, principles, and goals in a broad and general way. It plans for the future physical development or redevelopment of an area of the community, including its functional and circulation systems and its public facilities. The land use policies in a master plan are generally implemented through zoning ordinances. Existing zoning and land use codes may be modified and new provisions enacted in order to conform to the master plan and carry out the plan's objectives. A master plan does not convey approval for particular development proposals or concepts, nor can it be implemented in a short time frame. After adoption of the Lionshead Master Plan, a r' every development proposal will have to go through the applicable development review and approval process, with its attendant public notices and public hearings. A proposal's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. 2.3 Policy Objectives The Town Council adopted six policy objectives on November 4, 1996 to outline the important issues to be addressed in the master plan and to provide a policy framework for the master planning process. 2.3.1 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ('live beds" or "warm beds') through new lodging products. 2.3.4 Improved Access and Circulation The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2.3.5 Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents. 9 2.3.6 Creative Financing for Enhanced Private Profits and Public Revenues Financially creative and fiscally realistic strategies must be identified so that adequate capital may be raised from all possible sources to fund desired private and public improvements. Chapter 4, Master Plan Recommendations - Overall Study Area This section of the master plan addresses issues that affect Lionshead as a whole. These issues, and recommendations to address them, should be considered in all planning and policy decisions as Lionshead develops. 4.8 Parking Parking is a critical component in a mixed-use resort environment such as Lionshead, and any efforts to enhance this component should adhere to the following goals and guidelines: a. Parking must be sufficient to meet demand. Correctly assessing parking demand in an environment such as Lionshead is difficult but extremely important. Overestimating parking demand can be as damaging as underestimating demand due to the extreme expense of parking space (especially if structured) in a real estate environment such as the Vail Valley. Likewise, parking is a large consumer of ground and should be designed to occupy as little real estate as possible. In tight margin developments such as mid-range hotels and localslemployee housing, the expense of parking can be the deciding factor as to the economic viability of the project. Due to these attributes of parking, it is important that true demand, or desired demand, be distinguished from actual usage. For example, the "free after three" program currently in place for the Town of Vail parking structures has undoubtedly increased the usage of these structures during the evening hours (the Lionshead structure filled in the evening for the first time in 1998). However, there has not been a corresponding increase in sales tax revenue, which was the original intent of "free after three". (Note- concrete studies regarding the utilization of the "free after three" program have not been conducted and it is strongly recommended that this occur if the program is to continue). It is hypothesized that a significant portion of people utilizing the free parking program are in fact employees or people that would have used transit or other means of access if the parking were not as readily available. In other words, parking usage often will rise to fill the available space, but the profile of the user may not be who the parking was intended for. To be concise, the parking supply in Lionshead and the Town of Vail needs to not only meet the demand, it needs to meet the desired demand and should be structured 10 or programmed in such as way to do so. Parking is important, but too expensive and land consuming to be provided without solid reasoning. a. Parking should be visually inconspicuous. Parking should be structured below ground whenever possible. Surface parking areas should be heavily screened with landscaping, berms, and walls. Expanses of asphalt should be interrupted with islands of landscaping or replaced with pedestrian quality paving materials. Surface parking areas should be avoided in or near the retail pedestrian core area. Although structured parking may be more desirable visually, it must be properly designed so as not to detract from the guest's arrival experience. 4.9 Housing Recent community surveys and grass-roots planning efforts such as Vail Tomorrow have identified the lack of locals housing as the most critical issue facing the Vail community. Early in the Lionshead master planning process, west Lionshead was identified as an opportunity area to implement some of the community's housing goals, particularly relating to employee housing. These opportunities and associated issues are outlined below. 4.9.1 No Net Loss of Employee Housing Ground rule number five of the master plan states that there shall be no net loss of employee housing in Lionshead as redevelopment occurs. 4.9.3 Policy Based Housing Opportunities The first means of implementing housing goals in Lionshead is through policy based requirements such as the employee generation ordinance currently being pursued by the Vail Town Council. As required by a future ordinance, all development and redevelopment projects, as a prerequisite to project approval, should provide housing for employees generated and to the extent possible this housing should be located in the Lionshead area. Resolution No. 4, Series of 2007 (in part) Policy Objective 2.3.3 - Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ("live beds" or "warm beds') through new lodging products. Live beds and warm beds are best described as residential or lodging rooms or II units that are designed for occupancy by visitors, guests, individuals, or families on a short term rental basis. In order to improve occupancy rates and create additional bed base in Lionshead, applications for new development and redevelopment projects which include a residential component shall provide live beds in the form of accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached accommodation units (i. e, lock-off units), or dwelling units which are included in a voluntary rental management program and available for short term rental. Further, it is the expressed goal of this Plan that in addition to creating additional bed base through new lodging products, there shall be no net loss of existing live beds within the Lionshead Redevelopment Master Plan study area. Chapter 4 Recommendations-Overall Study Area Note: According to Chapter 4 of the Master Plan, "This section of the master plan addresses issues that affect Lionshead as a whole. These issues - and recommendations to address them - should be considered in all planning and policy decisions as Lionshead redevelops." 4.13 Live Beds The maintenance, preservation, and enhancement of the live bed base are critical to the future success of Lionshead and as such, special emphasis should be placed on increasing the number of live beds in Lionshead as the area undergoes redevelopment. The Lionshead area currently contains a large percentage of the Town's overall lodging bed base. The bed base in Lionshead's consists of a variety of residential and lodging products including hotels, condominiums, timeshares and hybrids of all three. The vast majority of live beds in Lionshead are not accommodation units in hotels, but instead, in dwelling units in residential condominiums such as the Vail 21, Treetops, Antlers Lodge, Lion Square Lodge, Lifthouse Lodge, Landmark Tower and Townhomes, Lionshead Arcade, and Montaneros, all of which have some form of rental/property management program that encourages short term rental of dwelling units when the owners are not in residence. It has been the experience in Lionshead that condominium projects which include a voluntary rental management program have occupancy rates which exceed the occupancy rate of hotel products, and therefore tend to provide more live beds and produce more lodging tax revenues to the Town. Applications for new development or redevelopment which maintain, preserve, and enhance the live bed base in Lionshead have a significantly greater chance of approval in the development review process than those which do not. 4.13.1 Live Bed Definition Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are defined as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or families, on a short term rental basis. A live bed may include the following residential products: accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached accommodation units (i. e., lock-off units), and dwelling units which are included in a voluntary rental management program and available for short term rental. 12 Y' 4.13.2 Location of Live Beds Live beds should be located in Lionshead pursuant to the Lionshead Mixed Use 1 and 2 zone districts. All properties within Lionshead, when developing or redeveloping and providing new residential or lodging products, should provide live beds as defined herein. 4.13.3 Hotel-types of Services and Amenities To aid in the furtherance of Policy Objective 2.3.3 of the Plan, the creation of additional live beds should include hotel-types of services and amenities. Such services and amenities may include, but not be limited to, the operation of a front desk, registration/reservation capabilities, recreational amenities, guest drop-off, on-site management, etc. These types of services and amenities in multiple family residential dwellings will increase the likelihood that the dwelling units will be made available for short term occupancy and help to promote improved occupancy rates. 4.13.4 Review of New Development and Redevelopment Projects The Planning and Environmental Commission shall consider the policies and direction given by this Plan with respect to live beds when reviewing new development and redevelopment projects in Lionshead. Applications for new development or redevelopment maintain the live bed base in Lionshead. Applications for new development and redevelopment which enhance the live bed base have a significantly greater chance of approval in the development review process than those which do not. A proposal's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. 5.15 Lionshead Inn, Lionshead Annex, Enzian Cluster Redevelopment and/or enhancement of the buildings in this cluster at West Lionshead Circle and South Frontage Road (see figure 5-19) is encouraged. 5.15.1 The Pedestrian Street The existing structures are recessed from the street, elevated above it, and separated from it by surface parking lots. To improve the pedestrian character of the neighborhood, a better relationship with the street is desirable. The principal objective for redevelopment in this area is to engage the surrounding pedestrian environment, either by adding building elements toward the street or by lowering the finish grade at the entries so that they are closer to the level of the street. 5.15.2 Access and Street Frontage The existing accesses into these properties should be adjusted to align with the opposing curb cuts on the east side of West Lionshead Circle. The street edge should be strengthened for pedestrian use with landscaping, enhanced signage, and retaining walls as described in the site design guidelines, chapter six. The Lionshead Inn secured a permit in the past which is now expired to add another vehicular access point 13 from the South Frontage Road, and the property owner is encouraged to pursue the opportunity to screen the surface parking lot on the north and regrade the lot to reduce the significant cross-slope. 5.15.3 Building Height Because it sits considerably above the frontage road, the Lionshead Inn is encouraged to explore a ground level or lower floor infill solution if development scenarios are pursued. Additional building height, if proposed, must conform to the design guidelines. 5.15.4 Preservation of Existing Live Beds The Lionshead Inn and Lionshead Annex presently contain 85 accommodation units. Given the importance and need for live beds to the vitality and success of the community, any future redevelopment of the sites shall ensure the preservation of short term accommodation on the site. The preservation of live beds should focus on maintaining the number of existing live beds and the amount of gross residential square footage devoted to that use on the site. With this in mind, the quality of the existing live bed base could be upgraded and the rooms could be reconfigured to create increased lodging opportunities. In no instance, however, shall the amount of gross residential floor area devoted to live beds be reduced. The construction of "attached accommodation units" "lodge dwelling units", "timeshare units", "fractional fee club units", and dwelling units in a voluntary rental program, as defined in the Zoning Regulations, could significantly increase the availability of short term rental opportunities within the building. Vail Land Use Plan The Vail Land Use Plan was adopted by the Vail Town Council on November 18, 1986. The plan is intended to serve as a basis from which future decisions may be made regarding land use within the valley. The primary focus of the Vail Land Use Plan is to address the long-term needs and desires of the Town as it matures. The Town of Vail has evolved from a small ski resort founded in 1962 with approximately 190,000 annual skier visits and virtually no permanent residents to a community with 4,500 permanent residents. The Town is faced with the challenge of creatively accommodating the increase in permanent residency as well as the increase in skier visits, while preserving the important qualities that have made Vail successful. This is a considerable challenge, given the fact that land within the Valley is a well-defined finite resource, with much of the land already developed at this juncture. The Vail Land Use Plan was undertaken with the goal of addressing this challenge in mind. A secondary purpose of the Vail Land Use Plan was to analyze a series of properties owned by the Town of Vail, to determine their suitability for various types of community facilities. The goals articulated in the plan reflect the desires of the citizenry. The goal statements that were developed reflect a general consensus of the comments shared at public meetings. The goals contained in the Vail Land Use Plan are to 14 Ip I be used as the Town's adopted policy guidelines in the review process for new development proposals. According to the Official Town of Vail Land Use Plan map, the applicant's proposed redevelopment site is located with the "Lionshead Redevelopment Master Plan" land use category. Pursuant to the Plan, the "Lionshead Redevelopment Master Plan" land use category description, "Included in this category are those properties which are identified as being included in the Lionshead Redevelopment Master Plan boundaries. Properties located within this land use category shall be encouraged to redevelop, per the Master Plan recommendations, as it has been found that it is necessary in order for Vail to remain a competitive four-season resort. Uses and activities for these areas are intended to encourage a safe, convenient and an aesthetically-pleasing guest experience. The range of uses and activities appropriate in the Lionshead Redevelopment Master Plan (LRMP) land use category may include skier and resort services, ski lifts, ski trails, base facilities, public restrooms, ticket sales, clubs, public plazas, open spaces, parking and loading/delivery facilities/structures, public utilities, residential, lodges, accommodation units, deed restricted employee housing, retail businesses, professional and business offices, personal services, and restaurant uses." VI. ZONING ANALYSIS Address/Legal Description: 701 and 705, West Lionshead Circle /Lots 1 Vail Lionshead Filing 3 Parcel Size: 1.5688 acre (68,336.9 sq. ft.) Zoning: Lionshead Mixed Use 1 Land Use Designation: Linshead Redevelopment Master Plan Development Standard Allowed Existing Proposed Lot Area: 10,000 sq. ft. 68,336.9 sq. ft. 68,336.9 sq. ft. Setbacks All Sides: 10 ft. NA North - 30 ft. East- 10 ft. West- 10 ft. South- 10 ft. Building Height: 71 ft. avg. NA 69.5 ft. avg. 82.5 ft. max 82.5 ft. max Density: 54 DUs (35/ac.) NA 51 DUs Lodge Dwelling Unit (1/4 a dwelling unit) 12 Lodge Dwelling Units 54 DUs (34.4/ac.) Unlimited Lock-offs 8 Lock-offs Unlimited Time Share 16 Time Share GRFA: 170,840 sq. ft. NA 125,657 sq. ft. 15 Site Coverage: 47,835 sq. ft. NA 42,397 sq. ft. (70%) (62.0%) Landscape Area: 13,667 sq. ft. (20%) NA 17,401 sq. ft. (25.5%) Parking: 71.4 (1.4/DU) NA 169 spaces* 11.2 (0.7/Time Share) 16.8 (1.4/Lodge Dwelling Unit) 8.2 (1/250 s.f. of restaurant seating area) 6.2 (2.3/1,000 s.f. of net floor area) 1.4 (1.4/EHU) Loading 3 berths NA 3 berths * Of the parking spaces proposed, 116 spaces will serve Strata and 53 are requested to be placed in a private parking club. VII. SURROUNDING LAND USES AND ZONING Land Use Zoning North: Residential Lionshead Mixed Use 1 District South: Open Space Natural Area Preservation District East: Residential Lionshead Mixed Use 1 District West: Public Utility General Use District VIII. CRITERIA Major Exterior Alteration Section 12-71-1-8, Compliance Burden, Vail Town Code, outlines the review criteria for major exterior alteration applications proposed within the Lionshead Mixed Use 1 (LMU-1) zone district. According to Section 12-71-1-8, Vail Town Code, a major exterior alteration shall be reviewed for compliance with the following criteria: 1. That the proposed major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use 1 zone district; Staff Response: The purposes of the Lionshead Mixed Use 1 zone district are stated in Section 12-71-1-1, Purpose, Vail Town Code. As stated, the Lionshead Mixed Use 1 zone district is intended to provide sites within the area of Lionshead for a mixture of multiple-family dwellings, hotels, fractional fee clubs, restaurants, skier services and commercial/retail establishments. The development standards prescribed for the district were established to provide incentives for development in accordance with the goals and objectives of the Lionshead Redevelopment Master Plan. In reviewing the proposed Strata amendments to the approved development plan for compliance with the expressed purposes of the Lionshead Mixed Use-1 zone district, staff finds that the amended major exterior alteration application complies with the intent of the zone district. The applicant is 16 .1 proposing to develop 51 dwelling units, 16 time share units, 12 lodge dwelling units, 8 lock-offs, one (1) employee housing unit, and 7,117 gross square feet of commercial. In conjunction with this combination of uses the applicant is proposing several amenities such as lobby and front desk, pool and hot tub, meeting room, and laundry service to encourage the incorporation of as many units into a rental pool as possible. Employee Housing Provision In February of 2007, the Town Council passed Ordinances No. 7 and No. 8, Series of 2007, which enacted regulations for the provision of employee housing units through several possible mitigation methods for all projects in the Lionshead Mixed Use-1 district. Within these ordinances a nexus was established between commercial and residential development and the generation of employees was established. In adopting these ordinances a methodology was established to determine the impact of a commercial and residential development on the need for employee housing at a goal of providing 30% of the housing generated by a project. Further more there were provisions for meeting the requirement for providing employee housing through several different options or combination of options. The options include: • Provision of on-site units; • Conveyance of property on-site; • Provision of off-site units; • Payment of fees-in-lieu; and • Conveyance of property off-site A proposed development or redevelopment may choose to propose any of the above options or combination of options. Within the two Ordinances, the Planning and Environmental Commission was given the authority to review an applicant's proposal for mitigating the employee generation of a project and grant approval of the proposal. There are some specific instances were the Town Council must also accept the proposal for mitigating the employee requirement generated by a project. On October 22, 2007, Strata was approved by the Planning and Environmental Commission with a single 870 square foot manager's employee housing unit on-site and a condition that the applicant pay a fee of $2,783,240.60 to mitigate the employee housing impact associated with the redevelopment. On April 14, 2008, Strata was approved for a change to the housing mitigation plan by the Planning and Environmental Commission resulting in the deed restricting of one 870 square foot managers unit on-site, seven dwelling units off-site totaling 11,686 square feet, and paying a fee-in-lieu for the remaining 75.1 square feet required to be mitigated in the amount of $17,772.40. The proposed amendments to the approved major exterior alteration include several changes which affect the required employee housing mitigation. The changes which most affect the required employee 17 housing mitigation plan approved by the Planning and Environmental Commission are a decrease in the proposed Gross Residential Floor Area (GRFA) and an increase in the size of the on-site unit. The Staff has reviewed the current proposal for complying with Ordinances No. 7 and 8, Series of 2007, and found it to be accurate in calculating the mitigation requirement for the proposed Strata project. The current proposal is to increase the size of the on-site managers unit to 909 square feet and the deed restricted seven (7) units off-site which would total 11,756 square feet. This proposal provides an excess of 260 square feet beyond that which is required. The applicant has asked that this surplus of 260 square feet be "banked" and sold in the future. In response to the request to "bank" and sell the additional 260 square feet in the future, Staff performed a review of Chapter 23, Commercial Linkage, and Chapter 24, Inclusionary Zoning, Vail Town Code, which contain the requirements for employee housing mitigation. Within these Chapters staff did not identify any language which would necessarily prohibit this request; however, Staff believes there are other solutions which would be more appropriate. Staff would suggest that the off-site deed restrictions could be placed on units which would more closely meet the requirement or that the surplus would remain in effect for the Strata project as it changes in the future. Staff believes it will become very difficult to track employee housing requirements between developments and to enter into this process, while it can be accomplished, would impose additional resources to track. Staff has attached the proposed Strata Vail Housing Plan dated revised May 12, 2008 (Attachment D). Staff believes this proposed Strata development complies with this criterion. "Live Bed" Requirements In April of 2006, the Town Council passed a moratorium on all new development within Lionshead until a policy for retaining a live bed base could be determined. In July of 2006, the Town Council passed Resolution No. 4, Series of 2006, which amended portions of the Lionshead Redevelopment Master Plan to include the provision for the inclusion of "Live Beds" in all projects that included hotel rooms and other lodge style units in Lionshead. Resolution No. 4, Series of 2006, adopted several amendments to the Lionshead Redevelopment Master Plan regarding the maintenance, preservation, and enhancement of the live bed base in order to maintain the economic viability of Lionshead. Within Resolution No. 4, Series of 2006, a definition for "Live Beds" was established as well as an explanation of "Hotel-types of Services and Amenities" as follows: 4.13.1 Live Bed Definition Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are defined as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or families, on a 18 short term rental basis. A live bed may include the following residential products: accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached accommodation units (i. e., lock-off units), and dwelling units which are included in a voluntary rental management program and available for short term rental. 4.13.3 Hotel-types of Services and Amenities To aid in the furtherance of Policy Objective 2.3.3 of the Plan, the creation of additional live beds should include hotel-types of services and amenities. Such services and amenities may include, but not be limited to, the operation of a front desk, registration/reservation capabilities, recreational amenities, guest drop-off, on-site management, etc. These types of services and amenities in multiple family residential dwellings will increase the likelihood that the dwelling units will be made available for short term occupancy and help to promote improved occupancy rates. Resolution No. 4, Series of 2006, established Section 4.13.4, Review of New Development and Redevelopment Projects, to guide the Commission in reviewing projects for compliance with the "live bed" requirements of the Master Plan. Section 4.13.4 is as follows: 4.13.4 Review of New Development and Redevelopment Projects The Planning and Environmental Commission shall consider the policies and direction given by this Plan with respect to live beds when reviewing new development and redevelopment projects in Lionshead. Applications for new development or redevelopment maintain the live bed base in Lionshead. Applications for new development and redevelopment which enhance the live bed base have a significantly greater chance of approval in the development review process than those which do not. A proposal's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. In regards to the redevelopment of the Lionshead Inn and Lionshead Inn Annex, Resolution No. 4, Series of 2006, established the following: 5.15.4 Preservation of Existing Live Beds The Lionshead Inn and Lionshead Annex presently contain 85 accommodation units. Given the importance and need for live beds to the vitality and success of the community, any future redevelopment of the sites shall ensure the preservation of short term accommodation on the site. The preservation of live beds should focus on maintaining the number of existing live beds and the amount of gross residential square footage devoted to that use on the site. With this in mind, the quality of the existing live bed base could be upgraded and the rooms could be reconfigured to 19 create increased lodging opportunities. In no instance, however, shall the amount of gross residential floor area devoted to live beds be reduced. The construction of "attached accommodation units", "lodge dwelling units", "timeshare units", "fractional fee club units", and dwelling units in a voluntary rental program, as defined in the Zoning Regulations, could significantly increase the availability of short term rental opportunities within the building. The existing Lionshead Inn and Lionshead Inn Annex contain one (1) dwelling unit and 85 accommodation units measuring 28,863 square feet. In reviewing the proposed Strata project staff has identified that the proposal includes a combination of 51 dwelling units, 16 time share units, 8 lock-off units, and 12 lodge dwelling units. These unit types combined equal 87 units measuring 125,657 square feet of GRFA. All of these proposed unit types are included within the definition of a "live bed". The proposed project will include the ability of owners to place their units into a voluntary rental management program. To encourage owners within the Strata project to enter the rental program there are provisions for a front desk with registration/reservation capabilities, lobby, lounge area, pool and hot tubs, business center, on site laundry services, and meeting/conference space. Furthermore, there are provisions for two commercial/retail spaces measuring approximately 7,117 square feet with the project that are proposed to be commercial space. Staff has reviewed the Strata proposal and found it to be in compliance with the requirements of Resolution No. 4, Series of 2007. Section V of this memorandum contains, in full, the portions of Resolution No. 4, Series of 2007, which pertain to the redevelopment of the Lionshead Inn and Lionshead Inn Annex. Staff believes this proposed Strata development complies with this criterion. 2. That the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan; Staff response: Staff has performed a review of the proposed amendments to the approved major exterior alteration for compliance with the development requirements of the Lionshead Mixed Use-1 district. In Section VI of this memorandum staff performed a zoning analysis of the project with regards to the development parameters of the Lionshead Mixed Use-1 district. Within this analysis staff determined that the project is in compliance with the development parameters for setbacks, height, density, GRFA, site coverage, and landscape area. 20 T` 3. That the proposal does not otherwise have a significant negative effect on the character of the neighborhood; and, Staff Response: Staff has reviewed the proposed Strata amended major exterior alteration application and found that the proposed changes to not affect the bulk, mass, and height of the structure as approved, therefore Staff believes that for the same reasons presented at the initial approval the project is in compliance with this criterion. Those reasons were that Staff believed that the proposed major exterior alteration will result in some effects on the character of the neighborhood as the Strata project will be larger in terms of bulk, mass, and height than the two structures which exist currently. However, the project is in conformance with the Lionshead Mixed Use-1 zone district and the Lionshead Redevelopment Master Plan and the impacts that this project were anticipated in the adoption of the zoning and the Master Plan. Furthermore the grades/contours beneath the existing Lionshead Inn, which is constructed upon an elevated portion of the site, will be greatly reduced from what exists and the proposed structure in this area of the site will be less in overall height than the existing structure. Staff does not believe there are any significant negative effects on the character of the neighborhood. 4. That the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. Staff Response: Staff has reviewed the proposed Strata amended major exterior alteration application and found that the proposed changes to impact the applicable elements of the Vail Comprehensive Plan, therefore Staff believes that for the same reasons presented at the initial approval the project is in compliance with this criterion. Those reasons were that Staff had reviewed the Vail Comprehensive Plan to determine which elements of the Plan apply to the review of the proposed Strata project. Upon review of the Plan, staff has determined that the following elements of the Plan apply: • Transportation Master Plan (adopted 1993) • Lionshead Redevelopment Master Plan (adopted 1998) • Art in Public Places Strategic Plan (adopted 2001) With regard to the Transportation Master Plan the applicant provided the Public Works Department with traffic studies and roadway designs which have been reviewed and addressed. Staff has attached a memorandum from Tom Kassmel, the Town engineer dated October 1, 2007, for review by the Commission (Attachment E). In this memorandum several comments and conditions of approval are identified by the Town Engineer. The comments and conditions identified by the Town Engineer require 21 addressing at later stages of the development review process. Most specifically, the project will be assessed a fee of $273,000 to mitigate traffic impacts associated by the increase in peak hour trips that this development will create. These funds will go towards traffic improvements in the vicinity of the project. To address the Art in Public Places Strategic Plan the applicant proposed to provide a minimum of $70,000 of public art in conjunction with development of Strata. Staff reviewed the proposal and found it to be comparable to the public art contributions of other redevelopment projects in Lionshead. The proposed art will be reviewed by the Art In Public Places Board. Overall, staff believes that the applicant has proven by a preponderance of the evidence that the proposed amended major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use-1 zone 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. Should the Planning and Environmental Commission choose to approve the major exterior alteration application, the Commission makes the following finding as part of the motion: "Pursuant to Section 12-7H-8, Compliance Burden, Vail Town Code, the applicant has proven by a preponderance of the evidence before the Planning and Environmental Commission and the Design Review Board that the proposed amended major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use 1 zone 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." Conditional Use Permits Section 12-16-6, Criteria; Findings, Vail Town Code, outlines the review criteria for conditional uses permit requests proposed within the Lionshead Mixed Use 1 (LMU-1) zone district. According to Section 12-16-6, Vail Town Code, 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. Private Parking Lot: Staff believes that the proposal to amend the approved conditional use permit to reduce the private parking lot from 69 to 53 is appropriate for the same reasons as identified in the initial application. Those reasons were 22 that allowing for the sale of the 53 excess parking spaces will address several of the goals and objectives found in the Vail Comprehensive Plan. Staff believes the proposal for construction and the ability to sell excess parking spaces within the project could have a positive effect on the parking issues the Town faces through out the year by providing an opportunity for individuals to lease or purchase spaces and therefore not be parking in the Vail Village or Lionshead parking structures. Furthermore, the impact created by the additional trips generated by the parking space has been addressed in the traffic study and will pay a fee to mitigate those increased peak hour trips. 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 facilities needs. Private Parking Lot: Staff believes that the proposal to amend the approved private parking lot will address several of the goals established in the Vail Comprehensive Plan. Those goals are as identified in Section V of this memorandum. The private parking lot, which is subterranean, will not have any negative impacts on the above listed criterion. 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. Private Parking Lot: The proposed amended 53 space parking lot will generate additional vehicular traffic in the area. The payment of the traffic impact fee and the construction of roadway traffic improvements to the South Frontage Road and West Lionshead Circle will off-set any negative impacts created by the increased traffic for the 53 additional parking spaces. 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. Private Parking Club: The proposed amended parking club is located within a completely subterranean structure. The subterranean nature of the parking club has no negative impacts on neighboring uses. Should the Planning and Environmental Commission choose to approve the application, staff recommends that the Commission make the following findings before granting a conditional use permit: That the proposed location of the use is in accordance with the purposes of the Zoning Regulations and the purposes of the Lionshead Mixed Use T zone district. 23 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 complies with each of the applicable provisions of the Zoning Regulations. IX. STAFF RECOMMENDATION Maior Exterior Alteration The Community Development Department recommends that the Planning and Environmental Commission approves, with conditions, the request for final review of an amended major exterior alteration, pursuant to Section 12-71-1-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the Lionshead Inn and Lionshead Inn Annex (Strata), located at 701 and 705 West Lionshead Circle/parts of Lot 1, Block 2, Vail Lionshead Filing 3, and setting forth details in regard thereto. Staff's recommendation is based upon the review of the major exterior alteration review criteria outlined in Section VIII of this memorandum and the evidence and testimony presented at the public hearing. Should the Planning and Environmental Commission choose to approve the amended major exterior alteration and conditional use permit as recommended; Staff recommends that the Commission makes the following finding as part of the motion and findings: "Pursuant to Section 12-7H-8, Compliance Burden, Vail Town Code, the applicant has proven by a preponderance of the evidence before the Planning and Environmental Commission that the proposed major exterior alteration and conditional use permit is in compliance with the purposes of the Lionshead Mixed Use-1 zone 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. " Should the Planning and Environmental Commission choose to approve the amended major exterior alteration as submitted by the applicant, staff recommends that the following conditions be placed on the approval: For Design Review 1) That the Developer receives final review and approval of the proposed development plan by the Town of Vail Design Review Board, prior to making an application for the issuance of a building permit. 2) That the Developer work with the Staff and Design Review Board to satisfactorily address the items identified in Jeff Winston's letter date October 6, 2007. 24 Prior to Submittina for Building Permits 3) That the Developer submits a complete set of civil engineered drawings of the Approved Development Plans including the required off site improvements, to the Town of Vail Community Development Department for review and approval of the drawings, prior to making application for the issuance of a building permit for the Strata improvements. 4) That the Developer shall address all the comments and conditions identified in the memorandum from the Town Engineer dated October 1, 2007, (Attachment E) on the plans submitted in conjunction with building permits. Prior to Requesting a Temporary Certificate of Occupancy 5) That the Developer prepares a Strata Art in Public Places Plan. for input and comment by the Town of Vail Art in Public Places Board, prior to the request for a temporary certificate of occupancy. Subject to the above input and comment by the Art in Public Places Board, the Applicant will determine the type and location of the art to be provided. Said Plan shall include the funding for a minimum of $70,000.00 in public art improvements to be developed in conjunction with the Strata project. 6) That the Developer provides the legally executed and duly recorded Type IV deed restriction with the Eagle County Clerk & Recorder's Office for the on-site employee housing unit, and that said unit shall be made available for occupancy, prior to the issuance of a temporary certificate of occupancy for the Strata project. 7) That the developer records the appropriate deed restrictions and provides them to the Town of Vail Housing Coordinator for the off-site employee housing units per the submitted Strata Vail Housing Plan dated revised May 12, 2008. Furthermore, any excess square footage shall go into a "bank" for future expansions or land use changes that occur within the Strata development. 8) That the Developer shall be assessed a transportation impact fee in the amount of $6,500 per increased vehicle trip in the peak hour generated (42 trips), or $273,000, created by the Strata project. The total fee of $273,000 shall be paid in full by the Developer prior to the issuance of a temporary certificate of occupancy or certificate of occupancy for the Strata project. At the sole discretion of the Town of Vail Public Works Director, said fee may be waived in full, or part, based upon the completion of certain off-site improvements. Conditional Use Permit The Community Development Department recommends that the Planning and Environmental Commission approves, with a condition the request for a final review of an amended conditional use permit, pursuant to Section 12-71-1-5, Conditional Uses: Generally (On All Levels Of A Building Or Outside Of A 25 Building), Vail Town Code, to allow for the development of a private parking lot, located at 701 and 705. West Lionshead Circle/part of Lot 1, Block 2, Vail Lionshead Filing 3, and setting forth details in regard thereto. Staff's recommendation is based upon the review of the conditional use permit review criteria outlined in Section VIII of this memorandum and the evidence and testimony presented at the public hearing. Should the Planning and Environmental Commission choose to approve the amended conditional use permit as submitted by the applicant; Staff recommends that the following condition be placed on the approval: 1) The applicant shall be permitted to reduce the number of parking spaces proposed for inclusion in the private parking by no more than 10% without requesting an amended conditional use permit. Should the Planning and Environmental Commission choose to approve the amended conditional use permit as recommended by Staff, the Commission must make the following findings before granting the conditional use permit: 1. That the proposed locations of the uses are in accordance with the purposes of the Zoning Regulations and the purposes of the Lionshead Mixed Use-1 zone district. 2. That the proposed location of the uses 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 uses comply with each of the applicable provisions of the Zoning Regulations. X. ATTACHMENTS A. Vicinity Map B. Document describing the project entitled Application for a Maior Exterior Alteration and Conditional Use permit in the Lionshead Mixed Use-1 Zone District to Allow for an Amendment to the Approval for the Redevelopment of the Lionshead Inn Properties dated revised June 4, 2008 C. Copy of proposed plans dated June 3, 2008 D. Strata Vail Housing Plan dated revised May 12, 2008 E. Memorandum from the Public Works Department dated October 1, 2007 F. Public Notice 26 N Attachment A Attachment B Report prepared by: kl~ I :ICI Mauriello Planning Group Dominic F. Mauriello, AICP PO Box 1 127 5601 A Wildridge Road Avon, Colorado 81620 970.748.0920 phone 970.748.0377 fax 970.376.3318 cell Allison O. Kent, AICP PO Box 1 127 5601 A Wildridge Road Avon, Colorado 81620 970.748.0920 phone 970.748.0377 fax 970.390.8530 cell Table of Contents 1. Consultant Directory 4 II. Introduction 5 III. Existing Conditions 7 IV. Zoning Analysis 10 V. Criteria for Review 11 VI. Conditional Use Permit - Review Criteria 18 VII. Adiacents 20 Strata Submittal May 2008 ,3 I. Consultant Directory Rocky Cortina, Project Director Lionshead Inn LLC 705 W. Lionshead Circle Vail, CO 81657 Axel Russell The Wells Partnership, Inc. 7951 E. Maplewood Avenue, Suite 200 Greenwood Village, Colorado 80111 303.892.6662 phone 303.770.6830 fax OZ ARCHITECTURE 1820 Folsom Street Boulder, Colorado 80302 P: 303.449.8900 F: 303.449.3886 whentschel@ozarch.com Roger Q. Burkart DHM 1390 Lawrence Street Suite 100 Denver, CO 80204 (303) 892-5566 x324, rburkart@dhmdesign.com Strata Submittal May 2008 Jo Ann Higgins, AICP Fox Higgins Transportation Group, LLC P.O. Box 19768 Boulder, CO 80308-2768 Office: 303.485.01 14 FAX: 303.772.2329 higgins@foxhiggins.com Kent Kriehn Alpine Engineering, Inc. Unit A9, Edwards Business Center Edwards, CO 81632 phone 970-926-3373 fax 970-926-3390 Mauriello Planning Group PO Box 1 127 5601 A Wildridge Road Avon, Colorado 81620 970.748.0920 phone 970.748.0377 fax allison@mpgvail.com 4 II. Introduction Strata is part of the billion dollar renewal that is sweeping the Town of Vail. These luxury residences are designed to be clean, contemporary and provocative spaces with expansive natural day lighting and vaulted ceilings. Contemporary materials such as copper, stucco, and natural cedar will impart European styling, however, stay in line with the forty years of Vail traditions. A mixture of spacious 2-bedroom and penthouse units will capture the market niche that is absent in Vail making Strata one of the most coveted new addresses at this world class year-round resort. Strata was approved in October of 2007, allowing for: • 51 dwelling units with 12 lock-offs, 12 lodge dwelling units and 14 time share units, with a total of 89 live beds in the form of multiple family dwelling units, fractional units and lock- off units, all in a short term rental pool • A front desk, lobby, lounge area and other hotel-type amenities • Approximatelyl 30,000 sq. ft, of GRFA • An on-site employee housing unit of approximately 875 sq. ft. • 7,117 sq, ft, of restaurant and retail • 1 83 total structured parking spaces • 69 structured parking spaces in excess of requirements As the plans have been further developed for building permit, a number of changes have been made that impact the original development plan. Section 12-7H-7: Exterior Alterations or Modification, describes when a "major exterior alteration" is required. The section states: 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 dub 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 has determined by the administrator) shall be reviewed by the planning and environmental commission as a major exterior alteration in accordance with this chapter and section 12-3-6 of this title. Any prolect 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 malor exterior alterations shall be submitted in accordance with administrative schedules developed by the deportment of community development for planning and environmental commission and design review board review. At this point in time, we are requesting a major exterior alteration to allow for the following change: The addition of 2 timeshare units, an increase from 14 time share units to 16 time share units Strata Submittal May 2008 5 In addition, other modifications have been made to the plan; however, these changes do not require approval by the Planning and Environmental Commission. The changes are listed below for reference: • A elimination of 4 lock-off units, a reduction from 12 lock-off units to 8 lock-offs units (staff/DRB) • A decrease in GRFA from 130,000 sq. ft. to 125,657 sq. ft. (DRB) • An increase in the size of the on-site employee housing unit from 875 sq. ft. to 909 sq. ft. (staff approval allowed) • 169 total parking spaces, 53 parking spaces in excess of requirements • Minor modifications to the exterior elevations of the building to be reviewed and approved by the Design Review Board Finally, due to the changes in GRFA, a revised housing plan has been submitted, recalculating the inclusionary zoning requirement based on the revised GRFA but is otherwise consistent with the plan approved by the PEC on April 14, 2008. Strata Submittal May 2008 6 III. Existing Conditions The Lionshead Inn properties were originally developed as The Enzian Lodge, later to become the L'Ostello (now the Lionshead Inn), the Enzian Condominiums, and the Vail Glo Lodge (now the Lionshead Inn Annex), which was originally a Best Western. They were developed on a portion of Lot 1, Block 2, Vail/Lionshead Third Filing, and were subsequently subdivided. The Enzian Condominiums are surrounded by property which is owned by the Lionshead Inn. Vail/Lionshead, Filing 3 was recorded in 1971 . This plat created lot 1, Block 2, Vail Lionshead Third Filing, upon which Vail Spa and the Lionshead Inn properties sit. The Enzian at Vail Condominium Map was recorded in 1974. The plat indicates that both the Enzian Condominiums and the Enzian lodge (which later became the Lionshead Inn) are located on a Part of Lot 1, Block 2, Vail Lionshead Filing 3. The Enzian Condominiums are surrounded by property owned by Lionshead Inn. The drive to the east and south of the Enzian Condominiums is an access easement across Lionshead Inn property. The existing uses on the site are as follows: Existin Dwelling GRFA Accommodation Restaurant Units Units Lionshead Inn 0 18,451 sq. h. 52 2,560 sq. ft. Lionshead Inn Annex 1 10,412 sq. ft. 33 0 TOTAL 1 28,863 sq. ft. 85 2,560 sq. ft. While not all of the information is available on the existing sites, according to our research, the development statistics for the site are as follows: Strata Submittal May 2008 7 Lionshead Inn Lionshead Inn Annex Total sq. ft. 40,359 acres 0.9265 sq. ft 27,967 acres 0.6423 sq. ft. 68,326 acres 1.5688 'Existing Potential Existing Potential : :'Existing Potential' Setbacks 10 f.t 10 ft. 40 ft. 10 ft. 10 f.t 10 ft. Height-max 80 ft. 82.5 ft. 48 ft. 82.5 ft. 80 ft. 82.5 ft. Height-average NA 71 ft. NA 71 ft. NA 71 ft. Density * (dwelling units) 0 32.47 1 22.48 1 54.9 GRFA (s q. ft.) 18,451 100,898 10,412 69,918 28,863 170,816 Site Coverage (s q. ft.) 7,968 28,251 unavailable 19,577 unavailable 47,828 Landscape Area (s q. ft.) 3,406 8,072 unavailable 5,593 unavailable 13,665 *in LHMU-1 accommodation units do not count as density. Throughout the years, little has been done to redevelop the properties. Beginning in the late 1980s, various applications were submitted for the redevelopment of the current lionshead Inn building. In 1989, the Town Council approved a redevelopment which included adding an additional story to the building, along with removing the berm and undergrounding all the parking. This required a height variance, based on the more restrictive Commercial Core 2 zone district. Also, as a part of this proposal, a deed restriction for a Type 3 employee housing unit was recorded. However, this redevelopment was never completed. In 1993, the owners of the Lionshead Inn attempted a similar redevelopment proposal. Again, the redevelopment was not completed. In April of 2006, the Town of Vail passed a moratorium on all new development within the Lionshead area. The ordinance prohibited the filing of any development application that would cause a reduction in the existing number of hotel rooms, employee housing units or parking spaces within the Lionshead zone district. In July of 2006, Resolution No. 4 was approved, amending the Lionshead Redevelopment Master Plan with regards to the preservation of "live beds", including specific language for the Lionshead Inn properties. Following the approval of the amendments to the Lionshead Redevelopment Master Plan, the Town enacted an emergency ordinance, requiring that any applications for development in the Town of Vail would be subject to future regulations with regards to employee housing. Ordinances No. 7 and No. 8 were passed in February of 2007, providing regulations for commercial linkage and inclusionary zoning. Strata Submittal May 2008 8 In October of 2007, the Town approved the plans for the redevelopment of the Lionshead Inn properties. The approval includes the following: • 51 dwelling units with 12 lock-offs, 12 lodge dwelling units and 14 time share units, with a total of 89 live beds in the form of multiple family dwelling units, fractional units and lock- off units, all in a short term rental pool • A front desk, lobby, lounge area and other hotel-type amenities • Approximately] 30,000 sq. ft. of GRFA • An on-site employee housing unit of approximately 875 sq. ft. • 7,117 sq. ft. of restaurant and retail • 183 total structured parking spaces • 69 structured parking spaces in excess of requirements The current proposal includes the following: • 51 dwelling units with 8 lock-offs, 12 lodge dwelling units and 16 time share units, with a total of 87 live beds in the form of multiple family dwelling units, fractional units and lock- off units, all in a short term rental pool • A front desk, lobby, lounge area and other hotel-type amenities • A decrease in GRFA from 130,000 sq. ft. to 125,657 sq. ft. • An increase in the size of the on-site employee housing unit from 875 sq. ft. to 909 sq. ft. • 7,1 17 sq. ft. of restaurant and retail • 169 total structured parking spaces • 53 structured parking spaces in excess of requirements Strata Submittal May 2008 9 IV. Zoning Analysis Lot Size: 1 .5688 acres Lionshead Mixed Use-1 Zone District: Allowed/Re uired Approved Amended Proposed 10 ft./30 ft. on n. 10 ft.; 30 ft. cn n. Setbacks 10 ft. property line property line Height-max 82.5 ft. 82.5 ft. 82.5 ft. Height-average 71 ft. 70.88 ft. 70.88 ft. TOTAL: 54 TOTAL: 54 51 du 51 du 12 lock-off 8 lock-off 12 Idu 12 Idu Densi * (dwelling units) TOTAL: 54 14 ffu 16 ffu GRFA 170,815 s q. ft. 127,606 s q. ft. 125,657 s q. ft. Site Coverage 47,828 s q. ft. 42,397 s q. ft. 42,397 s q. ft. 21,329 sq. ft. with 21,329 sq. ft. with hardscape hardscape 14,668 sq. ft. 14,668 sq. ft. Landscape Area 13,665 s q. ft. softsca e only softsca e only loading 2 berth 2 berth 2 berth 'lock-offs and ffu do not count towards density. Ldu count as 1/4 du. Parking Analysis: Kequired Use Unit Calculation Parking Dwelling Units 51 1 .4 per unit 71.4 Time Share Units 16 .7 per unit 11 .2 Lock-off 8 only if more than 1 lock-off 0 Lodge Dwelling Unit 12 1.4 per unit 16.8 Restaurant 2,052 s q. ft. 1 space per 250 s q. ft. of seating floor area 8.2 2.3 spaces per 1,000 sq. ft. of net floor Retail 2,688 s .ft. area 6.18 EHU 1 1.4 Der unit 1.4 115.18 Total Required Parkin : (116) Private Parkin Structure: 53 Total Parkinq Provided: 169 Strata Submittal May 2008 10 V. Criteria for Review The lionshead Mixed Use-1 Zone District does not supply criteria for review as in the case of a Special Development District. However, it does offer a description of the "compliance burden". 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 I 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. A. Purpose of the LMU-1 Zone District The Lionshead Mixed Use 1 zone district was created in 1999, as the implementation phase of the Lionshead Redevelopment Master Plan. The zone district rezoned all Lionshead properties from Commercial Core 2 to LMU-1 . It intended to create incentives for properties to redevelop. The purpose of the LMU-1 zone district is as follows: The lionshead mixed use 1 district is intended to provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, timeshares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. lionshead mixed use 1 district, in accordance with the Lionshead redevelopment master plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the zone district by establishing appropriate site development standards. This zone district is meant to encourage and provide incentives for redevelopment in accordance with the lionshead redevelopment master plan. This zone district was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this zone district include increases in allowable gross residential floor area, building height, and density over the previously established zoning Strata Submittal May 2008 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. Our Analysis: When the Lionshead Master Planning process was undertaken, there was clear recognition that Lionshead lacked the vitality of Vail Village. The structures were dated, the pedestrian mall did not function, and older lodging properties were suffering from low occupancy rates as a result of substandard conditions. As the purpose statement indicates, the Town recognized these issues and created a zone district to incentivize the redevelopment of Lionshead. Many properties in Lionshead have since redeveloped: the Antlers; the Arrabelle; the Marriott; the Ritz-Carlton Residences; the landmark - all successful examples of redevelopment as a result of the Lionshead Master , Planning process. The Lionshead Inn and Lionshead Inn Annex were xconstructed in the 1970s. At the time, both hotels were considered luxurious. However, since then, times have changed dramatically, and the standards that Vail visitors expect their hotels to meet, have also changed dramatically. The Strata Submittal May 2008 12 existing facilities are not up to visitor expectations, which have resulted in low returning customer rates. Both facilities suffer from low occupancy rates. The incentives offered by the lionshead Mixed Use-1 zone district allow the Lionshead Inn properties the opportunity to redevelop into a project more fitting the needs of Lionshead and visitors to Vail. The existing buildings on the site will be demolished, allowing for a completely new structure meeting all aspects of the zoning regulations. Strata meets the purposes of the Lionshead Mixed Use-1 zone district along with all of the development standards prescribed by that zone district. B. Lionshead Redevelopment Master Plan Compliance Our Analysis The lionshead Redevelopment Master Plan was adopted by the Town of Vail on December 15, 1998. It is a guide for property owners proposing to undertake development or redevelopment of their properties and the municipal officials responsible for planning public improvements. The lionshead Redevelopment Master Plan (LRMP) sets out recommendations for the entire Lionshead area, provides detailed plan recommendations for specific areas, and outlines site design and architectural design guidelines, and then provides specific development standards that are implemented through the Lionshead Mixed Use-1 zone district. Below is the language from the LRMP that is applicable to the vehicular and pedestrian circulation surrounding the Lionshead Inn properties: Modifications to West lionshead Circle and Lionshead Place West Lionshead Circle and Lionshead Place currently handle the heaviest load of lodging access and delivery traffic in Lionshead and will likely continue to do so. The recommended improvements to these roads are both aesthetic and functional, working to provide for safe and efficient vehicular traffic while also insuring a safe pedestrian environment visually consistent with the overall goals of the master plan. East Intersection of W. lionshead Circle and S. Frontage Road This intersection will experience the greatest increase in traffic volume due to the projected increase in lodging units and the proposed north day lot transit center. Mitigation measures may be required, as outlined in the traffic study. Intersection of lionshead Place and West lionshead Circle Due to the projected volume of lodging traffic that will be accessing Lionshead Place (Monteneros, Antlers, Lionsquare Lodge, and the Vail Associates core site), it is Strata Submittal May 2008 13 recommended that this intersection be realigned so the primary through-traffic axis is north- south (see figure 4-10). West Lionshead Circle would form a T-intersection at the northeast corner of the Marriott. In addition to facilitating traffic flow, this realignment will create a much safer, logical pedestrian crossing from West Lionshead Circle into the Lionshead pedestrian core. Pedestrian Sidewalks and F ) Y a ` . - r r_ 2 Y ~ r'r r Crossings ~ A series of primary and secondary pedestrian walks should be created connecting the West Lionshead area with the Lionshead rtnprl core, the frontage road, and the MASTER CLANF(tmir:woRiC - PEDESMAN.tiM-0 ski yard. These walks and AND e 1TAS „ crosswalks are identified on Map tyP~ ~x KK-xFt~~.<~h>N.. Q and Map T. r;,K,hrx Visual Improvements As the road systems and adjacent lodging properties in west Lionshead are upgraded it is critical that a consistent visual ch aracter be developed through the design of new pedestrian walkways, landscaping, retaining walls, lighting, and site furnishings. For further information on these systems, see chapter six, Sife Design Guidelines. Chapter 5: Detailed Plan Recommendations Chapter 5 of the LRMP provides detailed plan This section provides the language from recommendations for every area of Lionshead. the LRMP regarding the detailed plan recommendation for the Lionshead Inn properties, and includes the July 2006 amendment found in Resolution No. 4, requiring "no net loss of live beds" on the Lionshead Inn properties. 5.15 Lionshead Inn, Lionshead Annex, Enzian Cluster Redevelopment and/or enhancement of the buildings in this cluster at West Lionshead Circle and South Frontage Road (see figure 5-19) is encouraged. The Lionshead Redevelopment Master Plan clearly encourages the redevelopment of this site, due to the aging structures and dated hotel rooms. The Pedestrian Street The existing structures are recessed from the street, elevated above it, and separated from it by surface parking lots. To improve the pedestrian character of the neighborhood, a better Strata Submittal May 2008 14 relationship with the street is desirable. The principal objective for redevelopment in this area is to engage the surrounding pedestrian environment, either by adding building elements toward the street or by lowering the finish grade at the entries so that they are closer to the level of the street. The entry has been oriented to minimize vehicular penetration into the more pedestrianized core, adjacent to the Marriott to enhance the pedestrian experience. The first floor, along West Lionshead Circle, steps down to a one-story element and includes commercial uses to improve the pedestrian character of the frontage. The surface parking lots have been removed (except where required to maintain the access easement for the Enzian) and all parking is located underground. The commercial uses are at street level, creating a pedestrianized area along West Lionshead Circle. Access and Street Frontage The existing accesses into these properties should be adjusted to align with the opposing curb cuts on the east side of West Lionshead Circle. The street edge should be strengthened for pedestrian use with landscaping, enhanced signage, and retaining walls as described in the site design guidelines, chapter six. The Lionshead Inn secured a permit in the past which is now expired to add another vehicular access point from the South Frontage Road, and the property owner is encouraged to pursue the opportunity to screen the surface parking lot on the north and regrade the lot to reduce the significant cross-slope. Parking is located underground and the garage entrance is accessed from the existing access easement that is being maintained for the Enzian. Load and delivery, along with Fire Department access and staging will occur off the Frontage Road. Building Height Because it sits considerably above the frontage road, the Lionshead Inn is encouraged to explore a ground level or lower floor infill solution if development scenarios are pursued. Additional building height, if proposed, must conform to the design guidelines. As proposed, the proposal meets the height requirements of 71 ft. average and 82.5 ft. maximum. Preservation of Existing Live Beds The Lionshead Inn and Lionshead Annex presently contain 85 accommodation units. Given the importance and need for live beds to the vitality and success of the community, any future redevelopment of the sites shall ensure the preservation of short term accommodation on the site. The preservation of live beds should focus on maintaining the number of existing live beds Strata Submittal May 2008 15 and the amount of gross residential square footage devoted to that use on the site. With this in mind, the quality of the existing live bed base could be upgraded and the rooms could be reconfigured to create increased lodging opportunities. In no instance, however, shall the amount of gross residential floor area devoted to live beds be reduced. The construction of "attached accommodation units", "lodge dwelling units", "timeshare units", "fractional fee club units", and dwelling units in a voluntary rental program, as defined in the Zoning Regulations, could significantly increase the availability of short term rental opportunities within the building. As proposed, Strata includes 87 live beds, an increase over the existing 85 live beds. C. Character of the Neighborhood Our Analysis: The neighborhood of the Lionshead Inn properties is architecturally and aesthetically diverse. The property most adjacent to the Lionshead Inn is the Enzian Condominiums, which will be most impacted by the redevelopment proposal. As a result, the design team has made every effort to minimize impacts to the Enzian Condominiums, including respecting the existing access easement. No development is proposed adjacent to the Enzian, on the Lionshead Inn property to the south. The Enzian Condominiums have not been redeveloped at this point in time and therefore the architecture and character of the Enzian Condominiums is more of the old Lionshead aesthetic, and while the design of the Strata respects the existing structure, it is designed based on the Design Guidelines of the Lionshead Redevelopment Master Plan. It is assumed, like most properties in Lionshead that have not yet been redeveloped, that at some point in the future, redevelopment will occur. Adjacent to the Lionshead Inn to the west is the lira Vail Spa. Unlike the Enzian Condominiums, the Vail Spa's architectural character is more modern, with a flat roof, interesting angles, and large panes of glass. Built in 1980, this site also has development potential based on the Lionshead Mixed Use - 1 zone district. However, without knowing the future plans for this building, the design of Strata includes some more modern elements to allow for some consistency of character in the neighborhood. Strata Submittal May 2008 16 The Marriott, to the south of the Lionshead Inn properties, went through a major redevelopment in the late 1990s. In this case, the existing structure was maintained, but the building was renovated to be more in compliance with the Design Guidelines of the Lionshead Redevelopment Master Plan. Many of the old forms remained, but the materials and colors were updated and upgraded. Strata is proposing to use similar materials and will be of a character that compliments the Marriott. Other properties in the vicinity include the North Day Lot, Concert Hall Plaza, and Montoneros. The design of Strata will be complimentary to these properties, maintaining the character of Lionshead, while creating a project that is remarkable on its own. D. Other Applicable Elements of the Vail Comprehensive Plan Our Analysis: The Lionshead Redevelopment Master Plan has been covered in depth in previous sections of this submittal and is incorporated here by reference. The Vail Land Use Plan, which was originally adopted in 1986, also includes goals that are applicable to this project. 1.3 The gualily of developmenl 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 used more effIciendy. 4.2 Increased density in the Core areas is acceptable so long as the existing character of each area is preserved through implemenlation of the Urban Design Guide Plan and the Vail Village Master Plan. Now over 30 years old, the Town of Vail Land Use Plan is outdated in general, but many of the concepts of the plan are applicable to development today. Strata helps to further these goals as outlined in the Vail Land Use Plan. Strata Submittal May 2008 17 VI. Conditional Use Permit - Review Criteria The private parking structure was approved with 69 parking spaces beyond the requirements of Chapter 10 of the Zoning Regulations. However, as plans have been further developed, the excess parking has been reduced to 53 spaces. The Town has interpreted that this reduction in parking spaces requires a revision to the Conditional Use Permit which was approved for the private parking structure. To ensure that it is unnecessary to return to the PEC for future review should this number change again, we are requesting that as long as the number of excess parking spaces never exceeds 69 spaces, the conditional use permit does not need to be amended, regardless of the number of spaces provided. This flexibility will be beneficial to both the applicant and the Town of Vail. Before acting on a conditional use permit application, the Planning and Environmental Commission (PEC) shall consider the factors with respect to the proposed conditional use of a private parking structure: A. Relationship and impact of the use on development objectives of the town. Our Analysis: The private parking structure was approved with 69 parking spaces over the requirement of the Town. As the plans have been further refined, the excess parking has been reduced to 53 parking spaces. With the reduction in parking spaces, we still believe that the proposal to establish a private parking structure will address several of the goals and objectives established in the lionshead Redevelopment Master Plan. Further, we believe the parking could have a positive effect on the parking capacity issues the Town faces through out the year by providing an opportunity for individuals to lease or purchase spaces and therefore reducing the demands for parking on the Vail Village or Lionshead parking structures. It should be noted that the private parking structure is not a "required" improvement for this project and is not a required public benefit as may be required with an SDD. B. 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. Our Analysis: The private parking structure will have a positive impact on the need for additional parking. Parking spaces will be leased not sold and will be managed to promote maximizing the use of the facilities. However, unlike other projects like Solaris with movie theaters and a bowling alley, this building does not have uses that generate public use of the property, and therefore there will not be much traffic associated with the parking. Strata Submittal May 2008 18 C. 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. Our Analysis: The proposed parking structure will generate additional vehicular traffic in the area. However, based upon the change in uses on the site, there will be a net reduction in vehicular traffic to and from the sites. Parking is being located underground and all pedestrian areas are being heated so there is no need for traditional snow removal from the site. The parking areas and access ways are all being developed within the Town's standards to allow for sufficient flow and maneuverability. Because this is a reduction in the number of parking spaces (from 69 to 53), the traffic on the site will actually be reduced from the previous approval. A new traffic report will be submitted at building permit based on the number of parking spaces actually proposed at construction. D. 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. Our Analysis: The proposed parking structure is located within a completely subterranean structure. The subterranean nature of the parking structure has no negative impacts on neighboring uses. The proposal removes a substantial area of above-ground parking that exists today, and relocates it underground, having a positive impact on the character of the neighborhood. Strata Submittal May 2008 19 VII. Adjacents TOWN OF VAIL C/O FINANCE DEPT 75 S FRONTAGE RD VAIL, CO 81657 VAIL CORP PO BOX 7 VAIL, CO 81658 LANDMARK CONDO ASSOCIATION GEOFFREY WRIGHT 610 W LIONSHEAD CR VAIL, CO 81657 CONCERT HALL PLAZA CONDOMINIUM ASSOCIATION JENNIFER L LUFMAN 1700 Lincoln Street, Suite 2400, DENVER, CO 80203 MONTANEROS CONDOMINIUM ASSOCIATION, INC. KEITH ODZA 641 W LIONSHEAD CIR, VAIL, CO 81657 THE MARK-LODGE CONDOMINIUM ASSOCIATION, INC. Dave Pease 715 West Lionshead Circle Vail, CO 81657 DIAMONDROCK VAIL OWNER LLC C/O DIAMONDROCK HOSPITALITY CO 6903 ROCKLEDGE DR STE 800 BETHESDA, MD 20817 FINK, DAVID H. & AMY L. 2900 LAKEWOODS CT W BLOOMFIELD, MI 48323 VAIL VALLEY RENTALS LLC 140 FAIRFAX ST DENVER, CO 80220 FILES, JEFF P. 1019 KIMBALL DR DURHAM, NC 27705 DIAMONDROCK VAIL OWNER LLC C/O DIAMONDROCK HOSPITALITY CO 6903 ROCKLEDGE DR STE 800 BETHESDA, MD 20817 BOSELLI FAMILY PTNSHP 3195 LAFAYETTE DR BOULDER, CO 80303 VAIL VALLEY RENTALS LLC 140 FAIRFAX ST DENVER, CO 80220 ARTINIAN, RON 5 BRISTOL DR MANHASSET, NY 11030 KUSHNER, SANDRA R. & LOUIS C/O ROTHMAN GORDON FOREMAN & GROUDINE PC THIRD FLOOR GRANT BUILDING PITTSBURGH, PA 15219 HAVENS SEPARATE PROPERTY LIVING TRUST GARY J. HAVENS TRUSTEE 226 14TH ST SANTA MONICA, CA 90402 SCHNELL, PAUL & MADELEINE D. 225 CENTRAL PARK NEW YORK, NY 10024 Strata Submittal May 2008 20 INFINITY HOLDINGS AT VAIL LLC 7400 E CRESTLINE CIR 125 GREENWOOD VILLAGE, CO 80111 BILLOTTI, PATRICIA 18 POWDER HILL SADDLE RIVER, NJ 07458 ECCKER, JOHN F. & PATRICIA L. 7734 LAUREL LEAF DR POTOMAC, MD 20854 CAPLA, TOMAS J. & JUDITH J. 2500 JOHNSON AVE RIVERDALE, NY 10463 VAIL SPA CONDOMINIUM ASSOC 710 W LIONSHEAD CIR VAIL, CO 81657 VAIL SPA CONDOMINIUM ASSOCIATION DANN PETER PO BOX 5480, AVON, CO 81620 ENZIAN AT VAIL CONDOMINIUM ASSOCIATION GEOFFREY WRIGHT 610 W LIONSHEAD CIR, VAIL, CO 81657 Sun Vail Condo Association Vistar Real Estate, Inc. 635 N Frontage Road #3 Vail, CO 81657 CDOT 4201 E. Arkansas Avenue Denver, CO 80222 Strata Submittal May 2008 21 Strata Vail Housing Plan REVISED May 12, 2008 The Strata Vail Housing Plan was approved in October of 2007, with a revision to the plan in April of 2007. An application has been submitted amending the plans and reducing GRFA from 127,606 sq. ft. to 125,657 sq. ft., which therefore decreases our employee housing obligation. CALCULATION METHOD A. Existing Conditions Existing Accommodation Units 85 Existing Eating and Drinking Establishment 2,560 sq ft COMMERCIAL DEVELOPMENT: Any development that includes uses such as business offices, professional offices, accommodation units, general retail, grocery, liquor and convenience, recreational amenity, real estate offices, conference facilities, health clubs, eating and drinking establishments, service oriented businesses, or similar uses. Existing Dwelling Unit 1,602 sq ft RESIDENTIAL DEVELOPMENT: A development that includes at least one dwelling unit, including single-family dwellings, two-family dwellings, multiple family dwellings, fractional fee club units, lodge dwelling units, attached accommodation units, and timeshare units. B. Net New Commercial Development for Strata Vail 1. Commercial Development Increase = Commercial Linkage Commercial Linkage requirement = 20% of net new employees generated a. Decrease in Accommodation Units from 85 to zero = 85 unit decrease 85 x .7 employees (per accommodation unit) x 20% mitigation = (11 .9) employees - credit b. Increase in Eating/Drinking sq ft from 2,560 sq ft to 6,995 = 4,435 sq ft increase 4,435 sq ft / 1,000 x 6.75 employees (Eating/Drinking) x 20% mitigation = 5.99 employees to be provided deed restricted employee housing Total = (5.91) employees - credit for commercial development 2. No Commercial Linkage mitigation is required Slrala Vol Housing Plan - REWSED May 12, 2008 C E ~ MAY 1. 2 2008 LOW( OF Attachment D C. Net New Residential Development for Strata Vail Residential Development Increase = Inclusionary Zoning Inclusionary Zoning requirement = 10 percent of net new residential sq ft Increase in GRFA from 1,602 sq ft to 125,657 sq ft = 724,055 sq ft increase 124,055 sq ft x 10 = 12,405.5 sq ft required deed restricted employee housing D. Mitigation Method The applicant is proposing to construct 909 sq. ft. of employee housing on-site. The applicant is proposing to construct a 2-bedroom unit, including a full kitchen. The unit is intended to be used for an on-site manager, and therefore, rather than doing multiple small units, we are proposing to do a larger employee housing unit that will meet the needs of an on-site manager. In addition, the remaining 11,496.5 sq. ft. will be provided in off-site units within the Town of Vail. The off-site units will be deed-restricted according to the Town's requirements. The units are located at the following addresses: Parcel # Address Legal Address Square Owner Foota e 210314314033 2560 Kinnikinnick F5 Meadow Creek 1604 sf. Barry Davis Condominium Unit F-5 210314318004 2550 Kinnikinnick J4 Meadow Creek 1628 sf. Andrea Tatreau Condominium Unit)-4 210314314012 2753 Kinnikinnick Rd Meadow Creek 1604 sf. 2753 Kinnikinnick B6 LLC Unit B6 Condomiums Unit B-6 210314319009 2510 Kinnikinnick L3 Meadow Creek Condo 1628 sf. 2510 Kinnikinnick L-3 LLC Untermtn Unit L-3 210314316001 2700 Larkspur Court Vail Wilderness 1832 sf. 2700 larkspur Court LLC Unit 1 Townhouses Unit: 1 210314316002 2700 Larkspur Court Vail Wilderness 1832 sf. 2700 Larkspur Court LLC Unit 2 Townhouses Unit: 2 210314319014 2500 Kinnikinnick K-1 Meadow Creek 1628 sf. 2500 Kinnikinnick K1, Condominiums Unit K-1 LLC TOTAL: 11,756 sf (Note: some of these units have changed from the April 2008 approval and may be modified in the future with staff approval) The proposal exceeds the required square footage by approximately 260 sq. ft. The applicant is asking that this additional square footage be banked and sold in the future. 2. PLANS A dimensioned site plan and architectural floor plan that demonstrates compliance with Section 12-24- 3, Building Requirements. Strata Voil Housing Plan -REVISED Moy 72, 2008 2 See attached. 3. LOT SIZE The average lot size of the proposed EHUs and the average lot size of other dwelling units in the commercial development or redevelopment. Not Applicable 4. SCHEDULES A timeline for the provision of any off-site EHUs. Deed restrictions for off-site units will be provided prior to TCO of the project. 5. OFF-SITE UNITS A proposal for the provision of any off-site EHUs shall include a brief statement explaining the basis of the proposal. Strata Vail is one of the firstprojects approved subject to the Town's newly adopted employee housing regulations. It was already in the Town's process when the regulations were adopted, and the uncertainty of what the final requirement would be lead the owners to pursue the fee-in-lieu option to meet the requirements of the Town. In its final form, multiple options were provided to developers to fulfill the employee housing requirements: on-site, off-site, or fee-in-lieu. The owners are now proposing to meet the employee housing requirement by providing off-site deed restricted units, in accordance with the Town's requirements outlined in Chapter 24, Inclusionary Zoning, Vail Town Code. Providing off-site units will afford a benefit to the Town of Vail, as it will immediately have employee units in place. 6. OFF-SITE CONVEYANCE REQUEST A request for an off-site conveyance shall include a brief statement explaining the basis for the request. Not Applicable 7. FEES-IN-LIEU A proposal to pay fees-in-lieu shall include a brief statement explaining the basis of the proposal. There will be no fee-in-lieu 8. WRITTEN NARRATIVE A written narrative explaining how the employee housing plan meets the purposes of the Chapter and complies with the Town's Comprehensive Plan. A. Chapter 12-24-1 The purpose of Chapter 12-24-1 is as follows: The purpose of this Chapter is to ensure that new residential development and redevelopment in the Town of Vail provide for a reasonable amount of employee housing to mitigate the impact on employee housing caused by such residential development and redevelopment. Strata Vol iHousing Plan - REVISED May 12, 2008 3 The total average square feet of the proposed dwelling units in Strata Vail is 1,600 sq. ft. Based on the Town of Vail's Nexus Study, a dwelling unit of this size would generate 0.09 employees. According to the Nexus Study, total employees generated by the residential uses on the site are 6.84. At 350 sq. ft. per employee, that equates to a total of 2,394 sq. ft. required to fulfill the Strata Vail's impact on employee housing, according to the Nexus Study. In addition, the change in use from hotel to residential units, results in a reduction of over 30 employees that are needed to serve the site. To summarize, the employee housing requirement of the Town of Vail on the Fogata Lodge actually serves to not only mitigate the impact of the development, but also provides housing for more employees than it generates. This Housing Plan clearly exceeds the purpose of Chapter 24. B. Ordinance No. 8 - Inclusionary Zoning It is the stated intent of the Vail Town Council that new residential development and redevelopment be burdened with providing employee housing that is related to the number of new jobs generated by the development. The Town Council's intent is explicitly expressed in the ordinance: "WHEREAS, new residential development and redevelopment in the Town will result in new employees being needed . WHEREAS, the Town Council believes that the provision of a reasonable and appropriate percentage of new employee housing is the responsibility of new residential development and redevelopments which have a nexus to new job generation; WHEREAS, it is the Town Council's goal to provide housing for at least 30% of the new employees generated Compliance with the ordinance read as a whole, specifically including the requirement that there be a nexus to the number of net new employees generated, results in no (0) employee housing burden imposed on Strata Vail. Under a strict application of only the mathematical formula set forth in Ordinance No. 8, and without any consideration of the ordinance's purpose to address new employee generation, the burden is more than satisfied. Although the ordinance, in fact, imposes no employee housing burden on Strata Vail, this developer agrees with the policy of providing affordable housing in the Town of Vail. Accordingly, based on a consideration of the language, intent and purpose of the inclusionary zoning ordinance, there is no basis for denying this housing plan. C. Lionshead Redevelopment Master Plan Strata Vail is located in Lionshead. The following is taken from Chapter 4 of the Lionshead Redevelopment Master Plan: 4.9 Housing Recent community surveys and grass-rools planning efforts such as Vail Tomorrow have identified the lack of locals' housing as the most critical issue facing the Vail community. Early in the Lionshead master planning process, west Lionshead was Slrola Vail Housing Plan - REVISED May 72, 2008 4 identified as an opportunity area to implement some of the commune yv s housing goals, particularly relating to employee housing. These opportunities and associated issues are outlined below. 4.9. 1 No Net Loss of Employee Housing Ground rule number five of the master plan states that there shall be no net loss of employee housing in Lionshead as redevelopment occurs. 4.9.2 Ksuol Issues The financial realities of affordable housing often require cost reducing measures, generally involving the qualify of detailing, planning, and architectural design. Given the strong desire to make these housing projects feasible, it is recommended that some latitude be granted to affordable housing developers. However, it is also important that financial realities not be used as an excuse to produce unsightly, poorly designed, substandard products. Employee housing does not need to match the architectural sophistication of a five star resort development, but it does need to be good quality construction and design. Rivers Edge in Avon is a good example of an attractive yet affordable employee housing project. 4.9.3 Policy Based Housing Opportunities The first means of implementing housing goals in Lionshead is through policy based requirements such as the employee generation ordinance currently being pursued by the Vail Town Council. As required by a future ordinance, all development and redevelopment projects, as a prerequisite to project approval, should provide housing for employees generated and to the extent possible this housing should be located in the Lionshead area. At the time of the adoption of the Lionshead Redevelopment Master Plan, the practice of the Town of Vail was to require mitigation of the employees actually generated by a project. Neither the Town nor the Lionshead Redevelopment Master Plan ever anticipated an inclusionary requirement in excess of the new employees generated. As a result, by providing for housing for significantly more employees than that actually generated by the development, Strata Vail has greatly exceeded the requirements and policies of the Lionshead Redevelopment Master Plan. The Town Vail Land Use Plan offers the following goals with regard to employee housing: 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail, with appropriate restrictions. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. Strata volt Housing Plan - REV/SED May 72, 2008 5 The Town of Vail Land Use Plan indicates that "limited incentives" were to be provided by the Town to private entities providing employee housing. In the case of Strata Vail, no incentives were provided. Strata Vail complies with these statements from the Town of Vail Land Use Plan. 9. OTHER In 1990, a deed restriction was recorded by the then-owner, Alma Equities Corp, for an employee housing unit of 690 sq. ft. This EHU was required as part of a redevelopment proposal that was never constructed. The proposal included under-grounding the parking, and an addition to the top floor that required a height variance. The rendering below indicates the remodel that was approved, but never constructed, as indicated by the current photo. It was the practice in the late 1980's and early 1990's to require that a deed restriction for employee housing be recorded at the time of issuance of a building permit, prior to construction. This practice created a situation whereby a restriction was recorded, yet the project never commenced. This deed restriction (attached for reference) is one of the older existing deed-restrictions. As set forth in the deed restriction, its removal requires the approval of the owner and the Town Council. As part of its overall housing plan, Fogata Lodge is requesting the lifting of this deed restriction as the employee housing unit was never constructed, nor was the addition that triggered this deed restriction. The housing plan and all the units associated with Fogata Lodge will be subject to the current deed restriction. Therefore this EHU is not required to be replaced. Sirala Voil Housing Plan -REVISED May 72, 2008 6 TOWN OF VAIL Department of Public Works & Transportation 1309 Elkhorn Drive Vail, CO 81657 970-479-2158 Fax: 970-479-2166 www.vailgov.com MEMO To: Warren Campbell From: Tom Kassmel, Town Engineer Re: Fogata Development PEC Review Date: 10/1/07 The Town of Vail Public Works Department has received the Planning and Environmental Commission submittal plan set dated 9/4/07 for the Fogata Development. Based on our review the following shall be conditions of approval and addressed prior to building permit approval or as otherwise noted. Additional comments will be provided when more detailed plans are provided. Comments 1. Per the Traffic Study dated September 14`h, 2007 the peak hour additional trips generated by the development is 42. The developer shall pay a traffic impact fee of $6500 per peak hour trip for a total of $273,000, prior to the issuance of a TCO for any part of the project. The impact fee shall be used for future Frontage Rd. improvements. 2. CDOT section 4.9(4) of the Access Code requires all driveway accesses along the Frontage Rd. to extend a minimum of 40' from the ROW into the site. The proposed plan will require a variance from CDOT. 3. The walk along the South Frontage Rd. and W. Lionshead Circle that have a 5' landscape separation from the road must not be landscaped with trees and shall have minimal landscape other than grass, so that the area may be used as snow storage. The W. Lionshead walk will require a pedestrian easement where it crosses onto the developers property. 4. Show adequate intersection sight distance at all access points. The sight distance at the entrance along W. Lionshead Circle will require regarding of the steep berm and parking lot in order to be accommodated. 5. The Lionshead Masterplan shows the walk along the north side of W. LH circle being 8', currently it is shown at 6'. This should be widened. This walk shall also be extended to a point which makes sense, connecting to the first Vail Spa walk. 6. The S. Frontage Rd walk shall also be temporarily tied back into the Frontage Rd west of the western property line. 7. Town of Vail Light standard shall be provided along the South Frontage Rd. as well as W. Lionshead Circle. The power for these lights shall be connected by the developer to a Town of Vail source. 8. The maintenance and irrigation of the landscape areas within the Town ROW shall be done by the development and the irrigation tied into the developments irrigation system. 9. The grading on the S. Frontage Rd will require an easement from Vail Spa. 10. The maximum cross-slope on W. Lionshead Circle should be 2% it is shown as 3%. 11. Show conceptual Landmark street improvements. (Constructed by Others) 12. Show future left turn lanes on W. Lionshead Circle (Constructed by Others) Attachment: E 13. The landscape proposed will conflict with sight distance, please modify 14. Provide typical dimensions for parking spaces and drive lanes within each level of the parking struouture. 15. Show grades for garage ramps for each level of the parking structure. 16. Coordinate with AIPP for Public Art contribution. 17. The Developer complies with Public Works General Conditions of Approval. (See attached) Town of Vail Public Works General Conditions of Approval 1. Please add the Town of Vail General Notes to construction plans. (Notes can be e-mailed upon request) 2. Please add Utility Signature block and have all utilities sign acknowledging acceptance of utility design. 3. All construction staging issues shall be resolved prior to construction including staging, phasing, access, schedules, traffic control, emergency access, etc... 4. A ROW/Utility permit shall be obtained and approved by the Town of Vail prior to commencing any construction within public Right of Way. 5. A Town of Vail Revocable ROW permit shall be recorded for all private property improvements located within public ways. 6. Prior to approval of a Building permit all necessary permanent and temporary easements are recorded with Eagle County. 7. Prior to approval of a Building permit a shoring and excavation plan shall be submitted including; excavation phasing, engineered shoring plans with plan, profile and cross sections. Cross Sections and plans shall include all existing conflicts (i.e. utilities). 8. Any excavation shoring methods used that encroach upon adjacent public or private property shall have approval by the appropriate owner and have a recorded easement prior to construction. This includes CDOT and the Town of Vail Right of Ways. 9. A CDPHE Permit and all applicable ACOE permits (i.e. Dewatering) shall be submitted prior to construction. 10. If temporary and/or permanent dewatering is anticipated during construction, a dewatering soils analysis will be required by a qualified licensed engineer analyzing the impact to adjacent properties(i.e. settlement) 11. Provide full civil construction drawings meeting Town of Vail standards prior to building permit submittal. TUWWO~AJL, THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town Code, on June 9, 2008, at 1:00 pm in the Town of Vail Municipal Building, in consideration of: A request for final review of a major exterior alteration, pursuant to Section 12-71-1-7, Vail Town Code, to allow for the continued operation of a temporary public restroom and skier ticketing office, located at Lot 2, Lionshead 6th Filing, and setting forth details in regard thereto. (PEC080024) Applicant: Vail Resorts, represented by Kyle Griffith Planner: Bill Gibson A request for a final review of variances from Sections 12-6H-6, Setbacks, and Section 12- 61-1-10, Landscaping and Site Development, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a residential addition, located at 483 Gore Creek Drive/Lot 7, Vail Village 4th Filing, and setting forth details in regard thereto. (PEC080025) Applicant: Ann and Tyler Prochnow, represented by Fritzlen Pierce Architects. Planner: Nicole Peterson A request for a final review of an amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code, to allow for the combination of two lots into a single lot, located at 701 and 705 West Lionshead Circle/Parts of Lot 1, Block 2, Vail Lionshead Filing 3, and setting forth details in regard thereto. (PEC080027) Applicant: Lionshead Inn LLC, Represented by Mauriello Planning Group LLC Planner: Warren Campbell A request for final review of an amended major exterior alteration, pursuant to Section 12- 7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for a change in the approved unit type mix in the Strata redevelopment, and a request for final review of a conditional use permit, pursuant to Section 12-71-1-5, Conditional Uses: Generally (On All Levels Of A Building Or Outside Of A Building), Vail Town Code, to allow for the development of a private parking lot, located at 701 and 705 West Lionshead Circle/Parts of Lot 1, Block 2, Vail Lionshead Filing 3, and setting forth details in regard thereto. (PEC080028 and PEC080030) Applicant: Lionshead Inn LLC, Represented by Mauriello Planning Group LLC Planner: Warren Campbell The applications and information about the proposals are available for public inspection during office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call 970-479-2138 for additional information. Sign language interpretation is available upon request, with 24-hour notification. Please call 970-479-2356, Telephone for the Hearing Impaired, for information. Published May 23, 2008, in the Vail Daily. Attachment: F r4~- -L MEMORANDUM TO: Town Council FROM: Community Development Department DATE: June 3, 2008 SUBJECT: Request to proceed through the development proposal to construct private improvements on West Lionshead right-of-way, generally located Lionshead Inn Annex (Fabulous Vail Glo). ?4 a -0 W review process with a the Town of Vail owned 4 adjacent to the existing , Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group Planner: Warren Campbell SUMMARY errn ~ss1ov, Pear y dot GThe applicant, Lionshead Inn LLC, represented by the Mauriello Planning Group, is requesting permission to proceed through the development review process with a proposal to make improvements on town-owned right-of-way in conjunction with a proposed redevelopment of the Lionshead Inn and Lionshead Inn Annex (Fabulous Vail Glo). As the property owner, the Town Council may approve, approve with conditions, or deny the Applicant's request for property owner authorization to proceed through the Town's development review process. Pursuant to Section III of this memorandum, Staff recommends denial of this request. II. DESCRIPTION OF REQUEST The applicant, Lionshead Inn LLC, represented by the Mauriello Planning Group, is requesting permission to proceed through the development review process with a proposal to make improvements on town-owned right-of-way in conjunction with a proposed redevelopment of the Lionshead Inn and Lionshead Inn Annex (Fabulous Vail Glo). A vicinity map is attached for reference (Attachment A) It is the desire of the applicant to apply for an amended major exterior alteration application and design review application to make improvements on town-owned West Lionshead Circle right-of-way, in conjunction with the approved Lionshead Inn and Lionshead Inn Annex redevelopment known as Strata. The proposed improvement is a vehicle pull-off area that could accommodate two vehicles. A copy of a letter from the applicant dated May 12, 2008, is attached for reference (Attachment B) The proposed pull-off measures 10 feet wide by 50 feet long and is approximately located half with-in the West Lionshead Circle right-of-way. The location of the proposed pull-off is 120 feet south of the intersection of West Lionshead Circle and I the South Frontage Road West across from the Landmark Townhomes. The following applications are those applications that will be needed to facilitate the amendment to the approved redevelopment plan to incorporate the proposed pull-off: • Major Exterior Alteration; • Subdivision; and • Design review The Town of Vail Staff has reviewed the proposal and believes that the placement of a vehicle pull-off in this location is not appropriate in this location. When this project was submitted in early 2007 there were designs which showed a porte cochere with access to West Lionshead Circle. This design was eventually eliminated as the design team for Strata chose not to implement the comments of the Public Works Department regarding the physical location of a large portion of the porte cochere and vehicles within the right-of-way. Staff has constantly informed the applicant that the proposed redevelopment of the Lionshead Inn and Lionshead Inn Annex should contain all improvements upon the property, not within the public right-of-way. Staff reasons for requiring private improvements to be located outside of the public right- of-way include the following: • The public right-of-way should be retained for the use of public purposes; • The number of vehicles utilizing West Lionshead Circle are numerous and it is believed that the location of a private vehicle pull-off will add to the congestion and confusion on the street; The location of the pull-off approximatelyeet from the intersection of the • South Frontage Road West will cause potential vehicular conflicts; • Need for snow storage when plowing. The applicant has included numerous examples of pull-offs located through out Town. They include First Bank on Vail Road, The Mountain Haus, Vail Mountain Lodge, and the Marriott. Staff acknowledges the existence of these pull-offs, however, they have all been in place for many years and have been permitted to remain during some project renovations, when no viable opportunity exists to relocate or replace them. The redevelopment of the Lionshead Inn and Lionshead Inn Annex affords an opportunity to provide a vehicle pull-off without impacting the public right-of-way. The Applicant can not proceed with the submittal of these applications without first obtaining the Town Council's property owner authorization for the proposed development on the town owned parcel. III. STAFF RECOMMENDATION Staff recommends the Vail Town Council, as the owner of the West Lionshead Circle right-of-way adjacent to the existing Lionshead Inn Annex (Fabulous Vail Glo), denies the Applicant's request to proceed through the development review process. Please be advised that should the Town Council choose to approve this request, such an approval would not constitute an explicit approval of the proposed .t improvements. Any approval of this request will only grant the Applicant property owner authorization to proceed through the Town's development review process. IV. ATTACHMENTS A. Vicinity map B. Letter from the applicant dated May 12, 2008 C. Memorandum From the Town Engineer dated May 16, 2008 J, Q c s U RS Q TOWN OFVL Department of Public Works & Transportation 1309 Elkhorn Drive Vail, CO 81657 970-479-2158 Fax: 970-479-2166 www. vailgov. com MEMO To: Warren Campbell, Chief of Planning From: Tom Kassmel, Town Engineer Re: Strata - Parking Pull-off review Date: 5/16/08 The Town of Vail Public Works Department is not in support of the use of Public Right of Way for private development parking/drop-off. This design does not meet current Town Standards and would require a variance. The area proposed by the Strata development, along West Lionshead Circle, is a particularly highly used multi-use vehicular road. West LH Circle currently serves some of the Town's largest existing and future developments (Arrabelle, Landmark, Marriott, Antlers, Lions Square Lodges, Montanerros, Strata, Ritz-Carlton, and North Day Lot), and is also congested by the Concert Hall Plaza Bus-stop/Skier Drop-off/Loading & Delivery zone, and as well may also soon be the access to the new Lionshead Transit Center pending the North Day Lot submittal and the Lionshead Masterplan. The addition of a vehicle parking/drop-off will add congestion and vehicular conflict across from the Concert Hall Plaza Bus stop/Skier-Drop Off/Loading & Delivery zone, the access to North Day Lot and Landmark, and will also be within 120' of the Frontage Rd. intersection. In general a parallel parking area will require back-up parking movements on the roadway at some point. These back-up movements and general pull-in/pull-out use will add additional vehicular conflicts and safety hazards to the traveling public. The designation of a drop-off parking area will invite more than just Strata guest drop-off. It will most likely be used as a pedestrian/skier drop-off, loading and delivery, and short-term parking for Lionshead Mall activities. And when full, since having the parking designation, it may also invite double parked drop-off during peak times thus narrowing the roadway. As currently designed and approved, with no parking designation and a landscape and sidewalk buffer, it is unlikely it will become an often used illegal drop-off. It is more likely that the Loading/Delivery/Emergency access off the Frontage Rd. will become an illegal drop-off zone. Guest/CME drop-off should be directed to the main access drive prior to arrival. We do agree that a development of this size would benefit greatly from a drop off area. This was presented and discussed with the applicant during the design phase of this project prior to PEC approval. However, this drop-off should be designed similar to those more recently approved large new Attachment: C I 1 Mauriello Planning Group Vail Town Council May 12, 2008 c/o Warren Campbell, Chief of Planning 75 S. Frontage Road Vail, CO 81657 RE: Permission to proceed through the process for use of the Town of Vail right~ofway for Strata Vail Dear Town Council Members: We are requesting permission from the Town of Vail for use of the right-of-way for a pull-off (paved shoulder of road) adjacent to the Strata project. Strata was approved in September 2007 by the Town of Vail Planning Commission. The project as approved eliminated two access points (curb-cuts) along West Lionshead Circle. During the review process a porte cochere with access to West Lionshead Circle was eliminated due to concerns raised by the Town staff. The project as approved therefore did not include a place for guest drop- off. All residents and guests arriving at Strata will enter the site to a below grade parking area at the existing curb cut to Lionshead Inn and the Enzian. As with any condominium project most owners and guests will drive directly to the parking garage. However, we have concerns that other vehicles arriving at the site will want to stop at the front door to allow for immediate access to the front desk. These vehicles, such as Colorado Mountain Express, pizza delivery, dry cleaning, etc., will likely stop at the front door along West Lionshead Circle, blocking traffic and causing potential back-ups. As a result, we have designed a simple pull-off from West Lionshead Circle, that will allow these vehicles to pull out of the flow of traffic. The pull-off is 10 ft. by 50 ft., with 12 ft. from the edge of curb to the lane of traffic. Pull-offs, similar to what we are proposing, are common throughout the Town of Vail for the same purposes. The most obvious example is the pull-off located in front of the First Bank building on Vail Road in Vail Village, which is 8.5 ft. to the edge of curb. This pull-off is used for customers of the bank to easily access the ATM or other banking services. The frequency of use at the First Bank pull-off is much more frequent than we would expect at Strata, but we believe this example indicates that pull-offs such as this provide a safe area for vehicles to pull off the road without causing problems to flow of traffic. There are many other examples throughout town of pull-offs, including those located at the Marriott along West Lionshead Circle (7.5 ft. from the edge of curb to the lane of traffic), Vail Village Inn Phase 3 along the South Frontage Road (12 ft. from the edge of curb to the lane of traffic), and Vail Mountain Lodge along East Meadow Drive (6.75 ft. from the edge of curb to the lane of traffic). Pictures of all of these are attached for reference. The design of these pull-outs vary, but all serve a similar purpose - to allow for temporary vehicular access the front door of the building, without causing problems to the flow of traffic on the adjacent road. The proposed pull-out does not require any physical structure to occupy the right-of-way, nor is any required parking located in the right-of-way. We hope that you will agree that the proposal will improve the function of the right-of-way in this area and help improve the proposed project. Thank you for your consideration on this matter. Sincerely, 4 ' Allison Kent, AICP Mauriello Planning Group Attachment B w 4 > ,_,Cm a q q > F m D r N a _ ° a STRATA VAIL VAIL, COLORADO ~y~mlR ue~ ~w 11YL~~..i.. ,I d u 0 0 a~ c O O O 2 i U O N m N E 0 VA 'x: mil, ~z~ -jr r -`t 'e~',•~~'j -•,I ~ ~ ~ r R- et} t T a 3, CY) t J [ i ♦ ~t7 r ct~ N ,J •T J ~ ~ yr• . A ' ~ ~ r l fC _ yam" _ 1' a ✓~r ~ Y ~ ~ .'{9-~, ~A6 ~ .Y a 1 Ak, Y L 1 t i ri. ` ' ~ Ito t ih_ ~ It n b a a z r rr i l~ S 6- a !g j t1 W ^ , C C U O A' O W W O 31 , LA v F. AO cp 'i le, A. --.-J e' i„ 1 e re ~1 aw.n b Gs~~ s Gi"f " / r I C? ~Qli r~ z Q J W CL Q V V1 0 z i U F ow~ W W ~g n pO W ~ UQW 2 w azri ~Z 25$~ U rcw°< 9q adLL b w0~ m W ~ W r o ~ a E, L ~ b H ~ < b N Z O nn°UU Z bK ~ O WH ~W m ~O N O s Z gg~ ~ g ~ rc d F w ~ ~ a a w y ~a w rc C r tll O a 0 9 ~ ZS J W LL 0 J J W b > b u b ~u'1wr~ni ~i ~ < b n 3: Z W W W W Q J J_ J 7 r J f Y: z Y fi~ Q 2 w Y N x v z z O z x w 0 O J Q Z _Q F N v w V O J J O > 0 z z O _J Q a Z H z O c w J K Q x U F- z O a Y V w x u F F - Z w 0 V Lu Cl- W J J _ J 0 Q O cc: J 0 Q O cr c R Q O J Q w d V Q w 2 Z O J H N , o a w ~ O Q O W H Z O LL ~l_ e Major Exterior Alteration Application for Review by the MAY 12 2008 +~OVE Plannina and Environmental Commiss ! VWN Department of Community Development T0WN OF VAI L 75 South Frontage Road, Vail, Colorado 81657 tel: 970.479.2128 fax: 970.479.2452 web: www.vailgov.com General Information: All projects requiring Planning and Environmental Commission review must receive approval prior to submitting a building permit application. Please refer to the submittal requirements for the particular approval that is requested. An application for Planning and Environmental Commission review cannot be accepted until all required information is received by the Community Development Department. The project may also need to be reviewed by the Town Council and/or the Design Review Board. Type of Application and Fee: ❑ Rezoning $1300 ❑ Conditional Use Permit $650 ❑ Major Subdivision $1500 ❑ Floodplain Modification $400 ❑ Minor Subdivision $650 ❑ Minor Exterior Alteration $650 ❑ Exemption Plat $650 ® Major Exterior Alteration $800 ❑ Minor Amendment to an SDD $1000 ❑ Development Plan $1500 ❑ New Special Development District $6000 ❑ Amendment to a Development Plan $250 ❑ Major Amendment to an SDD $6000 ❑ Zoning Code Amendment $1300 ❑ Major Amendment to an SDD $1250 ❑ Variance $500 (no exterior modifications) ❑ Sign Variance $200 Description of the Request: Major exterior alteration to allow for the amendments to the approvals of Strata Vail - addition of 2 fractional units Location of the Proposal: Lot: 1 Block: 2 Subdivision: Vail Lionshead Filing 3 Physical Address: 705 West Lionshead Circle Parcel No.: 210106304002 210106304003 (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.) Zoning: Lionshead Mixed Use - 1 Name(s) of Owner(s): Lionshead Inn LLC Mailing Address: 705 W. Lionshead Cicle Vail, CA BA657 Owner(s) Signature(s): Name of Applicant: Mauriello Planning Group Mailing Address: P.O. Box 1127 Avon, CO 81620 E-mail Address: dominic@mpgvail.com For Office Use Only: r~ =ee Paid: WfQ (peck No.: Iy24 By: Y111 rt0LV%9 %V* y ► `leeting Date: PEC No.: 3lanner: 01C - Project No.: \cdev\FORMS\Permits\Planning\PEC\maj_ext_alt1 0-1 8-2006.doc Page 1 of 7 1/4/06 Phone: 970-748-0920 Lt 970-748-0377 1Ecosooa~ Phone: L4-C- TOWN OF VAIL, COLORADO Statement Statement Number: R080000680 Amount: $800.00 05/13/200806:32 PM Payment Method: Check Init: RLF Notation: 1421 MAURIELLO PLANNING GROUP Permit No: PECO80028 Type: PEC - Major Exterior Alt Parcel No: 2101-063-0400-3 Site Address: 705 W LIONSHEAD CR VAIL Location: LIONSHEAD INN Total Fees: $800.00 This Payment: $800.00 Total ALL Pmts: $800.00 Balance: $0.00 ACCOUNT ITEM LIST: Account Code Description Current Pmts PV 00100003112500 PEC APPLICATION FEES 800.00 11/21/2005 2.03.51 PM pk I`K h1c No., 614-110085795-036-DI). Amendment No. 6 STANDARD COMMITMENT FUR TITLE INSURANCE ISSUED BY First American Heritage Title Company AS AGENT FOR First American Title Insurance Compant INFORMATION The Title Insurance Commitment is a legal contract between you and the company. It is issued to show the basis on which we will issue a Title Insurance Policy to you. 'I7te policy will insure you against certain risks to the land title, subject to the limitations shown in the Policy. The Company will give you a sample of the policy form, if you ask. The Commitment is based on the land title as of tile Commitment Date. Any changes in the land title or the transaction may affect the Commitment and the Policy. The Commitment is subject to its Requirements, Exceptions and Conditions. THIS INFORMATION IS NOT PART OF THE TITLE INSURANCE COMMITMENT. YOU SHOULD READ THE COMMITMENT VERY CAREFULLY. IF YOU HAVE ANY QUESTIONS A130I.'T THE COMMITMENT PLEASE: CONTACT THE ISSUING OFFICE. AGRrEMENT TO ISSUE FOLIC V First American Title.Insurance C.ompany.. referred to in this commitment as the Company, through its agent First American Heritage Title Company, referred to in this Agreement as the Agent, agree, to issue a policy to you according to 0ic terms of this commitment. When we show tlse policy arnount and your name as the proposed insured in Schedule A, this commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in the Com.tnitment have not been met within six months after the Commitment date, our obligation under this Commitment will end. Also. our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under- the Policy. Our obligation under this Commitment is limited by the following: the Provisions in Schedule A. T`Ite Requirements in Schedule 13-1. The Exceptions in Schedule 13-2. The Disclosures and Conditions contained in this Commitment. This Commitment is not valid without SC:IIFIDIJLI=: A and Sections I and 2 of SCIII`DL.Jl, f3 attached, First American Title Insurance Company .~\Z1E ~h54. By President a~ "y By Secretary By ' Counters iQncd ~•C/7taF0R1~~*• First American Heritage Title Company COMMITMENT SCHEDULE A Commitment No: 614-H0085795-036-11D, Amendment No. 6 1. Commitment Date: November 1, 2005 at 8:00 A.M. 2. Policy or policies to be issued: Policy Amount (a) Standard Owners Policy Proposed Insured: $ 14,000,0()0.(]0 Lionshead Inn, IAXC a Colorado limited liability company (b) Loan Police Proposed Insured: $ 14,000,00().00 The Laredo National Bank 3. Fee Simple interest in the land described in this Commitment is owned, at the Commitment slate by: Parcel A: Va~ilGlo Lodge. a Colorado general partnership Parcel I3: Lionshead Inn, I..,I,C, a Colorado limited liability company 4. The land referred to in this Commitment is described as follows: See Exhibit A attached hereto and made a part hereof. (for infonnational purposes only) 701 W. Lionshead Circle, Vail, CO 81657 PREMIUM: Owners Policy $19,550.00 Tax Certificate $15.00 Deletion-Items 1-5 OP $75.00 Loan Policy $140.00 Deletion-Items 1-5 MP x30.00 Form 100-Restrict $1,000.00 Form 140.1-EPA Commercial $100.00 Form 1 10.7-Var Rate Mtg $30.00 Additional .Parcels-MP $150.00 Form 100.33-Patent End-OP $100.00 Form 100.33-Patent End-OP $100.00 Farm 103.1-Easements-MP $50.00 Form 103.1-Easements-MP $50.00 k Form 116.4-Contiguous Par- $1,985.00 MP 11/21/2005 2:03:52 PM pk PK I U2112005 2 03 51 I'M pk )'K. File No,: 614-110085795-036r 1)1), Amendment So. 6 CONDITIONS 1. DEFINITIONS (a) "Mortgage" means mortgage, deed of trust or other security instrument. (b) "Public Records" means title records that give constructive notice of matters infecting the title according to state law where the land is located. (c) "Land" means the land or condominium unit described in Schedule A and any improvements on the land which are real property, 2. EATER DEFECTS The Exceptions in Schedule B Section 2 may he amended to show any defects, liens or encumbrances that appear for the first time in public records or are created or attached between the Commitment Date and the date on which all of the Requirements of Schedule B - Section 1 are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFFCTS If any defects. liens or encumbrances existing at Commitment. [)ate are not shown in Schedule B. we may amend Schedule B to show them, If we do amend Schedule B to show these detects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this iiiforination and did riot tell us about it in writing- d. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Comrniunent, when you have met its Requirements, If'we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual foss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section 1 or climinate with our written consent any Exceptions shown in Schedule B - Section 2. We shall not be liable fir more than the Policy Amount shoun in Schedule A of this Commitment and our liability is subject to the terms of the Policy firm to be issued to you. CLAIMS Mt_#SI' BE BASED ON TIIIS CONN1IaMENT Any claim. whether or not based on negligence, which you may have against us cPncerrting the title un the land must be based on this Commitment and is subject to its terms. i)ISCLS)SURES NOTICE; TO PROSPLCTIVE OWNERS (A STATEMENT MADE AS R.E:QUIRFID BY COLORADO INSURANCE RFG1,)tAIT0N) GAP PRO I'ETCHON When this Company conducts Ole closing, and i4 responsible for recording, or filing the lcpal documents resulting liotn the transaction. the Company shall be responsible for all matters which appear on the record prior to Such time of recording or filing- ME;CII.4MCS LIEN PROTE:C'UON If you are a buyer of a single family residence you may request mechanic's lien coverage to he issued on your policy of insurance. If the property being purchased has not been the suhiect of coustniction, improvements or repair in the last six months prior to the date of this commitment, the requirements will be payment of the appropriate prentiunt and the completion of an Affidavit and Indemnity by the seller. If the property being purchased was constructed. improved or repaired within six months prior to the date of this commitment. the requirements may involve disclosure of certain financial information, payment of premiums, and indemnity, among others. `fhe general requirements stated above are subject to Ole revision and approval of the Company. SPECIAL. TAXING msTRICT NOTICE (A Notice Given In Conformity With Section 10-11-)22 C.R.S.) The subject land may he located in a special taxing; district: a certificate of taxes due listing each taxing Jurisdiction shall he obtained from the county treasurer or the county treasurer's authorized agent; and infirrination ref;arding special distriets and the boundaries of such districts may be obtained from the board of (-(-'racy commissioners, the county clerk and recorder, or the county assessor. PRIVACV PROMISE FOR CUSTOg1EItS We will not reveal nonpublic personal information to any external rion-affiliated organization unless we have been authorized by the customer, or are required by law. CON''SIIMER DECLARATION STATE F*INT '11is Commitment for Title Insurance may include a Schedule B exception reference to recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate. Ifsueh reference is ma& there is a substantial likelihood that a third party holds some or all interest in toil, gas, other minerals, or geothermal energy in the property. The referenced mineral estate may include the right to (-Titer arld use the properly without the surface owner's pennission. You may be able to obtain title insurance Coverage regarding any such referenced mineral estate severance: and its effect upon your ownership. Ask your title company representative for assistance with this i.csuc 11;21,'4005 2.03.51 PM pk PK [Ahibit A Parcel A: File No. 614-110085795-036-nt), Amendment Na. 6 A portion of Lot 1, Block 2, VaiULionhead, Third Filing, described as follows: Beginning at the most northerly corner of said Lot 1, which point is at the end of a 25 foot radius curve and on the southerly right of way line of Interstate Highway No. 70, thence southwesterly on said right of way line 125.00 feet along the are of a 3650 foot radius curve to the left whose central angle is 1 degrees 57 minutes 44 seconds and whose long chord bears S. 67 degrees 27 minutes 1 I seconds W. 124.99 feet; thence S. 23 degrees 02 minutes 46 seconds E. 210.84 feet; thence S. 79 degrees 10 minutes 53 seconds E. 80.94 feet to a point on the easterly line of said Lot I which is on the arc of a 150 foot radius curve, thence northerly along said easterly line on the following four courses: I.) 18.00 feet along the are of said curve to the left whose central angle is 6 degrees 52 minutes 32 seconds and whose long chord bears N. I degrees 26 minutes 16 seconds 17.99 feet to a point of tangent; 2.) N. 2 degrees 00 minutes W. 185.00 feet to a point of curve, 3.) 40.96 feet along the arc of a 125 foot radius curve to the left whose central angle is 18 degrees 46 minutes 32 seconds and whose long chord bears N. I 1 degrees 23 minutes 16 seconds W. 40.78 feet to a point of compound curve; and 4.) 39.61 feet along the arc of a 25 foot radius curve to the left whose central angle is 90 degrees 47 minutes 25 seconds and whose long chord bears N. 66 degrees 10 minutes 14 seconds W. 35.60 feet to the point of beginning. County of Eagle, State of Colorado. Parcel I3: T'hat part of I_,ot 1, Block 2, Vail; Lionshead, "Third Filing, accordingg to the Map thereof recorded in the office of the Eagle County, Colorado, Clerk and Recorder, described as follows: Beginning at a point on the Southerly right of way line of interstate l fifhway No. 70 whence the most Northerly corner of said Lot I bears N. 67 degrees 27' 11" E. 124.99 feet; thence along said right of way, 150.01 feet along the arc of a 3650.00 foot radios cunt to the left having a central angle of 02 degrees 21' 17" and a chord that bears S. 65 degrees I7'41" W. 150.00 feet, to the Northeasterly corner of Vail Spa Condominiums according to the map thereof recorded in the office of Eagle County, Colorado Clerk and Recorder; thence departing said ril:ht of way S. 1.3 degrees 02'46" E, 178.40 feet along the Easterly boundary of said Vail Spa Condominiums to the Northwesterly corner of Enzian at Mail Condominiums according to the Map thereof recorded in the office of the Eagle County Clerk and Recorder; thence following nine courses along the Northerly, Easterly and Southerly boundary of said Enzian at Vail Condomini(I ms; 1) N. 66 degrees 57'00" E. 93.10 feet; 2) S.23 degrees 03'00" E. 44.19 feet; 3) N. 66 degrees 57'00" E. 21.50 feet., 4) S. 23 degrees 03'00" E. 16.55 feet; 5) S,69 degrees 44'54" 1", 40.47 .feet; 6) 7.83 feet along the are of a 5.00 foot radius curve to the right having a central angle of 89 degrees 44'54" and a chord that bears S. 24 degrees 52'27" F. 7.06 feet. 7) S.20 degrees 00'00" W. 19.02 feet; 11121/2005 2:0:3:51 PM pk PK File No : 614-11005,79."36-1)D, Amendment No. 6 8) S. 57 degrees 56'00" W. 16.91 feet; 9) S. 66 degrees 57'00" W. 114.60 feet to said Masterly boundary of Vail Spa t"ondominiums: thence S. 23 degrees 02'46" E. 17.38 feet along said Easterly boundary to a point on the Northerly rigtlt of way line of West Liorlshead Circle; thence following two courses along, said right of way: 1) 20.97 feet along the are of a 289.00 foot radius curve to the right having a central angle of 04 degrees 09'27" and a chord that bears S. 89 degrees 15'51" E. 20.97 feet 2) 230.22 feet along the are of a 150.00 foot radius curve to the left having it central angle of 8 7 degrees 56'19" and a chord that bears N. 48 degrees 50'42" E. 20828 feet; thence departing.; said right of way N. 79 degrees 10'53" W. 80.94 feet; thence N. 23 degrees 02'46" W. 210.84 feet to the point of beginning, County of Eagle, State of Colorado. I Ii2U2(K)5 2a3.>1 PM pk M Lorin No. 1344-131 (CO-88) AI.,TA Plain Language Commitment SCHEDULE It - Section I Requirements The following requirements must be met: File No 614-1111485-,95-03t,•I)t1, Anrerrdmeni No. 6 a. Pay the agreed amounts for the interest in the land and/or for the mortgage to be insured, b. Pay us the premiums, fees and charges fix the policy. Obtain a certificate of taxes due from the county treasurer or the county treasurer's authorized agent. d. The following documents sat.isfiactoty to uS must be signed. delivered and recorded. I. Warranty Deed sufficient to convey the fee simple estate or interest in the land described or referred to herein, to the Proposed Insured, Schedule A, Item 2a. (As to Parcel A) 2. Deed of "`rust sufficient to encumber the fee simple estate or interest in the land described or referred to herein for the benefit of the Proposed Insured, Schedule A, Itern 2 b. (As to Parcels A and B) Articles of Organization tiled March 24, 1997 with the Colorado Secretary of State disclose Alejandro Diez Barroso to be the manager- of Lionshead hu3, LL,C, a Colorado limited liability company 3. Recordation of Statement of Authority for B. F. Holzfaster Revocable Living 't'rust, a trust, evidencing the existence of file entity and authority of the person authorized to execute and deliver instruments affecting title to real property on behalf of the entity, and containing the other information required byv CRS 39-30-172 and/or 38-30-108.5. 4. Recordation of Statement of Authority for VailGlo Lodge, a Colorado general partnership, evidencing the f,. existence of the entity and authority of the person authorized to execute and deliver instruments affecting title to real property tin behalf of the entity, and containing the other information required by CRS 39-30- 172 and/or 38-30-1 08,5. Release of the Deed of Trust from Craig; A. Holzfaster and Byron F. Holzfaster also known as B. E. Holzfaster, individually and as trustee of B. E. I lolz-fa ter Revocable Living 'Frust to the Public Trustee of Eagle County for the benefit of Wes-tStar Bank to secure an indebtedness in the principal sum of $825,000.00, and any other amounts and/or obligations secured thereby, dated June 18, 1999 and recorded on August 28, 2000 at Reception Number 737715. (As to Parcel A) 6. "ermination of Financing Statement from Craig; A. Holzfaster and VailC to Lodge, Debtor, to WestStar Batik., Secured Party, filed with the Colorado Secretary of State on May 17, 2001 at No. 2001 FO 11857, (As to Parcel A) Release of the Deed of Trust frorn Lionshead lnn, LLC, a Colorado lirruwd liability company to the Public Trustee of Eagle County for the benefit of The Laredo National Bank to secure an indebtedness in the principal sung of $3,500,000.00, art(] any other amounts and/or obligations secured therebv, dated December 15, 1997 and recorded on February 06, 1998 at Reception Number 646618. (As to Parcel 13) The following material, which may not necessarily be recorded, must be furnished to the Company to its s:,lisfaction to-\vit: 11121/2'00^ 2:03:51 I'M pk PK Fi1c No.: 613-110085795-036-DI). ,amendment No. 6 Form No. 1344411 (CO-88) AurA Plain Language Commitment SCH EDUILE R -Section 1 Requirements (Continued) e. Compliance with the provisions of Section 39-14-102, Colorado Revised Statutes, requiring completion. and filing of a Real Property Transfer Declaration. (As to Parcel A) Evidence satisfactory to the Company of Compliance with an ordinance enacting a real estate transfer tax within the Town of Vail together with all amendments thereto. tAs to Parcel A) NOTE: Exceptions numbered I through 5 will not appear on the Mortgagee's or OwneCs Policy° provided the attached Affidavit and Agreement is properly executed and returned to this office. 1112 U2005 2 03:51 PM pk PK Form No. 1344-B! (C0.84) ALTA Plain Language Commitment SCHEDULE B - Section I Requirements (Continued) File No 674-110085795-436-M). Amendment No. 6 NOTE: IF THE SALES PRICE OF THE SUBJECT" PROPERTY EXCEEDS $100,000.00 '"I'HE SELLER SHALL BE REQUIRED TO COMPLY WITTI THE DISCL..OSLJRL; OR WIT111-IOLDING PROVISIONS OF CKS. 39-22-604.5 (NONRESIDENT WITHHOLDING). 11121r2(H)5 2:03:51 I'M p1; PK Form No. 1344-B2 (CO-88) ALTA Plain Language Commitment SCI-IEDI.1I,E B Section 2 Exceptions Bale No 04-I141085795-036-DD, Amendment No. 6 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction: I . 'Faxes and Assessments not certified to the TreasurCr's Office. 1 Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by snaking inquiry of persons in possession thereof. Easements, or claims of easements, not shown by public records. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct survey and inspection of the land would disclose, and which are not shown by the public records. 5. Any lien, or right to a hen, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. Any and alI unpaid taxes, assessments and unrede reed tax sales. Note: Upon compliance with Schedule B-1 requirements herein, said exception will be amended to read: All taxes and assessments for the year 2005 and subsequent years, a lien, but not yet due or payable. 7. The right of proprietor ofa vein or lode to extract or remove his ore should the same be found to penetrate or intersect the premises thereby granted as reserved in United States patent recorded ran May 24, 1904 In Book Off at Page 503, and any and all assign(1)ents thereof or interest therein. NOTE: Affirmative protection against item number(s) 7, of Schedule B Section 2 will be afforded the Owner by means of I° ndorsenient 100.33. NOfE: Affirmative protection against item number(s) 7, of Schedule 13, Section 2 will be afforded the Lender by n)eansofEndorscment 1031. Right of way for ditches and canals constructed by the authority of the United States, as reserved in United States Patent recorded on 'May 24, 1904 in Book 48 at Page 503. NOTE: Affirmative protection against item number(s) 8, of Schedule 13, Section 2 will be afforded the Owner by rneans of Endorsement 100.33. N01 E: Affirmative protection against item number(s) 8, of Schedule B, Section 2 %vil) be afforded the I.:ender by means of Endorsement 103.1. 9. Covenants, conditions and restrictions, which do not include a forfeiture or reverter clause, set forth in the instrument recorded on October 15, 1971 in Book 221 at Page 991 and as amended by instrument recorded August 12. 1977 in Book 258 at Page 453. Provisions regarding race, color, creed. and national origin, if any, are deleted. • 1, 11!212005 2 03.51 PM pk PK F:ilc No. 614-110085735-036-DO, Amendment Nor.6 Form No. 1344-112 (CO-88) ALTA Plain Language Commitment SCHEDULE D - Section 2 Exceptions (Continued) 10. Easements, reservations, and restrictions as shown on the plat recorded October 15, 1971 in Book 221 at Page 992 including, but not limited to, a thirty foot utility easement along the northerly lot line of subject property. Items 7 through 10 affect both Parcels A and B. 1 I . An easement for ingress and guess and incidental purposes granted to Enzian Condominium as set forth on the Condominium Map recorded December 4, 1974 in Book 23 7 at Page 675 and the Declaration for Enzian at Vail Condominiums recorded December 4, 1974 in Book 237 at Pa<.:e 674. (As to Parcel B) 12. Terms, conditions. provisions, agrecntents and obligations contained in the Restrictive Covenants recorded on February 5. 1990 in Book 522 at Page 621. (As to Parcel 13) 1:3. Terms, conditions, provisions, agreements and obligations contained in the Cable Television Bulk Billing Agreement recorded on August 10, 1994 in Book 647 at Page 422. (As to Parcel A) 14. Terms, conditions, provisions, agreements and obligations contained in the Settlement and 1klutual Release Agreement recorded on March 3, 2004 at Reception Number 869684. (As to Parcel B) 15. Terms', conditions, provisions, agreements and obligations contained in the Easement and Joint Maintenance Agreement recorded on Marc11 3, 2004 at Reception Number 869685. (As to Parcel B) 16. Encroachment of rail wood fence onto West I,ionshead Circle right of way as shown on the Improvement Survey Plat prepared by John R, Curran dated November 7, 2005. (As to Parcel A) Colorado Form 100 will be attached to the Mortgagee's Po Iicy when issued. p~.CO&003o Conditional Use Permit Application for Review by the Planning and Environmental Commi TOWN Ova' Department of Community Development 75 South Frontage Road, Vail, Colorado 81657 tel: 970.479.2128 fax: 970.479.2452 web: www.vailgov.com MAY 2 o2008 IodOWN OF VAIL General Information: All projects requiring Planning and Environmental Commission review must receive approval prior to submitting a building permit application. Please refer to the submittal requirements for the particular approval that is requested. An application for Planning and Environmental Commission review cannot be accepted until all required information is received by the Community Development Department. The project may also need to be reviewed by the Town Council and/or the Design Review Board. Type of Application and Fee: ❑ Rezoning $1300 ® Conditional Use Permit $650 ❑ Major Subdivision $1500 ❑ Floodplain Modification $400 ❑ Minor Subdivision $650 ❑ Minor Exterior Alteration $650 ❑ Exemption Plat $650 ❑ Major Exterior Alteration $800 ❑ Minor Amendment to an SDD $1000 ❑ Development Plan $1500 ❑ New Special Development District $6000 ❑ Amendment to a Development Plan $250 ❑ Major Amendment to an SDD $6000 ❑ Zoning Code Amendment $1300 ❑ Major Amendment to an SDD $1250 ❑ Variance $500 (no exteriormodiFcations) ❑ Sign Variance $200 Description of the Request: Conditional Use Permit to allow for a reduction in the number of spaces within the private parking structure Location of the Proposal: Lot: 1 Block: 2 Subdivision: Vail Lionshead Filing 3 Physical Address: 705 W. Lionshead Circle Parcel No.: 210106304003 2101063o4002(Contact Eagle Co. Assessor at 970-328-8640 for parcel no.) Zoning: Lionshead Mixed Use - 1 Name(s) of Owner(s): Lionshead Inn LLC Mailing Address: 705 W. Lionshead Circle Vail, CO 81657 Phone: Owner(s) Signature(s): G.~`; 1, ".Av_ for Lionshead Inn LLC Name of Applicant: Mauriello Planning Group Mailing Address: P.O. Box 1127 Avon, CO 81620 Phone: 970-748-0920 E-mail Address: dominic@mpgvail.com Fax 970-748-0377 For Office Use Only: Fee Paid: C ec No.: By: Meeting Date: _k PEC No.: a Planner: 161 C' Project No.: 0 - O) Ot F:\cdev\FORMS\Permits\Planning\PEC\conditional_use10-18-2006.doc Page 1 of 5 1/4/06 TOWN OF VAIL, COLORADO Statement Statement Number: R080000774 Amount: $650.00 05/21/200803:29 PM Payment Method: Check Init: RLF Notation: 1426 mauriello planning group llc Permit No: PEC080030 Type: PEC - Conditional Use Parcel No: 2101-063-0400-3 Site Address: 705 W LIONSHEAD CR VAIL Location: LIONSHEAD INN Total Fees: $650.00 This Payment: $650.00 Total ALL Pmts: $650.00 Balance: $0.00 ACCOUNT ITEM LIST: Account Code Description Current Pmts PV 00100003112500 PEC APPLICATION FEES 650.00 of Vail Frontage Rd -081657 ? p Ia t`+4 SCHNELL, PAUL & MADELEINE D 225 CENTRAL PARK NEW YORK, NY 10024 TO SENDER NOT DELIVERADLE: AS ADDRESSED UNABLE -TO FORWARD 0c: 81857SO9699 *1479--070S3-20-09 New Construction Application for Design Review OVEA Department of Community Development T 75 South Frontage Road, Vail, Colorado 81657 tel: 970.479.2128 fax: 970.479.2452 web: www.vailgov.com General Information: All projects requiring design review must receive approval prior to submitting a building permit application. Please refer to the submittal requirements for the particular approval that is requested. An application for Design Review cannot be accepted until all required information is received by the Community Development Department. The project may also need to be reviewed by the Town Council and/or the Planning and Environmental Commission. Design review approval lapses unless a building permit is issued and construction commences within one year of the approval. Description of the Request: Minor amendments to the approved plan for Strata Vail (Lionshead Inn Properties) Location of the Proposal: Lot: 1 Block: 2 Subdivision: Vail Lionshead 3rd Physical Address: 705 West Lionshead Circle Parcel No.: 210106304003 210106304002(Contact Eagle Co. Assessor at 970-328-8640 for parcel no.) Zoning: LMU-1 Name(s) of Owner(s): Lionshead Inn LLC Mailing Address: 705 • W. Lionshead Circle Vail, 8 6 7 Phone: Owner(s) Signature(s): T~ / IG~ ~.A•N Name of Applicant: Mauriello Planning Group Mailing Address: PO Box 1127 Avon, CO 81620 Phone: 970-748-0920 E-mail Address: allison@mpgvail.com Fax: 970-748-0377 Type of Review and Fee: ❑ Signs $50 Plus $1.00 per square foot of total sign area. ❑ Conceptual Review No Fee ❑ New Construction $650 For construction of a new building or demo/rebuild. ❑ Addition $300 For an addition where square footage is added to any residential or commercial building (includes 250 additions & interior conversions). ❑ Minor Alteration $250 For minor changes to buildings and site improvements, such as, (multi-family/commercial) re-roofing, painting, window additions, landscaping, fences and retaining walls, etc. ❑ Minor Alteration $20 For minor changes to buildings and site improvements, such as, (single-family/duplex) re-roofing, painting, window additions, landscaping, fences and retaining walls, etc. ® Changes to Approved Plans $20 For revisions to plans already approved by Planning Staff or the Design Review Board. ❑ Separation Request No Fee For Office Use Only: Fee Paid: _ Check Pl&Vt we Ca rates, No.: By: d .u ,td,n r r, Q Meeting Date: G/~ ~ ' [ ~ DRB No.: J_J~_ w C)b V S Planner: 6 - Project No.: Pao D Q t ri TOWN OF VAIL, COLORADO Statement Statement Number: R080000681 Amount: $20.00 05/13/200806:37 PM Payment Method: Check Init: RLF Notation: 1422 MAURIELLO PLANNING GROUP LLC Permit No: DRB080151 Type: DRB-Chg to Appr Plans Parcel No: 2101-063-0400-3 Site Address: 705 W LIONSHEAD CR VAIL Location: LIONSHEAD INN Total Fees: $20.00 This Payment: $20.00 Total ALL Pmts: $20.00 Balance: $0.00 ACCOUNT ITEM LIST: Account Code Description Current Pmts DR 00100003112200 DESIGN REVIEW FEES 20.00